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MLP1997-00020 • • • EXHIBIT "NOTICE OF AMENDED DECISION" ko MAJOR LAND PARTITION [MLPI 91-0020 FISHER /PASSMORE MAJOR PARTITION CITY OF nGARO C ommunity Development Shaping sZ Better Community 120 DAYS = 8/14/98 SECTION I. APPLICATION SUMMARY CASE: FILE NAME: FISHER/PASSMORE MAJOR PARTITION Major Land Partition MLP 97 -0020 PROPOSAL: The applicant has requested to partition one (1) parcel of approximately .80 acres into three (3) parcels of 13,661, 7,500 and 7,500 square feet respectively. THE AMENDED DECISION WAS ISSUED TO REFLECT ADDITIONAL INFORMATION REGARDING AN EXISTING ACCESS EASEMENT THAT WAS NOT SHOWN WITHIN THE APPLICANT'S SUBMITTAL. CONSEQUENTLY, ADDITIONAL CONDITIONS OF APPROVAL WERE NECESSARY AND ARE INCLUDED IN THE AMENDED DECISION. APPLICANT: Thomas Fisher OWNER: Fred Passmore 4505 NE 24th 7501 SW 195th Portland, OR 97211 Aloha, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential; 1 -5 Dwelling Units Per Acre. ZONING DESIGNATION: Single- family residential; 4.5 units per acre; R -4.5. The R -4.5 zoning district permits the establishment of sites for single - family detached units for low density residential development. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.88, 18.108, 18.150, 18.162 and 18.164. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to Conditions of Approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 1 OF 14 . • • CONDITIONS OF APPROVAL PRIOR TO RECORDING THE FINAL 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 Street Opening Permit will be required for this project to cover the construction of the new public sanitary sewer line, the water taps and the construction of the new storm sewer manhole in SW McDonald Street. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. 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 on -site 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. A Fire Hydrant must be installed in the area of the access easement and SW McDonald street to provide fire protection. The nearest Fire Hydrant is located at SW 93rd or 97th (both are in excess of 400 feet from the proposed private drive). Fire Hydrant shall be installed by the developer /owner. The storm system should remain private since it is located in a private street. STAFF CONTACT: Mike Miller, Water Department. 5. The face of the final plat shall show a right -of -way dedication for SW McDonald Street to provide 30 feet from centerline. 6. 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 McDonald Street. 7. The final plat shall contain a note or restriction that explains that the private access easement shall be jointly maintained by the owners of Parcels 1, 2 and 3. 8. The applicant shall submit certification from a registered civil engineer that adequate sight distance is, or can be, achieved from the site driveways. Any improvements necessary to achieve adequate sight distance shall be completed by the applicant as a part of the partition improvements. NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 2 OF 14 . • • 9. The applicant shall improve the western driveway by widening it to have a throat width of at least 20 feet. The driveway shall be constructed to meet the most recent • City standard details for a residential driveway. 10. The final plat shall show ingress /egress easements for the benefit of the adjacent properties east and west to continue using the 2 shared access points onto SW McDonald Street. If the applicant can show that such easements already exist, then this condition could be satisfied by submitting copies of said easements to the Engineering Department. 11. The applicant shall install a new fire hydrant at the intersection of SW McDonald Street and the western driveway into this site (Tract A). Final design of the public hydrant and its location shall be approved by the Engineering Department and Public Works Department as a part of the Street Opening Permit plan review. 12. The applicant shall construct an 8 -inch public sanitary sewer line from the main line in SW McDonald Street. The new sewer line shall extend north in the access easement driveway far enough to adequately serve all 3 parcels. The sewer line shall be designed and constructed to meet USA standards. The existing home shall be connected to sewer if it is not already. 13. If the applicant chooses to construct an on -site water quality facility as shown on the preliminary plan, then final design calculations shall be submitted to the Engineering Department (Brian Rager) prior to approval of the final plat. NOTE: if the applicant finds that constructing this facility is impractical, they may qualify for the fee in -lieu in accordance with USA's Design and Construction Manual; if the applicant wishes to pursue the fee in -lieu, the design engineer should submit findings to the Engineering Department to support that provision. 14. The final plat shall indicate ownership and maintenance responsibility for the private water quality facility. 15. The applicant shall either place the existing overhead utility lines along SW McDonald 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, the amount will be $2,860.00 and it shall be paid prior to approval of the final plat. 16. The subject property is a part of Reimbursement District #1 which constructed Sanitary Sewer along the applicant's SW McDonald Street frontage. Prior to recording the plat, the applicant shall pay all required Reimbursement District fees. 17. Final Plat Application Submission Requirements: A. Submit for City review, 3 paper copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard; and NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 3 OF 14 • • C. Once the City and County have reviewed the plat, submit 2 mylar copies of the partition plat for City Engineer's signature. 18. Depending on the final location of the Lot Line between Parcels 1 and 2, the garage and shed structure will need to be remodeled to comply with the 5 foot rear yard setback. STAFF CONTACT: Mark Roberts, Planning Division. 19. The applicant shall provide an arborist report that addresses any necessary tree protection measures during project construction. This report shall also address any needed arboricultural treatment that may be needed for trees to be preserved. STAFF CONTACT: Mark Roberts, Planning Division. 20. The applicant shall plant street trees prior to final Certificate of Occupancy on each new residence. STAFF CONTACT: Mark Roberts, Planning Division. 21. The hammerhead turn- around shall be revised to comply with Uniform Fire Code standards. STAFF CONTACT: Mark Roberts, Planning Division. 22. The applicant shall widen the proposed private street to 25 feet of total width with a 20- foot -wide paved section for the entire 178 -foot length of the existing access easement from SW McDonald Street. Alternatively, the applicant and neighboring property owner can jointly agree to remove the existing 10- foot -wide access easement. STAFF CONTACT: Mark Roberts, Planning Division. PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 24. Prior to issuance of building permits, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one -year maintenance assurance for said improvements. 25. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 26. If an on -site water quality facility is not constructed by the applicant, prior to issuance of the building permits for Parcels 2 and 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 4 OF 14 • SECTION III. BACKGROUND INFORMATION Site History: The subject property is developed with a single - family residence that adjoins the site's SW McDonald Street frontage. The southerly two - thirds of the site has approximately a 10% slope generally in a southerly direction towards SW McDonald Street. Site Information and Proposal Description: The applicant proposes to partition a .80 acre site into 3 parcels. A parcel of approximately 13,661 square feet would contain the existing residence. Two other new parcels would be created. Each of these parcels would have a square footage of approximately 7,500 square feet. Both would be served by an access easement that is proposed to be located along the west side of the existing residence. The plans indicate that a private street "Tract A" area was to be provided, however, the 15 -foot corner yard setback applies to this tract area from the existing residence. During the appeal period of this decision a neighboring property owner raised issues concerning an existing, 10 foot wide, access easement aligned along the southwest corner of the subject property that was created to provide access to Tax Lot 2403. To address the impacts of this development on this access easement, the applicant has agreed to widen the private street area to a 25 foot width with a 20 foot paved width for the 178 foot length of the pre - existing access easement from SW McDonald Street. Alternatively, the applicant and neighboring property owner can jointly agree to remove the 10 foot wide access easement. A Condition of Approval to this effect has been included within this amended decision. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right -of -way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Alternatively, an applicant may specifically concur with the requirement for dedication of right -of -way to the public and waive the impact study analysis by dedicating the right -of -way and completion of a waiver statement. With the narrative accompanying this application, the applicant specifically concurred with the dedication of an additional 10 feet of ROW along the site's SW McDonald Street frontage. Assuming a square foot of street ROW is valued at $3, the total square footage to be dedicated as ROW is (103.21 lineal feet of frontage x 10 feet of ROW depth) 1,038 square feet. By multiplying 1,038 square feet x $3 the additional ROW has a total value of $3,096. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by 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 NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 5 OF 14 • S Street system. Presently, the TIF for each trip that is generated is $179. The total TIF for a single - family dwelling unit is $1,790. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $3,580 ($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 the project traffic impact on major streets is $10,740 ($5,370 x 2 dwelling units). By subtracting the traffic impact fee from the estimated total project impact, the unmitigated impact of this development is estimated to be $7,160. Because the right -of- way (ROW) on SW McDonald Street is valued at $3,096, the requirement for street ROW dedication is roughly proportional to the unmitigated impact of the development. 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 site development review 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. The applicant had thought that a Minor Land Partition application was acceptable for review of the proposed project. A street is created because more than 1 lot would be provided with access via a common access easement. Therefore, the project is required to be reviewed as a Major Land Partition. A Major Land Partition also requires compliance with the tree mitigation standards. The applicant provided a tree inventory but not an arborist report. A total of 13 trees were shown to exist on the property. Of those 13 trees, 10 trees are over 12 inches in diameter. Based on their location, it appears that only 1 tree over 12 inches in diameter will need to be removed. Another 8 inch tree will also likely be removed but due to its size is not subject to tree mitigation requirements. Assuming that all existing trees are healthy, no mitigation is required for the removal of 1 tree since this would be less than 25% removal. Prior to recording the Partition Plat the applicant shall provide an arborist report that addresses any necessary tree protection measures during construction. This report shall also address any arboricultural treatment that may be needed for trees to be preserved. Any such noted deferred tree maintenance or protection measures that should be undertaken shall be completed prior to the partition plat recording. Major Land Partition - Approval Standards: 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. AU 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). NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 6 OF 14 .. • • The proposed lot size and type of development conforms with the type of density range allowed by the Comprehensive Plan as required by Criteria 1. The applicable development standards that implement the Comprehensive Plan designation for this property are reviewed within this report. Each of the proposed parcels would meet the 7,500 square foot minimum required for a single - family detached residence after deduction of proposed public street right -of -way and the access easement area. The proposed parcels would also exceed the 50 -foot average width requirement for single - family residences as required by Section 18.50. The development, as proposed, does not exceed the maximum residential density allowed under Chapter 18.92 for a .80 acre parcel within the R -4.5 Zoning District. The site has a gross square footage of approximately 34,848 square feet. After subtraction of areas to be dedicated for public right -of -way purposes (1,038 square feet) and access easement purposes 7,064 square feet, the site has a net area of approximately 26,746 square feet. By dividing the net area by the 7,500 square foot minimum lot size, this site yields the opportunity to develop up to 3 dwelling units. The applicant has proposed to develop 3 dwelling units, in compliance with this standard. Because the site has more than 100 feet of frontage on SW McDonald Street, Section 18.100 requires the planting of street trees. Three existing mature trees along this frontage can, however, serve as street trees. Therefore, this standard is found to be met. The applicant has not proposed to construct new property improvements within the proposed clear vision areas next to driveways, in compliance with Section 18.102. Upon completion of the appeal period, the development will have complied with the statutory requirements of the City of Tigard for initial development review approval, as required by Criteria 2. Adequate public facilities are available or have been required to be provided to serve this site, as set forth in Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drain), as required by Criteria 3. These requirements are reviewed by the Engineering Department elsewhere within this report. The new parcels do not exceed a 2% to 1, width to depth ratio. The 50 -foot average width requirement is also met by these parcels. For these reasons, the proposed parcel configurations conform with size and dimensional requirements of the R -4.5 zoning district, as required by Criteria 4. As proposed, the improvements will comply with City and applicable agency standards in satisfaction with Criteria 5, as reviewed through the Building Permit Plan Check process. As proposed, 2 of the 3 parcels comply with the Basic Solar Access requirements because the north to south lot dimensions of these parcels would exceed 90 feet in length. It is recommended that the third proposed parcel be exempted from compliance with this standard based on the exemptions allowed under Section 18.88.040.(E) of the Solar Access standards. This is recommended due to the site's long narrow configuration, the location of an existing accessory structure on this property and impacts to project density if 1 parcel were lost due to this requirement. At the time of Building Permits, the future residences on the new parcels will be required to be reviewed for compliance with the Solar Balance Point standards. NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 7 OF 14 .. i S Section 18.162.050 contains the following special provisions for lots created through the Partition Process: 1. Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. 2. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. 3. Lot Frontage: Each lot created through the partition process shall front a public right -of -way by at least 15 feet or have a legally recorded minimum 15- foot -wide access easement. 4. Setbacks: Setbacks shall be as required by the applicable zoning district. 5. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. 6. Screening on Flag Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. 7. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. 8. Reciprocal Easements: Where a common drive is to be provided to serve more than one lot, a reciprocal easement that will ensure access and maintenance rights shall be recorded with the approved partition map. 9. Accessway: Any accessway shall comply with the standards set forth in Chapter 18.108, Access, Egress, and Circulation. 10. Floodplain: Where landfill and/or development is allowed within or adjacent to the one - hundred -year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian and or bicycle pathway with the floodplain in accordance with the adopted pedestrian and or bicycle pathway plan. Criterion's 1, 2, 3 and 4 can be satisfied. The parcels will meet or exceed the area requirement of 7,500 square feet required for properties zoned R -4.5. The newly created parcels would have a minimum of 88.8 feet of direct frontage on a public street or approximately 80 feet on the proposed access easement. The standards for setbacks and clear vision requirements will be reviewed for new structures prior to the issuance of building permits. THE NEIGHBORING PROPERTY OWNER RAISED CONCERNS WITH THE PROXIMITY OF THE NEW PRIVATE STREET TO THE SIDE OF THEIR EXISTING RESIDENCE. THE HOME WAS DEVELOPED AT APPROXIMATELY 12 FEET TO THE EASTERN PROPERTY LINE. THE CORNER SIDE YARD SETBACK STANDARD IS 15 FEET. BECAUSE THE LOCATION OF THE HOME IS A PRE - EXISTING CONDITION, THIS SETBACK IS BEYOND THE CONTROL OF THE APPLICANT. BASED ON THE NOTICE OP' AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 8 OF 14 • • " ALIGNMENT OF THE ACCESS EASEMENT SERVING TAX LOT 2403, COMPLYING WITH THE 15 -FOOT SET BACK STANDARD IS FURTHER COMPLICATED. FOR THESE . REASONS, THE 15 -FOOT CORNER SIDE YARD SETBACK IS NOT FOUND TO APPLY. DEPENDING ON THE FINAL LOCATION OF THE LOT LINE BETWEEN PARCELS 1 AND 2, THE GARAGE AND SHED STRUCTURE WILL NEED TO BE REMODELED TO COMPLY WITH THE 5 -FOOT REAR YARD SETBACK. WHERE THIS STRUCTURE ADJOINS THE PROPERTY TO THE EAST, THE NON - CONFORMING 2- FOOT /4 -INCH TO 2- FOOT /8 -INCH SETBACK IS NOT AFFECTED BY THIS PARTITION AND IS, THEREFORE, NOT REQUIRED TO BE REVISED TO COMPLY WITH THE 5 -FOOT SETBACK STANDARD. WITH THESE MODIFICATIONS, THIS PARTITION CAN COMPLY WITH THE SETBACK STANDARDS, IN SATISFACTION WITH CRITERIA 4. Criterion's 5 and 6 have been addressed. Lots 2 and 3, as proposed, do not meet the definition of a flag lot because each parcel will have direct frontage on an access easement. Because a shared access easement is proposed, a flag lot setback determination is not applicable to this request. Because none of the three parcels meet the definition of a flag lot a driveway screening plan is not applicable to this request as required in Criteria 6. Through the Building Permit Review, fire hydrants shall be consistent with Uniform Fire Code standards, thereby, satisfying Criteria 7. Criteria 8, requiring a reciprocal access and maintenance agreement, is applicable to this request and will be addressed on the Final Plat. Criteria 9 will be satisfied through the future construction of a minimum of a common access easement. Section 18.108 encourages the consolidation of access points on Major Collector streets such as SW McDonald Street. However, the circular driveway system in this area is shared between existing residences. For this reason, closure or partial closure of a driveway does not appear appropriate. DURING THE ORIGINAL APPEAL PERIOD OF THIS DECISION, A NEIGHBORING PROPERTY OWNER RAISED ISSUES CONCERNING AN EXISTING, 10- FOOT -WIDE, ACCESS EASEMENT ALIGNED ALONG THE SOUTHWEST CORNER OF THE SUBJECT PROPERTY THAT WAS CREATED TO PROVIDE ACCESS TO TAX LOT 02403. THE PROPOSED 15 -FOOT WIDTH WITH A 10 -FOOT PAVED SECTION COMPLIES WITH SECTION 18.108 WHERE UP TO 2 DWELLING UNITS OR LOTS ARE SERVED BUT BECAUSE OF THE EXISTING EASEMENT, THESE WIDTHS WOULD PRECLUDE ACCESS TO POTENTIAL RESIDENCE(S) ON THE TAX LOT 02403 AREA. FOR THIS REASON, THE APPLICANT SHALL WIDEN THE PROPOSED PRIVATE STREET TO 25 FEET OF TOTAL WIDTH WITH A 20 -FOOT WIDE PAVED SECTION FOR THE ENTIRE 178 -FOOT LENGTH OF THE EXISTING ACCESS EASEMENT FROM SW MCDONALD STREET. ALTERNATIVELY, THE APPLICANT AND NEIGHBORING PROPERTY OWNER CAN JOINTLY REMOVE THE EXISTING 10- FOOT -WIDE ACCESS EASEMENT. A CONDITION OF APPROVAL TO THIS EFFECT HAS BEEN INCLUDED WITHIN THIS AMENDED DECISION. Criteria 10 has been met because the property is not located within the 100 -year flood plain or in areas with slopes exceeding 25 %. Because the site does not adjoin the 100 -year flood plain, dedication of areas for pathway purposes is not applicable. NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 9 OF 14 .. • • • Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. Street stubs to adjoining properties are not considered to be cul- de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. The proposed plan shows how the adjacent properties are developed and the existing street system that supports those developments. Due to the location of residences in this area, extension of a street from SW McDonald Street to SW Edgewood Street would require extensive remodeling of the existing residence on the subject property and the site to the west. Aligning a street along the eastern half of the site would also require extensive remodeling of the existing residence on the property to the north of the subject property. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. An extension of a Local Street to provide a future connection from SW McDonald Street to SW Edgewood Street is precluded by the location of existing residences both on the subject property and adjoining properties. PUBLIC FACILITY CONCERNS: Section's 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) shall be satisfied. Development Code provisions related to Storm Water Quantity, Storm Water Quality, Existing Utility Line Undergrounding, Water Service, Grading, Erosion Control and Site Permits are also addressed below: STREETS: This site lies adjacent to SW McDonald Street which is classified as a major collector on the City's Transportation Plan Map. McDonald is improved in many segments within this area and appears to have a 60 -foot ROW. Major collector street ROW can vary from 60 feet to 80 feet in total width. The ROW adjacent to this site at present does not provide 30 feet from centerline, as would be necessary in order to have a 60 -foot overall ROW. Therefore, in order to help mitigate the additional traffic that will be generated from this development, the applicant has agreed to dedicate additional ROW to provide the 30 feet from centerline. This dedication should be shown on the face of the final plat. NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 10 OF 14 • • As was stated above, McDonald Street 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. There are two access points that serve this site, both of which are shared with the adjacent properties to the east and west. Staff visited the site to determine if access points should be consolidated. It appears that the existing access point configuration will provide the best access into this site while providing safe ingress and egress from SW McDonald Street. Staff is concerned, however, with the existing narrow width of the western driveway and the apparent lack of adequate sight distance east and west for vehicles pulling out of this site from either driveway. Staff recommends the applicant be required to widen the western driveway and install a City standard residential driveway apron; the driveway should have a minimum throat width of 20 feet. This width will allow safe ingress and egress based upon the traffic volumes and speed along McDonald Street. The applicant's engineer shall also provide to the Engineering Department a certification that adequate sight distance is either provided at both access points, or can be achieved with improvements constructed by the applicant as a part of this project. Any improvements required to improve the sight distance shall be completed prior to issuance of building permits for Parcels 2 or 3. Staff is not sure if the existing shared access points are covered by joint ingress and egress easements with the adjacent properties. If there are no existing easements that grant ingress /egress rights to the properties adjacent to the site, such easements should be provided on the final plat. WATER: This site can be served from the City's public water line in SW McDonald Street. The Public Works Department provided comments with regard to this project and indicate that a new fire hydrant must be installed at the intersection of the private access easement and SW McDonald Street in order to provide adequate fire protection for the new parcels. The nearest fire hydrant is located at SW 93rd Avenue and SW 97th Avenue, both of which are over 400 feet away from this site and would not be able to adequately protect the new homes on this site. Final design of the new hydrant shall be approved by the Engineering and Public Works Departments prior to construction. SANITARY SEWER: There is an existing 8 -inch public sanitary sewer line located in SW McDonald Street that can serve this site. The applicant is showing what appears to be a private sanitary sewer line that would be extended north within the western driveway to serve the three parcels. A private sewer can not serve more than one parcel, as per USA standards and the NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 11 OF 14 • • Uniform Plumbing Code. Each parcel must have a direct connection to a public sanitary • sewer line. In order to adequately serve each parcel, the applicant will need to extend an 8 -inch public sanitary sewer line within the western driveway and provide a lateral to each parcel. This public sewer line work shall be permitted and inspected by the Engineering Department. The subject property is a part of Reimbursement District #1 which constructed Sanitary Sewer along the applicant's SW McDonald Street frontage. Prior to recording the plat the applicant shall pay all required Reimbursement District fees. STORM DRAINAGE: The topography of this site falls to the south toward SW McDonald Street. The applicant's engineer submitted a downstream analysis indicating that the additional stormwater generated from this project can be directed into the storm system in McDonald Street without causing problems downstream. The applicant's plan indicates that they will install a private storm drainage line within the western driveway that will direct the storm water into the existing public storm drainage line in McDonald Street. 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. Prior to issuance of a construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant is proposing to construct an on -site biofiltration swale across the south end of Parcel 1. Preliminary sizing calculations were submitted with the application that indicate the area provided on the plan will adequately treat the additional hard surface on this site. If, during final design of this project, the applicant finds that constructing the on- site water quality facility will be difficult or impractical, they may qualify for payment of the fee in -lieu in accordance with USA standards. If the applicant would like to pursue that option, the design engineer should submit findings to the Engineering Department to support that provision. 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. NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 12 OF 14 . . • • EXISTING OVERHEAD UTILITY: There are existing overhead utility lines along SW McDonald 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. The frontage along this site is 104 lineal feet, therefore, the fee would be $ 2,860. 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. SECTION V. OTHER STAFF COMMENTS The Building Division reviewed this application and had the following comments: Drainage piping cannot be less than 1% slope. An engineered system is required. The existing home shall be connected to the public sanitary sewer if not already. Depth of storm laterals shall provide for perimeter storm drainage. Fire truck hammer head must be 20 feet wide and a minimum of 15 feet wide for each driveway per the Uniform Fire Code. Hammerhead turn - around shall be revised to comply with Uniform Fire Code standards. The Water Department reviewed this application and had the following comments: A Fire Hydrant must be installed at Tract A and SW McDonald Street to provide fire protection. The nearest Fire Hydrant is located at SW 93rd or 97th (both are in excess of 400 feet from the proposed private drive.) Fire Hydrant shall be installed by the developer /owner. The Water Department also had concern with the storm line. The storm system should remain private since it is located in a private street. Also, is the storm water swell public or private? We recommend that off -site mitigation be allowed so that the storm facility can be eliminated. The Maintenance Services Department reviewed this application and had the following comments: We recommend that the private driveway be designated as private. * Note: The applicant revised the proposal to not use a private street area to comply with corner side yard setback standard. No other staff comments or objections have been received. SECTION VI. AGENCY COMMENTS No agency comments or objections have been received. NOTICE OF' AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 13 OF 14 • s - 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: DATE OF FILING: JULY 13, 1998 THE DECISION SHALL BE FINAL ON WEDNESDAY JULY 29, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code that provides that a written appeal must be filed within ten (10) days after notice has been given and sent. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 29, 1998. Questions: If you have any questions, please call the City of Tigard Planning Division or Community Development Department of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 -4171. July 13, 1998 PREPARED BY: Mark Roberts DATE Associate Planner, AICP 412. July 13, 1998 APPROVED BY: Richard Reirversdorff DATE Planning Manager i:\cu rpin\marMmI p97 -20. amd NOTICE OF" AMENDED" DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 14 OF 14 Iss.r• . r a r e • r .521> <ti> . .c.23--% . ` q'. IZ I , ler R A ; _ � .. . • r>.'0 • 9 0A 0`s c c Z u ..' LOi ! 136A1.1 g. — p ' i lJn 2 T> .D '. �S' �� Ii ( a 7300.0 SF. Z l,J TRACT 't'.7 SF. - O n : DEDIUTtotl 1O7i+.0 g. s • TOTAL 34,74: g. • CO Zsl • .� • 'OA_ CI (> S FO R op . 0 1-1.4.- 9 A ACCESS EASEMENT AREA l) r-- Z Z _ __ ..� • t t .00> 1.1.1e• • --i i PROP 2-2 y �� ' ...J J ! .5. (13,661 Sq. Ft.) ; a a. ' f "� - Mum ' N • ► 4.L 1 RED INDEX in - ttB's : o. wain T 6 ( t I I Tim :. /�/ I ,y� r V Ce I DO• fn I � . . :. 2 � ? a \. > ) • 0 - ,.. • H' FM 3•• 711 t Bt7T�Mtt'ELT • ; Tt• In t 0 * i10 Maim I T r 0¢141113 scrums a. t M / II H• Fr .tF p II sr rn 1 < n ttr m• t , p , . u 11 1C" 1:13.1111:3011 . a7ttroos LL. • I C Ttw O w:.... ii i 1 , < 4 1 II( < .. j I • .... r_. -tes I — — — CASE NOES] & CASE NAMHSk MLP 97 --0020 SITE PLAN Fisher/Passmore EXHIBIT MAP N t ttt .. 0 Paron AMENDED DECISION ,• 1 0 � �_ e � CITY of TIGARD ..(144r■---. ' O[OORA ► M 10 INFORMATION OOOTOY -L . VICINITY MAP . ■RA ,� A iLj1 . � O 0 ii ,4 11111 ...... 40ele Wee 4IPeee gene owe lime owe 10 Lai MLP 970020 PIP ANN . / SOB . S UBJECT �� ill pl PARCEL 7 a Fisher/Passmore 1 * Part�t�on `- ' 1i CT `' AMENDED DECISIO IL r prope il I 1 1 NZEIV • A : S • E ■a ■■0 i > :• T /An -_____, N • Wail 0 100 200 i' 312 300 fsel 400 500 eet - 14 �� „ a ■ -�■ > SW G _ , S .City of Tigard �u. • ■-■� , '- - �., formtl Wep Is fa location aty r . ir O ■ ■■ In should be a ve on an MA IN m Ills Devslapmerd yenersl Servlas OMsbn. end t7f 13125 SW Hal Blvd ipsrd. 87227 ,•, 'N- r OR A hUp lgerd. d.0 97223 Commuplty Development Plot date: Apr 23, 1998; c: \maglc1maglc01.apr r ne1 L /" yam-- 0 v o(v I H /" 7 >�s'�o� � /fit/ - I I I pw / a F / .)ieN EXHIBIT B 2S 102CD -02100 2S 102CD -02200 WHITEMAN TEX R LEWAHNA GUERRANT ORVILLE D - 9530 SW EDGEWOOD PO BOX 230297 TIGARD, OR 97223 TIGARD, OR 97281 2S 102CD -02300 2S 102CD -02400 JOHNSON CLARENCE DEAN FISHER THOMAS L TRUSTEE 9440 SW EDGEWOOD ST PO BOX 11370 TIGARD, OR 97223 PORTLAND, OR 97211 2S102CD -02402 - 102CD -02403 KUHN FRED R MARLYS A KU ' : ED R M: ' • 9455 SW MCDONALD ST 9455 SW ' • • ALD ST TIGARD, OR 97223 - • • • D, OR 9722 2S102CD -02500 2S102DC -01900 FLETCHER PAUL M BETTY J STONE VIRGINIA 9555 SW MCDONALD RD PO BOX 37 TIGARD, OR 97223 SEAVIEW, WA 98644 2S102DC -02000 2S102DC -02001 BRADY TWYLA FAITH GETSINGER DAVID A 9360 SW EDGEWOOD 9400 SW EDGEWOOD ST TIGARD, OR 97223 TIGARD, OR 97223 2S102DC -02100 25102DC -02200 CROW GERALD W JR & CHAREE HENNINGSEN AGNER TRUSTEE 11552 SW LESSER RD 9295 SW MCDONALD PORTLAND, OR 97219 TIGARD, OR 97223 2S111AB -03200 2S111AB -03300 SCHWARZER GERTRUD E & PETER H FRENI THOMAS E AND 9330 SW MCDONALD 9430 SW MCDONALD ST TIGARD, OR 97224 TIGARD, OR 97224 1118A -0011• 2S111BA -00109 TIG • - OF PARKER THOMAS D/LINDA L 131 ' • • LL BLVD 14110 SW 97TH AVE ARD, OR • . PORTLAND, OR 97224 2S111BA -00111 2S111BA -00114 WASHINGTON COUNTY MYERS REED D & DEBRA R 111 SE WASHINGTON ST 14090 SW 97TH AVE HILLSBORO, OR 97123 TIGARD, OR 97224 2S1 11 BA -06600 MAWHIRTER ARLIE L AND IRENE FRED PASSMORE 9265 SW MCDONALD ST 7501 SW 195TH TIGARD, OR 97224 ALOHA, OR 97007 �` • • • -4 - AFFIDAVIT OF MAILING A- C m or MAID • Community (Development Shaping (Better Community .STITE OAF OR;Eg'O■ ) County of 'Washington ) ss City of ?zgard ) . I, (Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am an Adn istratwe Specialist II for the City of Tigard 'Washington County, Oregon and that I served the following: (0.09, gnre a .) 8. ❑ NOTICE OF DECISION FOR: `-Vk — V s — ig-5 ' /91/47M AieT/r /OV ji AMENDED NOTICE Fde N oj N Rrderene) J City of Tigard Planning Director ❑ NOTICE OF PUBLIC REARING FOR: 0 AMENDED NOTICE (Fie Nak ame Reference) (Dated public Hearne) O City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission O Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: L7 0 AMENDED NOTICE (Fie No./Jame Reference) (Dared pubic Hearing) O City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission O Tigard City Council ❑ NOTICE OF: FOR: I gym/Km d Nome) (Fie t bfr ame Reitrenee) (Due d Pubic +9 a aedcade) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISIOIUNOTICE OF RNAI ORDER/OTHER NOTICEoS) of which is attached, marked EOM "A", was ailed to = = /ed person(s) at the address(s) shown on the attached list(s), marked 3I I' 1 V on the ,-!L/ day •' J, 1998, and deposited in the United States Mail on the if day o i_, , 1998, postage prepaid. f1il�LGLQ,-1 ci(-di )id _/ (Person that P - ... t -• ,.. •� ) trik Subscribed and sworn/affirmed before me on the 3 day of 4)fiff), , 19Y Y � OFFICIAL SEAL /,� � 1.7.,„:s: • " !a» iUu %'L PAY COMMISSION EXPIRES SEPTEMBER 07. 1999 NOTARY PUBLIC OF • My Common Expires: 9/7797 • • EXHIBIT A NOTICE OF DECISION MAJOR LAND PARTITION IMLPI 97- 0020 `` l'I' CITY of TI©ARD FISHER /PASSMORE PARTITION c ommunity Deveropment . qty 120 DAYS = 8/14/98 SECTION I. APPLICATION SUMMARY CASE: FILE NAME: FISHER/PASSMORE PARTITION Major Land Partition MLP 97 -0020 PROPOSAL: The applicant has requested to partition one (1) parcel of approximately .80 acres into three (3) parcels of 13,661, 7,500 and 7,500 square feet respectively. APPLICANT: Thomas Fisher OWNER: Fred Passmore 4505 NE 24th 7501 SW 195th Portland, OR 97211 Aloha, OR 97007 COMPREHENSIVE PLAN DESIGNATION: Low Density Residential; 1 - 5 Dwelling Units Per Acre. ZONING DESIGNATION: Single- family residential; 4.5 units per acre; R -4.5. The R -4.5 zoning district permits the establishment of sites for single - family detached units for low density residential development. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.32, 18.50, 18.88, 18.108, 18.150, 18.162 and 18.164. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to Conditions of Approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 1 OF 13 • • CONDITIONS OF APPROVAL PRIOR TO RECORDING THE FINAL 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 Street Opening Permit will be required for this project to cover the construction of the new public sanitary sewer line, the water taps and the construction of the new storm sewer manhole in SW McDonald Street. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. 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 on -site 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. A Fire Hydrant must be installed in the area of the access easement and SW McDonald street to provide fire protection. The nearest Fire Hydrant is located at SW 93rd or 97th (both are in excess of 400 feet from the proposed private drive). Fire Hydrant shall be installed by the developer /owner. The storm system should remain private since it is located in a private street. STAFF CONTACT: Mike Miller, Water Department. 5. The face of the final plat shall show a right -of -way dedication for SW McDonald Street to provide 30 feet from centerline. 6. 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 McDonald Street. 7. The final plat shall contain a note or restriction that explains that the private access easement shall be jointly maintained by the owners of Parcels 1, 2 and 3. 8. The applicant shall submit certification from a registered civil engineer that adequate sight distance is, or can be, achieved from the site driveways. Any improvements necessary to achieve adequate sight distance shall be completed by the applicant as a part of the partition improvements. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 2 OF 13 • • • 9. The applicant shall improve the western driveway by widening it to have a throat width of at least 20 feet. The driveway shall be constructed to meet the most recent City standard details for a residential driveway. 10. The final plat shall show ingress /egress easements for the benefit of the adjacent properties east and west to continue using the 2 shared access points onto SW McDonald Street. If the applicant can show that such easements already exist, then this condition could be satisfied by submitting copies of said easements to the Engineering Department. 11. The applicant shall install a new fire hydrant at the intersection of SW McDonald Street and the western driveway into this site (Tract A). Final design of the public hydrant and its location shall be approved by the Engineering Department and Public Works Department as a part of the Street Opening Permit plan review. 12. The applicant shall construct an 8 -inch public sanitary sewer line from the main line in SW McDonald Street. The new sewer line shall extend north in the access easement driveway far enough to adequately serve all 3 parcels. The sewer line shall be designed and constructed to meet USA standards. The existing home shall be connected to sewer if it is not already. 13. If the applicant chooses to construct an on -site water quality facility as shown on the preliminary plan, then final design calculations shall be submitted to the Engineering Department (Brian Rager) prior to approval of the final plat. NOTE: if the applicant finds that constructing this facility is impractical, they may qualify for the fee in -lieu in accordance with USA's Design and Construction Manual; if the applicant wishes to pursue the fee in -lieu, the design engineer should submit findings to the Engineering Department to support that provision. 14. The final plat shall indicate ownership and maintenance responsibility for the private water quality facility. 15. The applicant shall either place the existing overhead utility lines along SW McDonald 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, the amount will be $2,860.00 and it shall be paid prior to approval of the final plat. 16. Final Plat Application Submission Requirements: • A. Submit for City review, 3 paper copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard; and C. Once the City and County have reviewed the plat, submit 2 mylar copies of the partition plat for City Engineer's signature. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 3 OF 13 • • 17. The applicant shall provide an arborist report that addresses any necessary tree protection measures during project construction. This report shall also address any needed arboricultural treatment that may be needed for trees to be preserved. STAFF CONTACT: Mark Roberts, Planning Division. 18. The applicant shall plant street trees prior to final Certificate of Occupancy on each new residence. STAFF CONTACT: Mark Roberts, Planning Division. 19. The hammerhead turn - around shall be revised to comply with Uniform Fire Code standards. STAFF CONTACT: Mark Roberts, Planning Division. PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 20. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. • 21. Prior to issuance of building permits, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one -year maintenance assurance for said improvements. 22. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 23. If an on -site water quality facility is not constructed by the applicant, prior to issuance of the building permits for Parcels 2 and 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: The subject property is developed with a single - family residence that adjoins the site's SW McDonald Street frontage. The southerly two - thirds of the site has approximately a 19% slope generally in a southerly direction towards SW McDonald Street. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 4 OF 13 • • Site Information and Proposal Description: The applicant proposes to partition a .80 acre site into 3 parcels. A parcel of approximately 13,661 square feet would contain the existing residence. Two other new parcels would be created. Each of these parcels would have a square footage of • approximately 7,500 square feet. Both would be served by an access easement that is proposed to be located along the west side of the existing residence. The plans indicate that a private street "Tract A" area was to be provided, however, the 15 -foot corner yard setback applies to this tract area from the existing residence. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: Impact Study: Section 18.32.050 states the applicant shall either specifically concur with a requirement for public right -of -way dedication, or provide evidence that supports that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Alternatively, an applicant may specifically concur with the requirement for dedication of right -of -way to the public and waive the impact study analysis by dedicating the right -of -way and completion of a waiver statement. With the narrative accompanying this application, the applicant. specifically concurred with the dedication of an additional 10 feet of ROW along the site's SW McDonald Street frontage. Assuming a square foot of street ROW is valued at $3, the total square footage to be dedicated as ROW is (103.21 lineal feet of frontage x 10 feet of ROW depth) 1,038 square feet. By multiplying 1,038 square feet x $3 the additional ROW has a total value of $3,096. Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by 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. The total TIF for a single - family dwelling unit is $1,790. Upon completion of this development, the future builders of the residences will be required to pay TIF's of approximately $3,580 ($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 thatwould cover 100% of the project traffic impact on major streets is $10,740 ($5,370 x 2 dwelling units). By subtracting the traffic impact fee from the estimated total project impact, the unmitigated impact of this development is estimated to be $7,160. Because the right -of- way (ROW) on SW McDonald Street is valued at $3,096, the requirement for street ROW dedication is roughly proportional to the unmitigated impact of the development. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 5 OF 13 • 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 site development review 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. The applicant had thought that a Minor Land Partition application was acceptable for review of the proposed project. A street is created because more than 1 lot would be provided with access via a common access easement. Therefore, the project is required to be reviewed as a Major Land Partition. A Major Land Partition also requires compliance with the tree mitigation standards. The applicant provided a tree inventory but not an arborist report. A total of 13 trees were shown to exist on the property. Of those 13 trees, 10 trees are over 12 inches in diameter. Based on their location, it appears that only 1 tree over 12 inches in diameter will need to be removed. Assuming that all existing trees are healthy, no mitigation is required for the removal of 1 tree since this would be less than 25% removal. Prior to recording the Partition Plat the applicant shall provide an arborist report that addresses any necessary tree protection measures during construction. This report shall also address any arboricultural treatment that may be needed for trees to be preserved. Any such noted deferred tree maintenance or protection measures that should be undertaken shall be completed prior to the partition plat recording. Major Land Partition - Approval Standards: 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 proposed lot size and type of development conforms with the type of density range allowed by the Comprehensive Plan as required by Criteria 1. The applicable development standards that implement the Comprehensive Plan designation for this property are reviewed within this report. Each of the proposed parcels would meet the 7,500 square foot minimum required for a single - family detached residence after deduction of proposed public street right -of -way and the access easement area. The proposed parcels would also exceed the 50 -foot average width requirement for single - family residences as required by Section 18.50. The development, as proposed, does not exceed the maximum residential density allowed under Chapter 18.92 for a .80 acre parcel within the R-4.5 Zoning District. The site has a gross square footage of approximately 34,848 square feet. After subtraction of areas to be dedicated for public right -of -way purposes (1,038 square feet) and access easement NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 6 OF 13 • • purposes 5,284 square feet, the site has a net area of approximately 28,526 square feet. By dividing the net area by the 7,500 square foot minimum lot size, this site yields the opportunity to develop up to 3 dwelling units. The applicant has proposed to develop 3 • dwelling units, in compliance with this standard. Because the site has more than 100 feet of frontage on SW McDonald Street, Section 18.100 requires the planting of street trees. Three existing mature trees along this frontage can, however, serve as street trees. Therefore, this standard is found to be met. The applicant has not proposed to construct new property improvements within the proposed clear vision areas next to driveways, in compliance with Section 18.102. Upon completion of the appeal period, the development will have complied with the statutory requirements of the City of Tigard for initial development review approval, as required by Criteria 2. Adequate public facilities are available or have been required to be provided to serve this site, as set forth in Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drain), as required by Criteria 3. These requirements are reviewed by the Engineering Department elsewhere within this report. The new parcels do not exceed a 2'h to 1, width to depth ratio. The 50 -foot average width requirement is also met by these parcels. For these reasons, the proposed parcel configurations conform with size and dimensional requirements of the R -4.5 zoning district, as required by Criteria 4. As proposed, the improvements will comply with City and applicable agency standards in satisfaction with Criteria 5, as reviewed through the Building Permit Plan Check process. As proposed, 2 of the 3 parcels comply with the Basic Solar Access requirements because the north to south lot dimensions of these parcels would exceed 90 feet in length. It is recommended that the third proposed parcel be exempted from compliance with this standard based on the exemptions allowed under Section 18.88.040.(E) of the Solar Access standards. This is recommended due to the site's long narrow configuration, the location of an existing accessory structure on this property and impacts to project density if 1 parcel were lost due to this requirement. At the time of Building Permits, the future residences on the new parcels will be required to be reviewed for compliance with the Solar Balance Point standards. 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. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 7 OF 13 • • 5. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. • 6. Screening on Flag Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. 7. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. 8. Reciprocal Easements: Where a common drive is to be provided to serve more than one lot, a reciprocal easement that will ensure access and maintenance rights shall be recorded with the approved partition map. 9. Accessway: Any accessway shall comply with the standards set forth in Chapter 18.108, Access, Egress, and Circulation. 10. Floodplain: Where landfill and/or development is allowed within or adjacent to the one - hundred -year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian and or bicycle pathway with the floodplain in accordance with the adopted pedestrian and or bicycle pathway plan. Criterion's 1, 2, 3 and 4 are satisfied. The parcels will meet or exceed the area requirement of 7,500 square feet required for properties zoned R -4.5. The newly created parcels would have a minimum of 88.8 feet of direct frontage on a public street or approximately 80 feet on the proposed access easement. The standards for setbacks and clear vision requirements will be reviewed for new structures prior to the issuance of building permits, in satisfaction with Criteria 4. Criterion's 5 and 6 have been addressed. Lots 2 and 3, as proposed, do not meet the definition of a flag lot because each parcel will have direct frontage on an access easement. Because a shared access easement is proposed, a flag lot setback determination is not applicable to this request. Because none of the three parcels meet the definition of a flag lot a driveway screening plan is not applicable to this request as required in Criteria 6. Through the Building Permit Review, fire hydrants shall be consistent with Uniform Fire Code standards, thereby, satisfying Criteria 7. Criteria 8, requiring a reciprocal access and maintenance agreement, is applicable to this request and will be addressed on the Final Plat. Criteria 9 will be satisfied through the future construction of a minimum of a common access easement. Section 18.108 encourages the consolidation of access points on Major Collector streets such as SW McDonald Street. However, the circular driveway system in this area is shared between existing residences. For this reason, closure or partial closure of a driveway does not appear appropriate. To comply with Section 18.108, the applicant has proposed 15 feet of total width with 10- foot -wide paved driveways to each new building site. Criteria 10 has been met because the property is not located within the 100 -year flood NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 8 OF 13 • • plain or in areas with slopes exceeding 25 %. Because the site does not adjoin the 100 -year flood plain, dedication of areas for pathway purposes is not applicable. Future Street Plan and Extension of Streets: Section 18.164.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. Street stubs to adjoining properties are not considered to be cul -de -sac since they are intended to continue as through streets at such time as the adjoining property is developed. The proposed plan shows how the adjacent properties are developed and the existing street system that supports those developments. Due to the location of residences in this area, extension of a street from SW McDonald Street to SW Edgewood Street would require extensive remodeling of the existing residence on the subject property and the site to the west. Aligning a street along the eastern half of the site would also require extensive remodeling of the existing residence on the property to the north of the subject property. Street Alignment and Connections: Section 18.164.030(G) requires all local streets that abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. An extension of a Local Street to provide a future connection from SW McDonald Street to SW Edgewood Street is precluded by the location of existing residences both on the subject property and adjoining properties. PUBLIC FACILITY CONCERNS: Section's 18.164.030(E)(1)(a) (Streets), 18.164.090 (Sanitary Sewer), 18.164.100 (Storm Drains) shall be satisfied. Development Code provisions related to Storm Water Quantity, Storm Water Quality, Existing Utility Line Undergrounding, Water Service, Grading, Erosion Control and Site Permits are also addressed below: STREETS: This site lies adjacent to SW McDonald Street which is classified as a major collector on the City's Transportation Plan Map. McDonald is improved in many segments within this area and appears to have a 60 -foot ROW. Major collector street ROW can vary from 60 feet to 80 feet in total width. The ROW adjacent to this site at present does not provide 30 feet from centerline, as would be necessary in order to have a 60 -foot overall ROW. Therefore, in order to help mitigate the additional traffic that will be generated from this development, the applicant has agreed to dedicate additional ROW to provide the 30 feet from centerline. This dedication should be shown on the face of the final plat. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 9 OF 13 • • As was stated above, McDonald Street 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. There are two access points that serve this site, both of which are shared with the adjacent properties to the east and west. Staff visited the site to determine if access points should be consolidated. It appears that the existing access point configuration will provide the best access into this . site while providing safe ingress and egress from SW McDonald Street. Staff is concerned, however, with the existing narrow width of the western driveway and the apparent lack of adequate sight distance east and west for vehicles pulling out of this site from either driveway. Staff recommends the applicant be required to widen the western driveway and install a City standard residential driveway apron; the driveway should have a minimum throat width of 20 feet. This width will allow safe ingress and egress based upon the traffic volumes and speed along McDonald Street. The applicant's engineer shall also provide to the Engineering Department a certification that adequate sight distance is either provided at both access points, or can be achieved with improvements constructed by the applicant as a part of this project. Any improvements required to improve the sight distance shall be completed prior to issuance of building permits for Parcels 2 or 3. Staff is not sure if the existing shared access points are covered by joint ingress and egress easements with the adjacent properties. If there are no existing easements that grant ingress /egress rights to the properties adjacent to the site, such easements should be provided on the final plat. WATER: This site can be served from the City's public water line in SW McDonald Street. The Public Works Department provided comments with regard to this project and indicate that a new fire hydrant must be installed at the intersection of the private access easement and SW McDonald Street in order to provide adequate fire protection for the new parcels. The nearest fire hydrant is located at SW 93rd Avenue and SW 97th Avenue, both of which are over 400 feet away from this site and would not be able to adequately protect the new homes on this site. Final design of the new hydrant shall be approved by the Engineering and Public Works Departments prior to construction. SANITARY SEWER: There is an existing 8 -inch public sanitary sewer line located in SW McDonald Street that can serve this site. The applicant is showing what appears to be a private sanitary sewer line that would be extended north within the western driveway to serve the three parcels. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 10 OF 13 • • A private sewer can not serve more than one parcel, as per USA standards and the Uniform Plumbing Code. Each parcel must have a direct connection to a public sanitary sewer line. In order to adequately serve each parcel, the applicant will need to extend an 8 -inch public sanitary sewer line within the western driveway and provide a lateral to each parcel. This public sewer line work shall be permitted and inspected by the Engineering Department. STORM DRAINAGE: The topography of this site falls to the south toward SW McDonald Street. The applicant's engineer submitted a downstream analysis indicating that the additional stormwater generated from this project can be directed into the storm system in McDonald Street without causing problems downstream. The applicant's plan indicates that they will install a private storm drainage line within the western driveway that will direct the storm water into the existing public storm drainage line in McDonald Street. 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. Prior to issuance of a construction, the applicant shall submit plans and calculations for a water quality facility that - will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant is proposing to construct an on -site biofiltration swale across the south end of Parcel 1. Preliminary sizing calculations were submitted with the application that indicate the area provided on the plan will adequately treat the additional hard surface on this site. If, during final design of this project, the applicant finds that constructing the on- site water quality facility will be difficult or impractical, they may qualify for payment of the fee in -lieu in accordance with USA standards. If the applicant would like to pursue that option, the design engineer should submit findings to the Engineering Department to support that provision. 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. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 11 OF 13 • • EXISTING OVERHEAD UTILITY: There are existing overhead utility lines along SW McDonald 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. The frontage along this site is 104 lineal feet; therefore the fee would be $ 2,860.00. 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. SECTION V. OTHER STAFF COMMENTS The Building Division reviewed this application and had the following comments: Drainage piping cannot be less than 1% slope. An engineered system is required. The existing home shall be connected to the public sanitary sewer if not already. Depth of storm laterals shall provide for perimeter storm drainage. Fire truck hammer head must be 20 feet wide and a minimum of 15 feet wide for each driveway per the Uniform Fire Code. Hammerhead turn - around shall be revised to comply with Uniform Fire Code standards. The Water Department reviewed this application and had the following comments: A Fire Hydrant must be installed at Tract A and SW McDonald Street to provide fire protection. The nearest Fire Hydrant is located at SW 93rd .or 97th (both are in excess of 400 feet from the proposed private drive.) Fire Hydrant shall be installed by the developer /owner. The Water Department also had concern with the storm line. The storm system should remain private since it is located in a private street. Also, is the storm water swell public or private? We recommend that off -site mitigation be allowed so that the storm facility can be eliminated. The Maintenance Services Department reviewed this application and had the following comments: We recommend that the private driveway be designated as private. * Note: The applicant revised the proposal to not use a private street area to comply with corner side yard setback standard. No other staff comments or objections have been received. SECTION VI. AGENCY COMMENTS No agency comments or objections have been received. NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 12 OF 13 • • • 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: DATE OF FILING: JUNE 25, 1998 THE DECISION SHALL BE FINAL ON WEDNESDAY JULY 15, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Sections 18.32.290(A) and Section 18.32.340 of the Community Development Code that provides that a written appeal must be filed within ten (10) days after notice has been given and sent. The deadline for filing an appeal is specified below. The appeal fee schedule and appeal form are available from the Community Development Department or Planning Division at Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON JULY 15, 1998. Questions: If you have any questions, please call the City of Tigard Planning Division or Community Development Department of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639 -4171. 17/4 Oeut June 25, 1998 PREPARED BY: Mark Roberts DATE Associate Planner, AICP June 25, 1998 APPROVED BY: Richard e LP sdorff DATE Planning Manager I:ICURPLMMARK_RWILP97- 20.DEC NOTICE OF DECISION MLP 97- 0020 - FISHER/PASSMORE PARTITION PAGE 13 OF 13 . . • 0 , • DR 103.2/ • ... t .411' 1,12,?• <Is, ....1 \ ...... lIZ' ai , 1 .., ........... A, - I :7_ ,. , -, 3.4' • , ••••--• • '70 ' • 4 * 0 0 • `L.,.,..'" tol 1 13661.4 SF. - ' UN 2 7500.0 SF. z „ 1 4 • , i i . LOT 3 7300.0 S. e c 6 9 e TRACT •A' =114.1 V. 0 DEDICATION 1038.0 SF. - ‘ 12' TOIL,. 31984 .2 SF. 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MCDONALD STREET . 1 ... tiaik....._.___._.... _..... .. ... ..____i___ i —.. —12 . 0. • :- . -.. .- ,-" - CASE NOES] a CLSE NIIMEISI: p -.... SITE PLAN 'F MLP 97-0020 .... 0••■ awl■ IMO Ow" 411•11. OM OM% IMO • EXHIBIT MAP N . Fisher/Passmore Partition • -.. ,'- VI ill" WNW 41,0111111 . =, CITY of TIGARD w . ♦ ■ -= OEOORAPNIC INFORMATION sVSTBM L* �� s r water( MAP id, , s # IW I . "ERA 111111 WM OM. OM. IMO Owe ONO OM OM amp illia MLP 97-0020 um I_________ ♦ . 1 111 SUBJECT PARCEL Fisher/Passmore - t * b i■ 111 '"' Partition i t EW CT ` Ill ti � ` � Ili �r � II It go ■ I , '� NZEN :•SE v 111:1PE211(4 :. T N haw, 0 100 200 300 400 500 Foot 1'= 342 foot IIIIIIIe ui ' 114-ir.":1.1 ' ■!� -„�• SW GR S City of Tigard Information on this map Is for gonorol location only and ■ . - _- . should be ve riflod wtlh the Developmont Servlcos DlvlsIon, . 'Milli 13125 SW Hall Blvd Tigard, OR 97223 (503) 839-0171 t��s_s_sss■ - httpJ/www.cl.tlgard.or. us " Community Development Plot date: Apr 23, 1998; c: \magic \magic0l.apr f I f— Oe 6 P 7 Jam /EK /P/051 69" ?7ITIoi'J / e 2S102CD -02100 2S102CD -02200 WHITEMAN TEX R LEWAHNA GUERRANT ORVILLE D 9530 SW EDGEWOOD PO BOX 230297 ;TIGARD, OR 97223 TIGARD, OR 97281 2S102CD -02300 2S102CD -02400 JOHNSON CLARENCE DEAN FISHER THOMAS L TRUSTEE 9440 SW EDGEWOOD ST PO BOX 11370 TIGARD, OR 97223 PORTLAND, OR 97211 2S102CD -02402 • 102CD -02403 KUHN FRED R MARLYS A KU ' :ED R M: ' - • 9455 SW MCDONALD ST 9455 SW ∎ , ' : ' ALD ST TIGARD, OR 97223 . • ' D, OR 9722 2S102CD -02500 2S102DC -01900 FLETCHER PAUL M BETTY J STONE VIRGINIA 9555 SW MCDONALD RD PO BOX 37 TIGARD, OR 97223 SEAVIEW, WA 98644 2S102DC -02000 2S102DC -02001 BRADY TWYLA FAITH GETSINGER DAVID A 9360 SW EDGEWOOD 9400 SW EDGEWOOD ST TIGARD, OR 97223 TIGARD, OR 97223 2S1020C -02100 2S102DC -02200 CROW GERALD W JR & CHAREE HENNINGSEN AGNER TRUSTEE 11552 SW LESSER RD 9295 SW MCDONALD PORTLAND, OR 97219 TIGARD, OR 97223 2S111AB -03200 2S111AB -03300 SCHWARZER GERTRUD E & PETER H FRENI THOMAS E AND 9330 SW MCDONALD 9430 SW MCDONALD ST TIGARD, OR 97224 TIGARD, OR 97224 111BA -0011. 2S111BA -00109 TIG • ' I OF PARKER THOMAS D /LINDA L 131 + - • LL BLVD 14110 SW 97TH AVE ARD, OR • - • PORTLAND, OR 97224 2S111BA -00111 2S111BA -00114 WASHINGTON COUNTY MYERS REED D & DEBRA R 111 SE WASHINGTON ST 14090 SW 97TH AVE HILLSBORO, OR 97123 TIGARD, OR 97224 2S111BA -06600 MAWHIRTER ARLIE L AND IRENE FRED PASSMORE 9265 SW MCDONALD ST 7501 SW 195TH TIGARD, OR 97224 ALOHA, OR 97007 • • ,,, AFFIDAVIT OF MAILING CITY O FTI O ARD Community Development Shaping Better Community STATE OF oR,Eg W ) • . County of 'Washington ) ss. - City of Tigard ) • I, Patricia L. Lansford being first duly sworn/affirm, on oath depose and say that I am an Administrative Speciafut II for the City of Tigard Washington County, Oregon and that I served the following: (Q Bags) Bdo.d NOTICE OF DECISION FOR: -� lOi9s/I d / -775,2 A! ❑ AMENDED NOTICE (F•de No.Mame Rafe) W City of Tigard Planning Director ❑ NOTICE OF PUBUC NEARING FOR: ❑ AMENDED NOTICE (File No./Name Reference) (Date Public Hearing) O City of Tigard Planning Director ❑ Tigard Hearings Officer O Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: ❑ AMENDED NOTICE (File No./Name Reference) (Date Public Hearing) O City of Tigard Planning Director O Tigard Hearings Officer O Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: FOR: tZ7 I (ype/Kind d Notice) (File No/Name Reference) (Dane d Public Hearing, d apps case) A copy of the PUBUC HEARING NOTICE/NOTICE OF 1 ECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked Eiduba "A ", wa -'led t• eapf nam= ■ person(s) at the address(s) shown on the attached list(s), marked EJdI(IR o the 1 l • =, of _ 1998, and deposited in the United States Mail on the ,� day of L _ _ / 1' ' 8, postage prepaid. !�% - /IV A•i d,/ (Person th - • repared • • • -- i . )-- Subscribed and swom/affirmed before me on the day of " l4rn�l,(.G� , 19y . � - ,f� � OFFICIAL SEAL - ,r / • , =�- JELDERKS , / /, �., : ,. DI ANEM Uantje y � • r,4'� . NOTARY PUBLIC•OREGO � ,: N , � COMMISSION NO. 0461 a2 NOTARY PUBUC 0F0 lif N MY COMMISSION EXPIRES SEPTEMBER 07, 1999 My Commission Expires: • I J CITY OF TIGARD Community Development Shaping .91. Better Community LAND: USE PROPOSAL DESCRIPTION wt� 120 DAYS = 8/14/98 FILE NO(S): D PARTITION [MLP 0020 - FILE TITLE: FISHER /PASSMORE PARTITION OWNER(S): Thomas Fisher APPLICANT: Fred Passmore PO Box 11370 7501 SW 195th Portland, OR 97211 Aloha, OR 97007 REQUEST: A request for •t Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The subject site is located east of SW O'Mara Street and on the north side of SW McDonald Street. • ZONE: R -4.5; Residential, 4.5 units per acre. 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. CIT: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: THURSDAY MAY7, 1998 K STAFF DECISION DATE OF DECISION: HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM CITY COUNCIL DATE OF HEARING: TIME: 1:30 PM COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION . VICINITY MAP K LANDSCAPE PLAN NARRATIVE K SITE PLAN K TREE PLAN K ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY ARBORIST REPORT K OTHER STAFF CONTACT: Mark Roberts, Associate Planner (503) 639 -4171 Ext. 317 PROPOSAUREOUEST FOR COMMENTS . ill • Alik :::-.LAND PARTITION APPLICATION - . �►, �; 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 FAX: (503) 684 -7297 : mil' •Il CITY OF T1OARD GENERAL INFORMATION • PRE -APP. HELD WITH: Jug J A. H A , J f11 ILi DATE OF PRE -APP.: J E JJ Property Address/Location(s): 9425 MC DONALD FOR STAFF USE ONLY ' Tax Map & Tax Lot #(s): T S; R1 W; SECT. 2 CD TL 2400 . • ' �J ' Site Size: 33, 977 SQUARE FEET ( . 78 AC. ) Case No.(s): Other Case No.(s): "— — ':; Property Owner/Deed Holder(s)': THOMAS FISHER ` ' Recei t No.:: . :. < `��`��::. ::�. • Address: P.O. BOX 11370 .... .: :......,,, : • ':�. � '.: � . Phone: Application Accepted By . ; '1 " -i {-) City: PORTLAND, OR Zp: 97211 Date: 11 -' 7 - 'T ` FRED PASSMORE PAMELA EMMONS »° 7501 S.W. 195TH 42 NE FREM NT PDX 97213 Date Determin o Be plete : < :::; : : :: 'r:: w . : .2.i "�h City: ALOHA, OR 97007 Zip: .. 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. - Rev. 8/26+96 tcurvt+vras sloe PROPOSAL SUMMARY The owners of record of the subject property request permission to allow a Land Partition to: — — — — divide 33,977 SF THREE PARCELS REQUIRED SUBMITTAL ELEMENTS into (total area) (# of parcels) containing and / / Application Elements Submitted: (sq. ft or acres) (sq. ft or acres) ' p , Application Form LOT #1 17s 13,66,/ • km Owner's Signature/Written Author Lor (provide any additional information here) Title Transfer Instrument or Deed LOT #2 7 S F 175 : Q Site/Plot Plan / (# of copies based on pre-app check list) LOT #3 S F ri Soc, ,� Site/Plot Plan (reduced 81/2"x 11") 7- Evi5ED u /I y / Applicant's Statement ' (it of copies based on pre -app check list) _ - Filing Fee $780.00 1 I . . . . . _ List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: 1 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 APPUCANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject =DM. • • if the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to ail the conditions and limitations of the approval • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this /� 7 day of l /�G�� 19 `1 /111/A/S Owner's Signature • Owner's Signature Owner's Signature Owner's Signature 2 • CITY OF TIGARD OREGON April 16, 1998 Fred Passmore 7501 SW 195th Avenue Aloha, OR 97007 Re: Notice of Complete Application Dear Mr. Passmore: This letter is to inform you that your application for Minor Land Partition Review (MLP 97 -0020) 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 is \curpin \will\m1p97- 20.1t2 c: MLP 97 -0020 land use file Pamela Emmons, W.B. Wells and Associates, Inc. 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 1 purvey • engineers • 414 planners RECEIVED APR 0 S 1998 7 April, 1998 (�q;9��U`�1Tlf DEVELOPl1ENl� W.B. Wells and William D'Andrea, Associate Planner associates City of Tigard Planning inc. 13125 S.W Hall Blvd. Tigard, OR 97223 4230 N.E. Fremont St Portland, OR 97213 - Phone (503) 284 -5896 RE: Incomplete Application (MLP) 97 -0020 FAX (503) 284 -8530 Dear Will: I was given a copy of the letter dated December 31, 1997. The following is a list of the items that needed further clarification or insertion with the narrative materials. DEFFICIENT ITEM RESPONSE 1. Clarification of lot area The site contains 34,984.3 SF, and the density calculations shown below have been - modified to reflect current SF and now show consistency. This figure is the • result of field verification by the Survey Department with W.B. Wells. The lot square footage shown with both the assessor and "Metro -scan" maps are noted that they are for reference only, not always as accurate as an actual survey would be. We have gone . the extra step to offer preliminary survey so the numbers offered are believed to be accurate. 2. Lot area calculations The code specifies that the flag pole portion of a lot may not be included. We have re -drawn the site plan to clarify possible confusion regarding this issue. Since the code specifies that neither the flag pole nor the easement can be utilized with the calculations for area, new lot areas have been included for your review. Exceptional Service, Creative Solutions, Quality Beyond Your Expectations. • 3. Access Width The access shown is 15 feet, meeting the minimum requirements for serving 2 lots. This will serve the proposed, two rear lots, in compliance with the code. Lot #1 has legal access to the East of the Flag -pole access being created. Tax lot 2403 gains access from a previously recorded easement. (This is recorded in Book 584, Page 90, dated June 10, 1966.) The area to the West of the house is limited. The burden to develop access to our two lots is met, and the access width could and should be shared with the adjacent lots. Adequate space is available to the West, that would allow additional dedication, should it be required in the future. 4. Deed and Legal Description A new property profile has been included with this re- submittal. 5. McDonald St. Right of Way This has been shown on the site plan DENSITY CALCULATIONS Parent Parcel 34,984 square feet Tract "A" Access 5,284.9 square feet Dedication on McDonald 1038 square feet Minimum lot area 7,500 square feet Maximum density . for site 3.8 dwelling units Proposed with this application 3 dwelling units RESPONSE: This partition, as presented meets the density requirements for the zoning designation. As shown above, the maximum density is for 3.8 dwelling units, and we are proposing 3 lots, in compliance with this section of the code. Thank you for your thorough review of our application. We feel we have addressed each of the concerns raised previously, and respectfully request your review and approval of this minor land partition. Respectfully submitted; C - 4,1776t4 2-)2-z171 Pamela Emmons Senior Planner Attachments cc: Fred Passmore � �,- T ra nsn ati o n - • . . .• • • • . . TRANSNATION TITLE INSURANCE. COMPANY . . . • ' . • • . • • . 12360 East Burnside • Box 16016 • Portland, Oregon 97233 .. . • . Telephone 503 - 2564163 • Fax . 503'- 254 - 6992 : * P.M. Voice Mail 503 - 2564163 00 • • • PAM • WB WELLS ' • •. • 0 • FAX 284 - 8530.. _ • • . . . . Property r. . • • • : ' For t P rope r ty. L ocate d at 2 • • ' . . • 9425 SW MCDONALD ST TIGARD 97224 . • • PREPARED BY: •. • ROGER VINES • DATE: • • 04 /0 J /98 . This title informaiion.has been• furnished, without charge, in conformance with :guidelines approved by the State . . . of Oregon Insurance Commissioner: The Insurance Division :cautions intermediaries that this service is designed . .. to•benefit the ultimate insureds; indiscriminate use only benefiting intermediaries wilt not be permitted. Said . sex- . . . • • vices may be discontinued: No liability is assumed for any errors in this report. - . • . ' E d d 2669 t'SE £0S 30 I r 3S el3WO.Sf13 8£ : 60 8661 I0 - 2ldti • _ Transnation • TRANSNATION TITLE INSURANCE COMPANY = METROSCAN PROPERTY PROFILE= Washington (OR) OWNERSHIP INFORMATION • Reference Parcel # : 2S102CD 02400 Parcel Number : R0467514 RTSQ: 01W-02S -02 -SW Owner : Fisher Thomas L Trustee CoOwner : Site Address : 9425 SW Mcdonald St Tigard 97224 Mail Address : PO Box 11370 Portland Or 97211 Telephone : Owner: Tenant: 503 -684 -2771 SALES AND LOAN INFORMATION Transferred : 04/10/97 Loan Amount . Document # : 32626 Lender Sale Price Loan Type Deed Type • Interest Rate % Owned : 100 Vesting Type . ASSESSMENT AND TAX INFORMATION Mk!Land : $67,150 Erempt Amount : MktSlructure : $76,550 Exempt Type . MktOther % Improved : 53 MktTotal :5143,700 Levy Code : 02374 97 -98 Taxes : $1,61 1.77 School Dist : PROPERTY DESCRIPTION Map Grid : 655 E5 Class Code :R14 Census : Tract: 308.01 Block. 1 NbrhdCd : ETIG MillRate • Sub/Plat Land Use : 1012 Res,Improved Legal : ACRES .78 • PROPERTY CHARACTERISTICS Bedrooms : 3 Lot Acres : .78 Year Built : 1954 Bathrooms : 1.00 Lot SqFt : 33,976 EfYearBlt : 1954 Heat Method: Forced BsmFin SF : Floor Cover : Carpet Pool : BsmUnflnSF : Foundation : Concrete Ftg Appliances : B.smLowSF : Roof Shape : Dishwasher : Bldg SqFt : 1,512 RoofMat! : Comp Shingle Hood Fan : IstFlrSgFt : 1,512 InteriorMat : Drywall Deck : UpperFlSF : Paving Mat! : Asphalt Garage Type: Detached Porch SqFt : Const Type : Wd Stud\shtg Garage SF : 576 Attic SqFt : Est Finish : 251 _ Deck SqFt : Thank you for using Transnation Title Insurance Customer Service: (503) 256 -1163 Fax: (503) 254 -6992 fl, tnfnrmn,inn Prnvidad h t)rrsn.td Reliable. Rut /a Not Guaranteed PO /E0'd 2669 PSE EOS 39If1213S 83WO.SII3 8E:60 866T -TO -ddti •, fa - • ' =;ia :2 (0 roarrlr..t. �lea.raOno. . raaarr - _ _,. - Y_ r , • - q — an p.:11 cram Of OREGON ) — j 88 771 Thome L. Fisher County of WNlllnelon .. maM and . ' r • ry " MY that Mel ; mss �� "" " � Ct: k tor `, p -, •I ore Thomas L. tiLB T tve •,�� oleo A - 'Y' 1 � Pr er rt es li w t r f} c 1 ------ -- e ' •'''. 8 — Lt370r ofoaRaot�UN i ,IV . g 1m.� + ... imam.toaammoaPine •+•. saw Doc : 97032626 Rent: 180147 38.00 •.•• Bette as above .•____ 04/10/1991 10 :571 51em aaaOatal AND MI DUO— ITATNTONE'raR • aaanvraoaratal o r — 2 homai L. F� ••. ..., Otaulor, • omen to '11 L ah ar�tzuee st off t"6e F order 2r a e8 Trust .� • OfWa4 a Om foUo *N p petty Austad la .•r.a 0. _.._. County, 0rege0, wait: • line Worth 65 feet of the West one -half of Tot 63, acworitri to the duly filed plat of JO'iNSCbf ESTftTB >LDOPFtow TO 2EAVERTOW nEEDV= 10/facs, £tied APril 6, F. 1910, in Plat Book 3, Page 19, Recoris of the County of Washington and State of Octagon. , I Passel 62: _ `I Legal Description as per attached Exhibit "A' L IF vacs osarvicet coma aesc aPncw oM Rama I t The true consideration for this comma Is S-1,...2112—..-- Mere comply whb the, quireeaesIs of ORS 93.030.) , .i ' el s. aM tle-t _hell,..1.0disd3ual � i b. - Mad this .—,:.— day of __.— Apri1.— •_. -.._ 19.37.. . = r — ' il - Thls 01311111 LOW ti THE PRO QEE _.. -_. ..�.. _ •••• �, 2 !, Ls= 4, :••:l ' Ito oR ACCFRINB I ,1t 1 TM PE 'from L. Fisher - —1 11: M�OEppEO IM ORS 70170 fY11�1D • ROW OF OREGON. Cooley of . w +t r,,.,,fat, �._�.._._• _) sa 6 This lasrnrment was acknowledged before ate as •.APt--- ---- -.E _. . 19 . 9 /. ' t �trolu Koury Public is • • ` J w�tO roaEl My cenualssiera aspires.....^- ..•1 lJ 2170 �_ . • b0/20 ' d 2669 bSZ LOS 33 111b3S 213WO1SIID 8E:60 866t- TO -2Idti APR -01 -1998 09:39 CUSTOMER SERVICE U r . 503 254 6992 'ftrptaiFe l 30 311Fcd e41 of 2E83 e•FOt 10 P 'Bt WI Paw 3o a rrt ti 617 Wag wasala 5648 Ud 'SLS flab UT Tacacoeaz 'zoom mom Pies u 313 asaza =NNW B BA vela aT auTUi WM 'eT gaI inse 90 =Ft *pros U ao ;u Tai a ca. sat; 0Z 30 saaaarp a 4 3soR i fl .00 gyms &PIM= coaaA tqaang Frtwatri4 Warar4r09 3o =FT Watt alp to ;up:RS ti Qi 304i 991 'PluaRzaaa 3aat Pea 9 f+M1 MO 3 eiFT WES tagi. ram deer! al, .03 14P06 farireWsaa Ott; ttF 'L&%! a3 i 30 atmaaki '69S lead 'US flab vF 5961 'L =WO; Pailaccala Pala Act =PM 'W Ur P soquEw 'R aeias0 a1 Paw= 1. 1411420:3 gam. 30 aft= vampa4t B.. a4 wan avund IMP 30_ wag U Bum gas; L8F1 I e actiag memo' f° tregiapiaam 30 sword '06 teed 'yes fpoe tR 9961 '01 &over P—au Pena 1 4 WM 'W •FBeor Ply 0 '$ ammo a4 tateAuco areas ;a asses= QA 04 Pal 8'EOt 30 W a WM '90 .69 Watt mamma 4cam, sennl eW. iQ aezao0 qameMaa4 anA 1=4 00 03 'MIT as 220M '68eEi t'ldT: 4aa.m aaaato a. is eult ;MK eupTe 3avg at am 4142g1 mum, ttralla3 Azace tragulaPall 3 Wawa Pea '91C Weed '406 3 l 0 8 vF 0461 '91 tail papsais Psa 1 almeacCi •0 ausaar P® giMIXo •r P aP1V a3 pilaw Parr 10 alma. visa= asan io aster aw'w 8 3a firpsrFlag - 000030 lame R 30 Agra0 a 30 , maaatl 'Eh area 'IC *MI WWI uC '6061 'I tpzat PetT 'PiGL io 637) am tR 'motes 3a VMS Pet73 atR 04 naiFame '8t 4 uF Marl Pert Pa 3v7s4 V 640 On 91reL9tb :'Q1► lun Yt x>�. P.04/04 FRE and SUSAN PASSMORE. 503 dik21433 P.01 • • • • • 1 ei St tt41) December 31, 1997 CITY OF TIC7ARD. 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 -0020, 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. Clarrification of lot area. The total square footages of the proposed lots and access tract / easement do not equal the square footage indicated by both the tax map and metroscan property profile. The application narrative and map should be consistent. 2. Clarification of lot area. Lot area is exclusive of access easements. The proposed lots 2 and 3 lot areas include the access easement. These lots may need to be adjusted to provide the required minimum 7,500 square foot lot area required of the R-4.5 zone. 3. Access Width. Clarify the number of lots being served by the proposed drive. It appears that this driveway will serve 4 lots. As indicated in the pre - application notes, this number of lots will require an access width of 25 feet with 20 feet of pavement. In addition, clarify how the adjoining tax lot 2403 receives access. Will this lot share the proposed driveway? 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 FRED and SUSAN PASSMORE. 503 40 2 P.02 • 4. Deed and Legal Description. Provide a readable copy. • 5. McDonald Street Right -of -way. Indicate the existing and proposed right -of -way for SW McDonald, including centerline. 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:IcurpinlwIlPmlp97.20.1tr c: MLP 97 -0020 land use file CITY OF TIGARD December 31, 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 -0020, 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. Clarrification of lot area. The total square footages of the proposed lots and access tract / easement do not equal the square footage indicated by both the tax map and metroscan property profile. The application narrative and map should be consistent. 2. Clarrification of lot area. Lot area is exclusive of access easements. The proposed lots 2 and 3 lot areas include the access easement. These lots may need to be adjusted to provide the required minimum 7,500 square foot lot area required of the R-4.5 zone. 3. Access Width. Clarify the number of lots being served by the proposed drive. It appears that this driveway will serve 4 lots. As indicated in the pre - application notes, this number of lots will require an access width of 25 feet with 20 feet of pavement. In addition, clarify how the adjoining tax lot 2403 receives access. Will this lot share the proposed driveway? 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 • • 4. Deed and Legal Description. Provide a readable copy. 5. McDonald Street Right -of -way. Indicate the existing and proposed right -of -way for SW McDonald, including centerline. 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\mIp97 -20. ftr c: MLP 97 -0020 land use file III III = M E T R O S C A N P R O P E R T Y P R O F I L E = Washington County ************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * * * OWNERSHIP INFORMATION * * * * Reference Parcel #:2S102CD 02400 * * Parcel Number :R0467514 * * Owner :FISHER THOMAS L TRUSTEE * * CoOwn er * * Site Address :9425 SW MCDONALD ST TIGARD 97224 * * Mail Address :PO BOX 11370 PORTLAND OR 97211 * * Telephone :Owner Tenant 503 - 684 -2771 * * * * * * SALES AND LOAN INFORMATION * * * * * * Transferred:04 /10/97 Loan Amount: * * Document # :32626 Lender * * Sale Price : Loan Type * * Deed Type * * * * * * ASSESSMENT AND TAX INFORMATION * * * * * * Land :$65,240 Exempt Amount: * * Structure:$77,190 Exempt Type * * Other Levy Code :02374 * * Total :$142,430 School Dist :TIGARD * * oImproved:54 96 -97 Taxes :$1,939.16 * * * * * * PROPERTY DESCRIPTION * * * * * * Map Grid:655 E5 * * Census :Tract 308.01 Block 1 * * MillRate:13.6149 * * Sub /Plat: * * Land Use:1012 RES,IMPROVED * * Legal :ACRES .78 * * * * * * * * * * PROPERTY CHARACTERISTICS * * * * * * Bedrooms :3 Lot Acres :.78 Bldg SqFt :1,512 * * Year Built :1954 Lot SqFt :33,976 lstFlrSgFt:1,512 * * UpperFlrSF: * ************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** The Information Provided Is Deemed Reliable, But Is Not Guaranteed. 0 .... \ \ \ I 1 „ \ \ \ ' � \ I 1 i i j / I i , 1 "---- 1 ' i I \. 1 i - t ■.... 2 i ' ° \ • y I 1 1 1 ' , • Il ii d • 7 d \\ 6 i \ G 8 • \ a t iE 1 y r \ n € a ' &c i t I, l . ,, I£. `g ikv 3 .i 4c” 1 - • `9 .. ° , \I � III ' f `� • \ \" 1\ \ 1 ,_ • \ \ \ \ \ \ \ f - 11 __---- / 11 . I \ \ \ 1 1 �! \ \ 1 i \ . 1 1 , • • I - 1 D l N. � •—_ _-_ _--J M I F I 1 .a a• ;y • �. a Z { 1! ro I j • :y' d N R2 • a k - • I i I 44444:41111444 ■ n eae aaa d m 1� 8 M a g v g in Hi 4- i i ( L. i.• i.:.• .. la: ..i . @ 9 Wq!R W!R B • I L_ -- `� a �.(+ PA RTITION PLAN .1 .F� :o�: tt. 1 >�• W . B .WELLS _a -.-,a ... S1 1 • , 8 associates. inz. f. a -a1 -.E .a,e, a1 - 1 .4: ' ENGINCERS•SURYEYORS•PLANNCRS J I{. P .2�o ,.rnuo= .a *•1E•ort VOTE, ( SW Mc DONALD STREET 1.51:.,1-,:,. _ :Kaa.._- OP(1.M0. OHEUOM 87213 WASH IUGTON COUNTY, OREGON : o•(E,- 01 . W tl F1ME: Ga12l. -61913 F••. 213.-K]O surveyors 4 LA planners - C� � • 1 1 W e ll 24 October, 1997 Wells and associates MINOR LAND PARTITION inc. ' 4230 N.E. Fremont St. Portland, OR 97213 City of Tigard Phone (503) 284 -5896 (Washington County) ' FAX (503) 284-8530 Land Use Planning and Development 13125 S.W. Hall Blvd. Tigard, Oregon 97223' ' APPLICATION 3 -Lot Minor Land Partition ZONING R - 4.5 COMP. PLAN Low Density Residential ACREAGE 33,977 Square Feet or 0.78 Acres. ' LOCATION 9425 McDonald, Tigard, OR ' APPLICANT Fred Passmore 7501 S.W. 195th Avenue Aloha, Oregon 97007 I OWNER Thomas Fisher P.O. Box 11370 ' Portland, OR 97211 LEGAL Tax Lot #2400 , T2S, R1 W, Section 2CD PRE AP June 5,1997 ' Julia Hajduk, Planner . 1 Exceptional Service, ative Solutions, lity Beyond Your Expectations. ;surveyors eng •lanners RECEIVED � ... X998 IA/ 0 ), 7 April, 1998 �;]; ";,,L'ilT'f DEVELOPMENT a Wells and William D'Andrea, Associate Planner .associates City of Tigard Planning Inc. 13125 S.W Hall Blvd. 4230 N.E. Fremont St. Tigard, OR 97223 Portland, OR 97213 • Phone (503) 284 -5896 RE: Incomplete Application (MLP) 97 -0020 FAX (503) 284 -8530 Dear Will: I was given a copy of the letter dated December 31, 1997. The following is a list of the items that needed further clarification or insertion with the narrative materials. DEFFICIENT ITEM RESPONSE 1. Clarification of lot area The site contains 34,984.3 SF, and the density calculations shown below have been modified to reflect current SF and now show consistency. This figure is the result of field verification by the Survey Department with W.B. Wells. The lot square footage shown with both the assessor and "Metro -scan" maps are noted that they are for reference only, not always as accurate as an actual survey would be. We have gone the extra step to offer preliminary survey so the numbers offered are believed to be accurate. 2. Lot area calculations The code specifies that the flag pole portion of a lot may not be included. We have re- drawn the site plan to clarify possible confusion regarding this issue. Since the code specifies that neither the flag pole nor the easement can be utilized with the calculations for area. new lot areas have been included for your review. Exceptional Service, Creative Solutions, Quality Beyond Your Expectations. 3. Access Width The access shown is 15 feet, meeting the minimum requirements for serving 2 • This will serve the proposed, two rear lots. in compliance with the code. Lot 41 has legal access to the East of the Flag -pole access being created. Tax lot 2403 gains access from a previously recorded easement. (This is recorded in Book 584, Page 90, dated June 10, 1966.) The area to the West of the house is limited. The burden to develop access to our two lots is met, and the access width could and should be shared with the adjacent lots. Adequate space is available to the West, that would allow additional dedication, should it be required in the future. 4. Deed and Legal Description A new property profile has been included with this re- submittal. 5. McDonald St. Right of Way This has been shown on the site plan DENSITY CALCULATIONS Parent Parcel 34,984 square feet 'Tract "A" Access 5,284.9 square feet Dedication on McDonald 1038 square feet Minimum lot area 7,500 square feet Maximum density for site 3.8 dwelling units Proposed with this application 3 dwelling units RESPONSE: This partition, as presented meets the density requirements for the zoning designation. As shown above, the maximum density is for 3.8 dwelling units, and we are proposing 3 lots, in compliance with this section of the code. Thank you for your thorough review of our application. We feel we have addressed each of the concerns raised previously, and respectfully request your review and approval of this minor land partition. Respectfully submitted; Pamela Emmons Senior Planner Attachments cc: Fred Passmore • ' • • INTRODUCTION ' This submittal is a request for approval of a Minor Land Division in order to create two lots, including two (2) new lots and 1 lot with an existing dwelling within 33,977 square foot (0.78 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 the Zoning and Comprehensive Plan designation for the City of Tigard. The subject property is surrounded with single family residences due to the zoning. 34ous only The subject property has one hundredn three ( +) feet (103+) of frontage along ' McDonald Street. McDonald has six (60 eet of right of way, with partial street improvements. The majority of the topography on the site flows from Northwest to Southeast in a uniform, gentle slope. The rear portion of the property crests, and flows ' from South to North. An outbuilding located in the Northeast corner of the site will be removed upon approval and prior to the filing of the final plat. 1 SOILS: There is only one prominent soil series located on the site. The following is 111 information on the soil type from the "Soil Survey of Washington County" 37B Quatama Series This Quatama series consists of moderately well drained soils that formed in mixed, ' loamy alluvium on old terraces. Slope is 3 to 7 percent. Elevation is 140 to 200 feet. Where these soils are not cultivated, the vegetation is Douglas fir, western red cedar, Oregon white oak, ash, Oregon grape, grasses and forbs. The average annual precipitation is 40 to 50 inches, the average annual air temperature is 52 to 54 degrees F, and the frost -free period is 165 to 210 days. ' In a representative profile the surface layer is very dark -brown loam about 9 inches thick. The subsoil is dark yellowish -brown loam and clay loam, about 34 inches thick. The ' substratum is dark yellowish -brown loam about 19 inches thick. The profile is medium acid through out. ' Permeability is moderately slow. Available water capacity is 8 to 10 inches. Water - supplying capacity is 18 to 20 inches. Effective rooting depth is more than 60 inches. ' These soils are used for irrigated vegetable crops, irrigated berries, orchards, small grain, irrigated hay, irrigated pasture, recreation, homesites, and wildlife habitat. ' Representative profile of Quatama loam, 0 to 3 percent slopes, located about 100 feet east of the road in the southeast corner of the SW 1/4, NW 1/4, NE 1/4 Section 9, T2S, R2 W: W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 2 • • Ap -0 to 9 inches, dark -brown (10YR 3/3) loam, brown (10 YR 5/3) dry; moderate, fine and very fine, subangular blocky structure; slightly hard, friable, non- sticky and slightly plastic; common fine roots; ;many, fine and very fine, irregular pores; medium acid (pH 5.6); abrupt, smooth boundary. 7 to 9 ' inches thick. B1 -9 to 15 inches, dark yellowish -brown (10YR 6/3) dry; weak, coarse, subangular blocky structure; hard, firm, non - sticky and plastic; very few fine roots; ' many, medium and fine, tubular pores; thin, continuous clay films in root channels and pores; medium and fine, tubular pores; thin, continuous clay films in root channels and pores; medium acid (pH 5.8); clear, smooth boundary. 0 to 7 inches. B21t -15 to 21 inches, dark yellowish -brown (10YR 3/4) clay loam, pale brown (10 YR 6/3) dry; moderate, fine, subangular blocky structure; hard, firm, ' slightly sticky and plastic; few very fine roots; many, fine, tubular pores; thin, continuous clay films in pores and few, thin clay films on peds; medium acid (pH 5.8); clear, smooth boundary. 5 to 110 inches thick. ' B22t -21 to 30 inches, dark yellowish -brown (10YR 3/4) clay loam, pale brown (10YR 6/3) dry; few, fine, distinct, light brownish -gray (10YR 6/2) and ' reddish -brown (5YR 4/3) mottles; weak, hard, firm, slightly sticky and plastic; very few roots; many, coarse, medium, and fine, tubular pores; continuous clay films in pores and on peds; common manganese stains; ' medium acid (pH 5.9); gradual irregular boundary. 6 to 18 inches thick. B3t -30 to 43 inches, dark yellowish -brown (10YR 3/4) loam, pale brown (10YR 6/3) dry; common, fine, dark grayish -brown (10YR 4/2) mottles; massive in places parting to weak, coarse, subangular blocky structure; slightly hard, ' firm, slightly sticky and slightly plastic; common, large and medium, tubular pores; thin continuous clay films on peds and in pores; medium acid (pH 6.0); gradual, irregular boundary. 10 to 20 inches. C -43 to 62 inches, dark yellowish -brown (10YR 3/4) loam, yellowish brown (10YR 5/4) dry; common grayish -brown (10YR 6/2 & 5/8) mottles; massive; ' hard, firm, slightly sticky and slightly plastic; common, fine, tubular pores; medium acid (pH 6.0) ' The thickness of the solum ranges from 40 to 60 inches. Texture of the A horizon is silt loam to loam. The Bt horizon ranges in texture from loam to clay loam. Structure in the Bt horizon ranges from moderate, coarse to fine, subangular blocky in the upper part and ' from nearly massive to weak, coarse, subangular blocky in the lower part. Clay films are thin to moderately thick, and they are in channels, in pores, and on vertical and horizontal ' ped faces. Stratified layers of sandy loam to loamy sand occur below a depth of 40 inches in places. 37A -0 to 3 % slopes. This nearly level soil is on terraces. It has the profile described as representative of the series. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 3 • 1 • Included with this soil in mapping were areas of Aloha, Hillsboro, and Huberly soils, which make up as much as 15% of this mapping unit. 1 Runoff is slow, and the hazard of erosion is moderate. Capability unit IIe -5 wildlife P ty group 2. 37B -3 to 7% slopes. This gently sloping soil is on terraces. 1 Included with this soil in mapping were areas of Aloha, Hillsboro, and Huberly soils, which make up as much as 15% of this mapping unit. 1 Runoff is slow, and the hazard of erosion is moderate. Capability unit IIe -5 wildlife group 2. ,1r� 1 ; 4- � •G�' PUBLIC SERVICES 1^ • " Public Services are available for the proposed land division. There is adequate Water 1 capacity along McDonald. There are three lines located within the right -of -way of McDonald, including an 8 inch, 16 inch and 24 inch lines. The applicant proposes to service the new lots directly from the eight (8) inch line in McDonald. The existing 1 dwelling is currently serviced from this line in McDonald. A letter of service availability is attached from the City of Tigard's Water Department. 1 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 1 topography, coupled with the preliminary design, lends itself to a complete gravity system. 1 Storm Drainage for the site will consist of a roof drain collection system, street collection and a bio- filtration system, as there is no public system within the adjacent area. Each system will be built in accordance the City of Tigard's Engineering standards and USA's standards. A Storm Drainage report has been completed and is attached for your use and review. The subject property does not lie within areas designated as Significant Natural Resource, Drainage Hazard, or Wildlife Habitat. Furthermore the National Wetlands Inventory 1 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. 1 W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 4 • I • • I Vegetation on the site is limited to natural and ornamental grasses, trees and shrubs I within the vicinity of the existing dwelling that will remain. There has been a tree survey completed for the site, and is shown with the site plan. I The proposed Minor Partition consists of three (3) lots with square footage ranging from 17,044 to 7,544 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, I 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. I I Description Code Requirement Proposed Lot #1 Proposed Lot #2 Prop (R -4.5 (w /existing House) (currently vacant) (current .ce S ' � ' ? 7,500 Square Feet 1 0 4 "4 s ft � I ; *. % O . 7577.4 . 4 ` � (Detached Units) -',, ` �:_ NG1.��5 ' i „,,' � �' A1- EJV« -C 7,54 e., l� h j I `� { 50 Feet 88 8�feet , 73.0 feet 73.1 1 N/A 03 8 103+ feet 103+ • � owo• � . 20 Feet � �• ` \�� � �.� � � � will comply will c 'I 5 feet a s fee ? will comply will c feet e s� a U* ' a 1�k ,.;',4 15 feet �� a N/A N/A a ards peiat' etba a ''4' A � T� i� anald 30 feet Comp s {muse i's‘ s. 76' N/A N/A lea and 15 feet 5 feet ;, will compl will c M .444 30' 9 S I el g..:a. \ s': °" , will com will c , I I I I W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 5 IL I • • I 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 I 2. Public support facilities 3. Residential treatment home 4. Farming I 5. Manufactured homes 6. Family day care 7. Home occupation I 8. Temporary use 9. Fuel tank 10. Accessory structures I RESPONSE: This application is for a permitted use per this section of the code. The new lots are intended for single family residential units. I 18.50.050 Dimensional Requirements A. Dimensional requirements in the R -4.5 district are as follows: I 1. The minimum lot area shall be: a. 7,500 square feet for each detached unit I b. 10,000 square feet for duplexes 2. The average minimum lot width shall be: a. 50 feet for detached units I 3. b. 90 feet for each duplex lot Except as otherwise provided in Chapter 18.96 and Section 18.100.130, the minimum setback requirements are as I follows: a. Front yard setback shall be minimum of 20 feet b. On corner and through lots the minimum setback I for each side facing a street shall be a minimum of 15 feet; however, the provisions of Chapter 18.102 must be satisfied; I c. The side yard setback shall be a minimum of 5 feet; d. The rear yard setback shall be a minimum of 15 I 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. I Section "18: 8.40 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 I options in this section, provided, a development may but is not I W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 6 • • required to use the options in subsections 18.88.040 C.2 or C.3 to comply with this section. 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 ' (b) Has a front lot line that is oriented within 30 degrees of a true east -west axis. 3. Performance Option. In the alternative, a lot complies with this ' section if: a. Habitable structures built on that lot will have their long axis oriented within 30 degrees of a true east -west axis, and at least ' 80 % of their ground floor south wall will be protected from shade by structures and non - exempt trees using appropriate deed restrictions; or ' b. Habitable structures built on that lot will orient at 32% of their glazing and at least 500 square feet of their roof area to face within 30 degrees east or west of true south, and that glazing ' and roof area are protected from shade by structures and non- exempt trees using appropriate deed restrictions. RESPONSE The proposed development includes two (2) lots that have their long axis ' oriented within 30 degrees of a true east -west axis, meeting the performance option requirements of this Section of the code. The one existing lot (Lot #1) which contains a single family residence is exempt ' from this requirement. (It does comply even though exempt, as the North -South dimension is greater than 90 feet.) ' 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 ' included n the legal description of the property: 1. All sensitive lands a. Land within the 100 -year floodplain b. Land or slopes exceeding 25 % c. Drainageways; ' 2. All land dedicated to public for park purposes 3. All land dedicated for public right of way a. Single family: allocate 15% of gross acres for public ' facilities 4. All land proposed for private streets. 5. A lot of at least the size required by the applicable base zoning ' district, if an existing dwelling is to remain on the site. 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 ' the applicable zoning district. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 7 i • • I DENSITY CALCULATIONS Parent Parcel 34,830. square feet ** Private Road Access 2,887.5. square feet Remainder 31,942.5. square feet ' Minimum lot area 7,500. square feet Maximum density for site 4. dwelling units Proposed with this application 3. dwelling units ' RESPONSE: This partition, as presented meets the density requirements for the ' zoning designation. As shown above, the maximum density is for 4 dwelling units, and we are proposing 3 lots, in compliance with this section of the code. ' Section 18.96 Additional Yard Setback Requirements 18.96.020 Additional Setback from Centerline Required A. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance ' from the centerline of the street. B. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right -of -way: ' 1. Arterial Streets: 2. Collector Streets: a. The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured form the centerline of the street. (McDonald is listed.) RESPONSE: ' This partition has shown this additional area on the site plan. The house is pre - existing, and no new construction will be affected by this requirement. The house, however, does comply with this provision of the code. Section 18.100 Landscaping 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. 18.100.035 Location of Street Trees W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 8 • • • 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 in 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: This application is exempt from this requirement, as the proposed ' private drive is 15 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: ' The proposal will easily accommodate this requirement of the code, with ample room for two spaces with 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 15 foot private road that will serve for ingress and egress to the new lots. An ingress /egress easement will serve the rear two lots, with a hammerhead turn around to accommodate emergency vehicles. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 9 Section 18.162 LAND DIVISION: MAJOR AND MINOR LAND PARTITIONING and LOT LINE ADJUSTMENT 1 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. 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 a pre - application 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. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 10 • • RESPONSE: ' This partition application has been thoughtfully prepared, meeting or exceeding all of the requirements as listed above that pertain to the application. 18.162.040 Special provisions for lots created through partition process P P g P P ' 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; 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 proposal currently has one single-family residence located on site, and will only be adding two additional single family residences to the site. There are three water lines located within the ROW of Mc Donald. Connecting to the eight -inch line will only have a minor increase in usage. There is also an 8 inch sanitary sewer located in S.W. Mc ' Donald'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 on page 5 demonstrates how each of the requirements for the zone, and the lot dimensions are met with each of the three lots. Each of the lots will meet or exceed the requirements of the code. 1 W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 11 • • G. Fire Protection 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 capabilities. H. 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 access way, as shown on the site plan is 15 feet in width. A 120 foot reciprocal easement will be filed to serve lots # 2 & 3. 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: (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 W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 12 • • 1 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 is basically centered on Lot #1. The private access as shown allows for ingress /egress to the two proposed lots, shown as Lots #2 & #3. A drive could not be located on the Eastern side of the ' property, as it would be obstructed by the existing garage. Additionally, the distance from the house to the property line is only 25.5 feet on the Eastern side. Having taken all of the existing development patterns into ' consideration, the area of the private access is in the only feasible location. The drive as shown is 15 feet in width, which will be quite adequate to serve the two (new) proposed lots located at the rear of the property. A hammer -head configured turn - around is shown in the access easement that will accommodate emergency vehicles. 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 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 ' b. the arterial rights -of -way; and All through lots shall provide the required front yard setback on each street. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 13 • • RESPONSE: ' The partition, as presented, will meet all of the above mentioned criteria. The lot's shape and configuration will not exceed the width /depth ratios allowed. The new lots will meet the frontage requirements per Section 18.162.050, which allows for reciprocal easements for access. The easement will include a hammer -head turn - around to accommodate emergency vehicle maneuvering. No through lots are being created with this partition. ' CONCLUSION: The applicant has fulfilled all the requirements of the code. The partition's design ' meets the intent of the code and is in compliance with the Comprehensive plan. The following is a list of the Sections of the code that have been addressed with this application: 18.32 Procedures for quasi judicial decision 18.50 R -4.5 Single Family Residential ' 18.88 Solar 18.92 Density Computation ' 18.96 Additional yard setback requirements and exceptions 18.100 Landscaping 18.102 Visual Clearance Area ' 18.106 18.108 Off -street Parking and Loading Requirements Access, Egress, & Circulation 18.162 Land Divisions ' 18.164 Street and Utility Improvement Standards W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 14 111111 1 I \ \ '\\ \ \...,„„,,,,s,f. / I \‘‘..,A az, \ $i Y ea — C I ill �: 9 \i. eEY I A Q L . LLL 7! - 1 r �; Q o' — I to n Y '9 \ I• \I, .1 \ g. \ I I \ .--.-^7, ---- _ \\ ----1 I \ \ \, \.\ \ i I I I U I '- I - - I 5 i 4 4 4 �D, -- I _- 1 1 �tt : '' .. 41.11• I � '-ate ��-� MMES. *.1 • P gyp . * c- a• 6 p Fir of i Z ! • .'W I O: 1 c p L. I 1 . :cc =a 0 M I Y YYYY $ 4444.nin....44 @ $ c----\ uogamd 111 111 I I � —_l 41 ° I ° • I PARTITION PLAN REVISIONS ■ W. B. WELLS '" - & associates, Inc. ^- . ENOINEERS•SURVEYORS•PLANNERS SW Mc DONALD STREET ' ♦ DO NORTNE•HT F11EwbNT Hi PERT DESIGNED' iR (NECKED• • PHONE: ooiiae ieose w WASHINGTON COUNTY, OREGON RRi n -3-v1 N.--/ ND n ro. sc e • DD I CITY OF TIGARD ;1 PRE- APPLICATION CONFERENCE NOTES , J . t° N, RESIDENTIAL !i l ikrE 6 97 suss..- .. I li k - rP/I/ . 1 PLICANT: F7' G S. f�q..s sore AGENT: 4 c/9 6" I Phone:I I Mont [ 1 229 - 5 - 846 r OPERTY LOCATION: ADDRESS: SE'S S+j M1 x4 Ia/ 1 TAX MAP/TAX LOT: 0 2 sl 2. CI) TL a / c. ESSARY APPUCATIONISI: Ar4 1 O POSAL DESCRIPTION: - 3 /ol- Ari4:11:., COMPREHENSIVE . I. DESIGNATION: �,-/ Z-ns,A /e4s70) / ZONING DESIGNATION: g y, S LIN INVOLVEMENT SN fACllfiATOR: S� �•s I r � AREA: PHONE: 15031 i 10ING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 750 ft. Average lot width: So ft. Maximum building height: ;::) ft. Setbacks: Front Zo ft. Side S ft. Rear /s ft. Corner /$ ft. from street. I Maximum site coverage: % Minimu landscaped or natural vegetation area: ok [Refer to Code Section 18. so. oso ) m '[D LOT DIMENSIONAL REQUIREMENTS Minimum lot front- • - • ---= = , . - •. . _ - - • - _ _ _ - , ••. _ • - - - . _ - _ - - . . Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15 -foot wide access 1 easement. The depth of all lots shall not exceed 2% times the average width, unless the parcel is less than 1% time 1 the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060 Lots) Ies1 TI&ABO Pre- Aaoaan.o COMMON Notes Page 1 d u >r aruanwrand, MUM suds. • • . k IAL SETBACKS treets: J -- feet from the centerline of ./41 /d I Established areas: feet from . Lower intensity zones: feet, along the site's boundary. r 1 ". Flag lot: Ten (101 -foot side yard setback. % Zero lot line lots: minimum ten (101 -foot separation between buildings. Multi - family residential building separation: I (Refer to Code Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size. Five (5) -foot minimum setback from side and rear lot lines. I 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. DIVISION PLAT NAME RESERVATION Prior to submitting a Subdivision land use with the City of Tigard, applicant's are required to complete and file a subdivision pl ing request with the Washington County Surveyor's Office in order I to obtain approvalresery • or any subdivision name. Applications will not be accepted as complete until the City rec • the faxed confirmation of approval from the County of the Subdivision Name Reservatio (County S mayor's Office: 648 -8884) 6 LOT BUILDING HEIGHT PROVISI0 I Maximum eig o 2 stories or 25 feet, whichever is less in most zones; 2 stories, or 35 feet in R -7, R -12, R -25 or R-40 zones provided that the standards of Code Section 18.98.030(6) are met. 1 I • DENSITY CALCU : I 1 , • . • ... m 1 le below] The 'e - 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 s ensitive lands areas including: a. Land within the 100 year floodplain; b. Slopes exceeding 25 %; and I c. Drainageways. 2. Public right -of -way dedication. I. I 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) IIIPLE OF RESIDENTIAL DENSITY CALCULATIONS: XAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE 3 050 MINIMUM LOT (� SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS I Single- family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8 712 so. ft. (20 %) for public right -of -way 6.534 so. ft. (15 %) for public right -of -way I NET: 34.848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area = tt4 Units Per Acre = 12.1 Units Per Acre I _ * Ts Oefsl. mat Cads moires dud do set stti at sot s dst to the s awab dwttgtoe tlltt MS IODNDING UP IS EEEMITTID. i fl6AJD !'t's• 8at1N Calm= Notes Page 2 el le inert Pasta suwu • • • CKS — ' he erimeter of blocks formed c ed 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 1IIDEIiT1AL DENSITY TRANSFER The City of Tigard allows a Residential Density Trans er.ip to 25% of the units that could otherwise have I been developed on sensitive lands areas list n the density calculations that may be applied to the developable portion of the site. [ Refer to Code Section 18.92.030 It is the responsibility e applicant for a residential development application to provide PP p de a detailed calculation for both e permitted residential density and the requested density transfer. I DENTwt DENSITY TRANSMON -- Regardless of the allowed housing density in a zoni • • istrict, any propeity feet of a designated I established area shall not be developed — - density greater than 125 percent of the maximum Comprehensive Plan designation (not • ing) of the adjacent parcel. Transition area applies to any ' property which is a designate. - stablished area. The subject property is designated as an area. e subject property is adjoined by established /develooinq /areas to the north, south, easy and west. RE STREET PLAN AND DR r • ' 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 1 I ENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS u • • psi• - • . '- - - - - •- 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. • T1BARt1 Pre Contemn Notes Pape 3 11 11 imicansammum own swum 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: 1. Reduced density or an increased cost of at least five percent due to either: I 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. I 3. Pre - existing shade (vegetation). ? SE MOTE: Maps and ten are remised which are sufficient to show that the development compiles 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 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: • 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. T ; T1 6ARD Pn pUa q tl CI,reace Notes Page 4 1111 WOdruVMa•bf Naga Saabs ' . • 'EASE MOTE Regardless of the opdontsl used through the design at the Subdivision or Minor land Partition, all one and twe family, single - family residences are reviewed through the g building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for huffier ' information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PIKIN6 AND ACCESS All parkin • areas and driveways mu • - • _ - • ' F Single family: Requires 2 off- street parkin• spaces er dwelling u.' tiple p g ' > Mu ti P family: ' equires 1.5 parking spaces per uni or se. room. (Multi - family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi - family dwelling units with more than 10 required spaces shall provide parking for the use of guests • and shall consist of 15% of the total required parking. [Refer to Cede Section 18.106.0301 I No more than 40 °/Q of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: > Standard parking space dimensions: 8 ft. 8 inches X 18 ft. • > Compact parking space dimensions: 8 ft. X 15 f . > Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be ' provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. 3I /CIE RACKS I Bicycle racks are required for multi -famil ercial and industrial developments. Bicycle racks shall be located in areas protected fr mobile traffic and in convenient locations. Bicycle parking spaces shall be provided on s of one space for every fifteen (15) required vehicular parking spaces. (1��3- d,ivfs) M inimum number of accesses: Minimum access width: aS Maximum access width: (F ) - ' Minimum pavement width: 20 MIMED WALKWAY LOCATION Within all attached housing (except two- family dw • nd multi- family developments, each residential I dwelling shall be connected by walkw a vehicular parking area, common open space and recreation facilities. YISION AREA equires 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 18.1021 TY fl6AED Pre-AaiUatleo Ceoretsoce Notes Page 5 .110 ,g Aalk.tln/Msntn NOM sae.. • • OFFERING AND SCREENING ase 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. Meter to Code Chapter 18.1001 ' 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/ire /y 41.4 Qa/,�,,�� a e c/r've treet trees are required for all developments fronting on a public or private street as well as driveways I 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 use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. Meter to Code Chapters 18.100,18.106 and 18.1081 EE REMOVAL PLAN REQUIREMENTS I 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: I > 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 18.150.070.0. of no net loss of trees; 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; Pm Iap@atlN eastern= Notes 11F �.e nom« Sulu Papa 6 x116 ' . • 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; o 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 Y pp cant to protect trees during and after construction. I 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 GATION 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 I 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 I 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) AGNS I Sign permits must be obtained prior to installation of - • In the City of Tigard. A "Guidelines for Sign Permits" handout is available upon re•u- . - : •Itional sign area or height beyond Code standards may be I permitted if the sign propos - • - 'sewed as part of a development review application. Alternatively, a Sign Code Exception a • • ' •r Ion may be filed for review before the Hearings Officer. IAMBS The Code provides regulations for lands which are potentially unsuitable for development due to areas within the 100 -year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or I on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas. and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of I sensitive lands must be clearly indicated on plans submitted with the development application, (Refer to Code Chapter 18.841 rf Irma Pro-Applicales Canters= Notes mIrt$I 4� MUM Satin Mill I Chapter 18.84 also provides rlations for the use, protection, or miification of sensitive lands areas. Residential develooment is prohibited within floodplains. SIP SLOPES When steep slopes exist, prior to issuance of a final order, a geot- • report must be submitted which I addresses the approval standards of the Tigard Comp. -' . Development Code Section 18.84.040.B. The report shall be based upon field explo . '- - - • investigation and shall include specific recommendations for achieving the require. - - • 8.84.040.B.2 and 18.84.040.B.3. DIED SEWERAGE AGENCY (SA) MEER STANDARDS. 0 & 0 96-44 Purpose: I Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. I Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to U reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable I encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. I Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, I dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: I > A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path ie paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel I walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and > Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. I Location of Vegetated Corridor: In any residential development which creates multiple parcels or lots intended for separate I ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R s A 96-44/USA Regulations - Chapter 3, Design for SWMJ TIVE he applicant shall submit a narrative which provides findings for all applicable approval standards. Failure I 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. I 4 WARD hm- 1�agnM a.rsmc. Weiss rigs $ of 1S MestlMR1..rU Prides Pales A �E SECTIONS • • 18.80 ✓ 18.92 18.100 / 18.108 18.120 ✓ 18.150 1 13.84 ✓ 18.96 V 18.102 _ 18.114 18.130 _ 18.160 18.88 _ 18.98 _Z 18.106 _ 18.116 18.134 18.162 / 18.164 ACT STUDY 1 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 1 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 1 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 I property dedication requirement is not roughly proportional to the projected impacts of the development. [ Beier to Cede Chapter 18.32 Section .0501 1 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. 1 (Refer to Cede Chapter 18.32 Section .2501 4E16N1OR800D MERINO 1 The applicant shall notify all prope owne . •' • _ e _ • � - - • • • • _ e aci stator of their proposal. • • • • wee s between the mailing date and the meeting date is required. Please r- ' the Land Use Notification handout concerning site posting and the meeting notice. 1 [Beier to the Neighborhood Meeting Handout) 0 INC PERMITS. r building and other related permits will not be accepted for review until a land use approval hag been issued. Final inspection approvals by the Building Division will not be granted until there ig compliance with all conditions of development approval. . IE CUN6 1 Applicant should contact franchise hauler for rev - . _ - • • ova of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: - - • ' ing with Pride Disposal at (503) 625 -6177. 1 Met ctlon 18.1161 `;DDRIONAI. CONCERNS OR COMMENTS: b/L CIS /Of' . Z es S roan key• C 0445 40/ /' e owes- Genic i o%^ S ' cc�s • i ,. bp • . �r c . :s CA Nc I- i - i _ � � / Iry �+ 1 % mo o: f7. 7 c# /te 9 (€111 -, t 7 ! e47 S4a 114/4 Q o ���.,' 1 i16AU hNApoaanN entire= Metrs Pip C el 18 Anicsese MON Swain PI [DURE 410 • A dministrative 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 t making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. dPgiCATION 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 • I •1 - 1= • 1 - . 1• • -11'1• •• '''•1 . -•rl - 11. • .l n.1=• •••.- • •1 - . •• •: 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 (1), $ 4" 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. I 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 I recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 2Q day public 9ppeal period follows all land use decisions. An appeal on this matter would be heard by the I Tigard �Q�it�` CoMMra . 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. E NOTE The conference and notes cannot cover air 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 shaft 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 Cade 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. PREPARED BY: �Tv/,1 WA CRY OFTIGARD PLANNING DIVISION PRONE [5031639.4171 og7 �, � FAX: [5031 684-1291 u g secxn:'ream en9) 26- Mar-97 TY 6ND Pre-ApplIgtls Conforms Was Pape 11 11111 AnScao..in+.w Maw Saalaa I 0 fre„l Zc 7 #2 !„.s,i PRE - APPLICATION CONFERENCE NOTES ENGINEERING SECTION City of Tigard, Oregon IUBLIC 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. 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. U 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 that may be required as a condition of development approval for your proposed project. I Right-of-way dedication: l9 Y I 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: _ ( t() 1 R �T to 30 feet from centerline. (kic- <,-, G'- I ( ) to feet from centerline. t ( ) to feet from centerline. Street improvements: I ( ) 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 utility wires (a fee may be collected if determined appropriate by the Engineering Department), I a five -foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector r TIGARD Pre-Application Conference Notes Page 1 of 5 Department Section streets, or in the C•al Business District), necessary st reet 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 `Il t S-r. . Prior to I -- P , the applicant shall either place these utilities underground, or pay the fee in -lieu described above. 1 In some cases, where street improvements or other necessary public improvements are not currently I 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 I district. The following street improvements may be eligible for such an agreement: (1.) I I (2.) Pedestrianwa s/bikewa Y Ys : I Sanitary Sewers: Thg nearest sanitary sewer line to this property is a(n) inch line which is located in • . The proposed development must be connected to a I public sanitary sewer. It is the developer's responsibility to Lor.1. —c. r --� P �Y rJ6ti �S I s c4-- C OF TIGARD Pre - Application Conference Notes Page 2 of 5 Department Section Water SUDDIV: • • T The 1 Zaz-0 Water t - Phone:(503) (0 provides public water service in I the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: I 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 I regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: I 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 I 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. - 1 1 01Z-ul Pt FO-- i I 1 Other Comments: I 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 I accessible. F T. A De.. P1 OE 1+.1 ACC.E40 Cr4-XT C -XT rIrcL_ :� T V AT to Tcic M`?�a•►A� r v=im *-' S ri %MTN D ORM WATER QUALITY I 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 C� OF TIGARD Pre-Application Conference Notes Page 3 of 5 E • Oepatment Section 65 percent of the phosph• contained in 100 percent of th storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that y p p t 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 I 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: - 1 ( ) Construction of an on -site water quality facility. Payment of the fee in- lieu. s I AFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance. The Traffic I 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 I 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 1 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. 1 Pact PERMITS I 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: - I Street Opening Permit (SOP). This ermit covers relatively minor work in a public right-of-way P Y P or easement, such as sidewalk and driveway installation or repair, and service connections to 1 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 1 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 1 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 1 construction work. 1 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. Cl TIGARD Pre - Application Conference Notes Page 4 of 5 E O F Department Section I • • NOTE: If an Engineering Permit is required, the applicant must obtain that permit prior to 9 9 4 PP P P release of any permits from the Building Department I Building Department Permits: I 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 I 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 I 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 I after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi - family buildings. It covers all I 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 I 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. I Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. I GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS I All subdivision rojects shall require a proposed grading plan r P 1 q P p g g p prepared by the design engineer. The I 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 I 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 I also indicate the proposed elevations at the four corners of the building. I PREPARED BY: � L 1'41`17 ENGINEERING DEPARTMENT Phone: (503) 639 -4171 Fax: (503) 684 -7297 n. intpatty1preapp.en (Master section: preapp- r.mst) li mber 23. 1996 - C GF TIGARO Pre - Application Conference Notes Page 5 of 5 • oeaxm+mt Section • • kalif* c t\ 1 July 29, 1997 CITY OF TIGARD ' Pam Emmons OREGON WB Wells & Associates, Inc. 4230 NE Fremont Portland, Oregon 97213 ' Re: Water Availability for 12920 SW Walnut and 9425 SW McDonald Dear Pam: This letter is to confirm that the City of Tigard Water Department can provide the minimum State of Oregon water service requirements for the two properties referenced above. Water is available in quantity and quality for domestic use as determined by the Oregon Health Division, ' 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 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 these properties to install a new fire hydrant so that all portions of the proposed buildings are within 500 feet of a fire hydrant. ' 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 ' owner(s) are to pay for the pipeline, fire hydrant, construction, water meter costs and fees necessary for the project. ' Again, water 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. Should you need any additional information, please give me a call. ' Sincerely, • CITY OF TIGARD WATER DEPARTMENT 1 Michael Miller ' Operations Manager ' CC: Ed Wegner Brian Rager • 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639 -4171 TDD (503) 684 -2772 1 • • I TO END OF STREET - i 25`- ■25' -' N w � f . 1 X15 1 Q PRIVATE 0` - 9" FC 1 = DRIVES I m // 6"GV I I - D U 1 • �N I /z / \N I A SW WALNU •/ / `\ L 1 20' ST / 3 -7" \ TO SW I 6 I% 6" / U 4 28TH Si - 2ND - A VE � ' VE / +© 281 -6"/ f 50 1 EDGE OF PAVEMENT/ / /// / 30' 6 "CI . tom it I 11 411 i 3 •_ g ' �,��i \ 6 "MJ TEE 12 CI - 6 "GV 1 '521-8'1-- -' I 1 I I2` G V 1 8 6 "x6" I GDRIVEWAY MJ TEES NE I/4, SEC 4,T2 S , R I W I REY T /CARD WATER D /STR /CT I 8777 SW BURNHAM ST PO BOX 230000 TIGARD, OREGON 97223 (503) 639 -554 I ¢ DETAIL OF INTERSECTION: 4 SW WALNUT ST i 113 AND SW 129TH AVE DATE: 1 -90 SCALE 120`' S E W - 1 IUSINV SS SCNVICCS I • • I I - SW McDONAV ' ST . !' TO SW 2 I TO SW N ' 97TH AVE 87TH AVE 24 "BFV /5' "DEEP 14 3 8 "x 6" TEE 9'- / 4 16 BFV /5 DEEP g "BFV / • ID • 50' t + —t- 50' I I 24 "DI 5'-6 "DEEP \ 7 17 t I \ 16" D I \ \ �• 8 "C I \ 1.....1 1 \ � . - I V \ N 47 -8" o \\ - N 51' \ - 65'_9n ..,,, 7 ,_ 3 „ .. -6, I _ Th \ \ 4 DEEP ' Q \ \ --.• 0 21' I / � --__ • 11 9 CI I ir 5 — �' MJ FIRE HYD to 6 "MJ HOLDING SPOOL 0) k 50' 6" FLG x MJ GV /4' DEEP • I 6 "MJ x FLG TEE TO SW ELROSE CT I Cn SEI /4,SEC 2,T2S,RIW I V: t T /GARD WATER DISTRICT • 8777 SW BURNHAM ST PO BOX 230000 • TIGARD, OREGON 97223 1 (503) 639 -1554 2 DETAIL OF INTERSECTION: 2 � o SW McDONALD ST t AND SW 93RD AVE I II 65 DATE: 6 - 92 SCALE :I' =20'J S E W I • • 1 1 PRELIMINARY STORM DRAINAGE 1 REPORT for MINOR, rig Ni) A PARYEZTION 1 Pow ' ON OW PRODONAZED SoPLIEWE TIGARD, OREGON 1 Prepared for Fred Passmore 7501 SW 195 Avenue ' 1 Tigard, Oregon 97007 503- 557 -1001 1 Prepared by 1 \N.B. WELLS & associates, inc. „ ENGINEERS • SURVEYORS PLANNERS i 4230 NORTHEAST FRE410NT STREET � % � � , , , P O R T LAN D. OR E G O N 97213 PHONE: (503) 284 -5896 FAX 254 -8530 1 September 24, 1997 • 1 City of Tigard File No: MLP 97 -0015 I . W.B. Wells File No: 97 -164 1 ' 1 • • 1 1 1 PRELIMINARY 1 STORM DRAINAGE REPORT 1 for 1 MINOR LAND PARTITION FOR 1 FRED PASSMORE 1 ON SW MCDONALD STREET TIGARD, OREGON 1 Prepared for Fred Passmore 7501 SW 195 Avenue 1 Tigard, Oregon 97007 503 - 557 -1001 Prepared by 1 W.B. WELLS & ASSOCIATES, INC. 4230 NE Fremont Street Portland, Oregon 97213 PH: (503) 284 -5896 Fred A. Kroon, EIT 1 under the supervision of Nicolas M. Reitzel, PE 1 September 24, 1997 1 1 • 1 1 CERTIFICATE OF ENGINEER 1 The technical information and data contained in this report were prepared under the 1 direction and supervision of the undersigned, whose seal, as a professional engineer licensed to practice as such, is affixed below. c't O Iga 4 . , c* 4,t, 7483 ' 1 This document was prepared by: 1/ 7— ip OREGON 4 6sO 28, ‘g9 b 1 q4 m. [ ExPiREs: /2 -3 / -J 1 1 1 14- cd-(,,0 /27 0 Name Title • 1 • • 1 ' TABLE OF CONTENTS O NTS 1 SECTION A - Maps ' - Site Location - USGS - Soils ' SECTION B - Project Overview and Calculations - Basin Map - Estimated Flow Rates ' - Conveyance - Water Quality SECTION C - Storm Drainage Plan and Details 1 1 1 • I MAPS • WBW File #: 97 -164 I SITE LOCATION MAP USGS Quad Map 1" =1000' (Approx.) NE/4 BEAVERTON 15' QUADRANGLE BEAVERTON, OREG. - �, : ?^ r I _i' ee J , - ' f' I ' .;;.i 'I •) 'Sn•,2 C .:l ) ; 1 � N • T � I L.AKQ.t4 ' �, ' .. G ✓ rih �i - •-� 1 • : : .±. 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Fred Passmore M 2 4230 NE Fremont St. 7501 S.W. 195th Avenue By: FK 11/3/97 Portland, OR 97213 Aloha, Oregon 97007 97- 164Map.xls I • • MAPS • WBW File #: 97 -164 II SOILS MAP USDA SCS Map SCALE 1:20000 Site Soils include: 37A & 37B Quantama, Hydrologic Soil Type: C 111 , /� „�q ^� 4 .: .'elt - ray :.,. '�+!• ; •F :e/ iib N •L•� - •i.✓ . 'v� n � ' : . ' - .,. '`' y(,�, f' Z " • , - ,- e- - i: ••'Y1�'.M• • v _ 1, , F I�g . $ $ - i Y t /:AL L y :t. •,` 4 .. `4 �' _ 11 .a ' + c1-" ' - .�� 1 ,�+ : ' : '. -sue". +" .i' a ..7 I . - , . - '7 - atf 1% .....' ��J I ��-' _ -.,.:,....:'„T,:-..it i •ti `mil `°r� • S t ; ��, ` � � �ilr . �� ' � � ` ��� �'�� I �� '.• • ` ' � , tii. '_` �-�' 6 . l�:T'%r'':f „,.. i 4 * :t '•/ a' . F i � 4Y 42 / .. t �r ” .. i s[ �� -i . , • • te 3 r •, -; -- , t k? 1 ,1 .. " wit ' ' '��1 :. `�" `' [r ,y�> %. v ;,,C i s . :..jp�' ?r :{: 4 , . { t. r . : �a. a � . { . t f � . 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Fred Passmore M 3 4230 NE Fremont St. 7501 S.W. 195th Avenue By: FK 11/3/97 I Portland, OR 97213 Aloha, Oregon 97007 97- 164Map.xls I • • I 199 SOIL SURVEY TABLE 13.-Soil and Hydro- Flooding Soil name and logic map symbol group • Frequency Duration Months I Klickitat: 25E, 25F, 25G B None I Knappa : • 26 B None Labish: D Frequent Very long Dec -Apr I 27 Laurelwood : 288, 28C, 28D. 28E, 29E, 29F B None McBee: I Nov-May B Frequent Brief Y Melbourne: 318, 31C, 310, 31E, 31F B None I Melby: 32C, 32D, 32E, 33E, 33F, 33G C None ----------- - - - - -- ---------- -------- - - - - -- ------------------------ Olyic : 34C, 34D, 34E, 35E, 35F, 35G B None I Pervina: 36C, 36D, 36E, 36F C None Qu I 37A, 37 37A, 378, 37C, 37D C None Saum: ' 388, 38C, 38D, 38E, 38F C None • I Tolke : 39E, 39F B None Udifluvents : 40 B Frequent Very brief Nov -Apr I Verboort: 42 D Frequent Brief Dec -Apr • Wapato: D Frequent Brief Dec -Apr I 43 Willamette: 44A, 448, 44C, 44D B None I Woodburn: 45A, 458, 45C, 45D C None Xerochrepts: I 1 46F: Xerochrepts part B None Haploxerolls part C None ' 47D: I Xerochrepts part D None Rock outcrop part. This mapping unit is made up of two or more dominant kinds of soil. See mapping unit description for the composition and I i behavior of the whole mapping unit. I I ' W.B. Wells File No: 97- O4 • • Drainage Calculations for Fred Passmore Partition Plat ' Upstream Analysis The Upstream Analysis shows that the basin affecting this site starts to the west of this site. The site basin is divided in the northern most lot with the lot almost divided in half flowing the north and south. Upstream conditions are lightly wooded with slopes averaging 9 %. The conveyance for the drainage area along McDonald Street consists of catchbasins and culverts. ' Site Drainage Analysis 9 Y ' The site appears to be divided into two drainage courses. One draining north the other southeasterly. There is a high point located at the proposed intersection of the private drive near the lot line between the new lots. The runoff flowing north drains to what ' appears to be a wetland area approximately 100 to 150 feet north of the northern property line of the site. The basin draining southeast flows to McDonald Street where it is picked up by catchbasins along the street. Downstream Analysis There appears to be a wetland area downstream of this site south of McDonald Street. ' Asbuilts show basins collecting runoff from McDonald and 93` then it appears that the discharge point is east of 93` into the wetland /creek area. The site also drains to the north where there is another wetland /pond area. Roughly 1/3 of the site drains to this ' wetland area. Both areas eventually drain to Fanno Creek. Water Quality Preliminary 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." • 1 97164STMB.DOC ' 11/06/97 -1- ' W.B. Wells File No: 97 To4 • Basin Areas Proposed Impervious Area Calculation t Total Site Area 0.81 acres 35082.19 sq.ft. ' home sites: 2 BId @ 2640 sq.ft/lot 5280.00 sq.ft. Exisitng Garage: 1106.14 sq.ft. ' Driveway areas: 2 lots @ 350 sq.ft/lot 700.00 sq.ft. Existing House: 1478.85 sq.ft. street area: 5683.39 sq.ft. ' Existing Driveway: 2992.95 sq.ft. Total Proposed Impervious Area: 17241.33 sq.ft. 0.40 acres Existing Impervious Area Calculation ' Total Site Area 0.81 acres 35082.19 sq.ft. home sites: 1 Bld @ 1478.85 sq.ft/lot 1478.85 sq.ft. other buildings: 1351.28 sq.ft. t Driveway areas: 1 lots @ 4008.47 sq.ft/lot 4008.47 sq.ft. Total Impervious Area: 6838.60 sq.ft. 0.16 acres New Impervious Area Calculation ' Total New Impervious Area: 10402.73 sq.ft. ' 0.24 acres Existing Pervious Surface = 0.65 Acres Proposed Pervious Surface = 0.41 Acres 97164STMB. DOC ' 11/06/97 -2- ' W.B. Wells File No: 9714 U 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) = 0.10 ft/s < 0.9 ft/s OK ' d (depth of flow)= 0.05 ft < 0.5 ft OK Therefore the Minimum length of this swale will be: ' Where: t = 9 minutes V= 0.10 ft/s = V x t x(60s /1 mi) = 54 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 and Bio- filtration Swale. All will be designed to Unified Sewerage Agency standards as approved by the City of Tigard. The roof drains will be connected to a 10" CPP line running 138 LF within the proposed street. The laterals will be 6" diameter connecting to the 10" line with tees. The 10" line ' is connected to the existing 12" storm sewer in McDonald Street. 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 existing storm. Calculations have been provided for the Water Quality Facility. 1 97164STMB.DOC 11/06/97 -3- ' • W.B. Wells File #: 97 -164 • I BIOFILTRATION SWALE WORKSHEET Project Name: McDonald Street City Project Number: I Computed By: F.K. Date: 09/25/97 Company: W.B. Wells and Associates, Inc Address: 4230 NE Fremont Street Portland, Oregon 97213 I Phone Numbers: Ph: (503) 284 -5896 Fax: (503) 284 -8530 I Proposed Impervious Area Calculation Total Site Area 0.81 acres 35082.19 sq.ft. home sites: 2 Bld @ 2640 sq.ft/lot 5280.00 sq.ft. ' Exisitng Garage: 1106.14sq.ft. Driveway areas: 2 lots © 350 sq.ft/lot 700.00 sq.ft. Existing House: 1478.85 sq.ft. I street area: 5683.39 sq.ft. Existing Driveway: 2992.95 sq.ft. I Total Proposed Impervious Area: 17241.33 sq.ft. 0.40. acres I Existing Impervious Area Calculation Total Site Area 0.81 acres 35082.19 sq.ft. home sites: 1 BId © 1478.85 sq.ft/lot 1478.85! sq.ft. I other buildings: 1351.28 sq.ft. Driveway areas: 1: lots @ 4008.47 sq.ft/lot 4008.47, sq.ft. I 8 10' sq.ft. Total Impervious Area: 6 838.60' acres New Impervious Area Calculation Total New Impervious Area: 10402.73 sq.ft. 0.24 acres 1 1 I DetCalc7164.xls Calc Page #1 Sheet Name:Bio Swale 11/6/97 • W.B. Wells File #: 97 -164 • Design Flow Rate ' Design Storm: 0.36 inches of rain falling in 4 hours 9 9 I Calculate the volume to be treated Vol. _ (0.36)x(1 ft./12 in.)x 10402.73 sq.ft. = 312 cu.ft. imp. Area volume ' Calculate the design flow rate over the 4 hour storm period 9 P Flow rate = 312.cu.ft./(4 hoursx3600 sec.) = 0.022 cfs volume I Trapezoidal Swale Characteristics Design Flow Rate: 0.022 cfs Manning's "n" value: 0.25 I Bottom Width: 4 ft Side Slopes (both sides) 4 H:1V Channel Slope: 0.015 ft/ft I Flow Depth: 0.03" ft Flow Top Width: 4.26. ft Flow Velocity: 0.070ft/sec I Required Swale Length Calculate the swale length needed for the 9 minute residence time I (9 min.)x(60 sec. /min.)x 0.070 ft/sec. 38 feet *USE 100 FT LENGTH velocity 1 1 1 1 1 1 1 1 I DetCaIc7164.xls Calc Page #2 Sheet Name:Bio Swale 11/6/97 • 1 W.B. Wells File #: 97 -014 • I ORIFICE DIAMETER WORKSHEET Project Name: Mcdonald Street I City Project Number: Computed By: F.K. Date: 09/25/97 Company: W.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: Calculate the outlet orifice size Orifice Equation: Q = Ca(2gh) ".5 t Q = 0.0217 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 ' 231.75 Overflow elevation 231.50 Invert elevation out ' Orifice Area: a = 0.0302: SQ.FT R= 0.10, feet 1 D= 0 feet ORIFICE DIAMETER: D= 2.35 INCHES *Use a 1 -3/4" Orifice in 4" cap 1 1 1 1 1 1 t 17164.xls Calc Pa De Ca c Page # 1 g Sheet Name:Orifice 11/6/97 • • Water Quality (Preliminary) Worksheet for Trapezoidal Channel 1 Project Description Project File c: \windows \profiles \fredk \start menu \aajobs \97 - 164 \97164pre.fm2 Worksheet Water Quality Channel (Preliminary) Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth 1 Input Data ' Mannings Coefficient 0.250 Channel Slope 0.015000 ft/ft Left Side Slope 4.000000 H : V ' Right Side Slope Bottom Width 4.000000 H : V 4.00 ft Discharge 0.02 cfs 1 Results ' Depth 0.05 ft Flow Area 0.22 ft Wetted Perimeter 4.44 ft 111 Top Width 4.42 ft Critical Depth 0.01 ft Critical Slope 4.284586 ft/ft ' Velocity 0.10 ft/s Velocity Head 0.15e -3 ft Specific Energy 0.05 ft Froude Number 0.08 Flow is subcritical. 1 1 1 1 • 1 1 11/03/97 FlowMaster v5.13 I 11:50:29 AM Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 (203) 755 -1666 Page 1 of 1 1 • • Cross Section (Preliminary) Cross Section for Trapezoidal Channel Project Description Project File c: \windows \profiles \fredk \start menu \aajobs \97 - 164 \97164pre.fm2 Worksheet Water Quality Channel (Preliminary) ' Flow Element Trapezoidal Channel Method Manning's Formula Solve For Channel Depth 1 Section Data Mannings Coefficient 0.250 Channel Slope 0.015000 ft/ft Depth 0.05 ft ' Left Side Slope 4.000000 H : V Right Side Slope 4.000000 H : V Bottom Width 4.00 ft Discharge 0.02 cfs 1 1 0.05 ft 1 4.00ft VN ' H 4.0 NTS 1 1 1 11/03/97 FlowMaster v5.13 11:50:40 AM Haestad Methods, Inc. 37 Brookside Road Waterbury, CT 06708 (203) 755 -1666 Page 1 of 1 1 W.B. Wells File No: 9064 • Drainage Calculations for Fred Passmore Partition Plat ' Upstream Analysis The Upstream Analysis shows that the basin affecting this site starts to the west of this site. The site basin is divided in the northern most lot with the lot almost divided in half flowing the north and south. Upstream conditions are lightly wooded with slopes averaging 9 %. The conveyance for the drainage area along McDonald Street consists of catchbasins and culverts. Site Drainage Analysis ' The site appears to be divided into two drainage courses. One draining north the other southeasterly. There is a high point located at the proposed intersection of the private drive near the lot line between the new lots. The runoff flowing north drains to what ' appears to be a wetland area approximately 100 to 150 feet north of the northern property line of the site. The basin draining southeast flows to McDonald Street where it is picked up by catchbasins along the street. Downstream Analysis There appears to be a wetland area downstream of this site south of McDonald Street. ' Asbuilts show basins collecting runoff from McDonald and 93` then it appears that the discharge point is east of 93` into the wetland /creek area. The site also drains to the north where there is another wetland /pond area. Roughly 1/3 of the site drains to this wetland area. Both areas eventually drain to Fanno Creek. Water Quality Preliminary Calculations ' Design Criteria for Calculation of Runoff "Q" 1 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." 1 1 97164STMB. 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" 4:3 1**** 4•V1 ' 1. .'•4 •?"-** ' I. \ I ''' ' ' ' ' 4 . • ' • Ell =I OM • I • M • • • OM • • • • • • • rn rn 0 6i wn 0 > • 0 z L H Q1 3 TYPICAL PLANTING MIX TYPICAL WATER QUALITY a PLANT 8I0- FILTER SWALE WITH: LI RED FESCUE 30% BIO- FILTER SWALE -J PERENIAL RYE 10% J Q BIRDSFOOT TREFOIL 20% NOT TO SCALE REDTOP BENTGRASS 40% J . H w B10- FILTER PLANTS TO BE MAINTAINED BY WATERING, FERTILIZING, AND MOWING. n - 10 -YR STORM LEVEL �BERM� MEET & MATCH WATER QUALITY EXISTING GRADE • SURFACE LEVEL � Z EXI S11NG _ - - MEET & MATCH _ FREE BOAR 2 roc' —_ — ,� .1 • n EXISTING GRADE 1 \ a,. < = :.�'o: < •o. - - - - -- • G GR ADE _ %�; :° � �' /, • tcu __ ..vim♦ N EX�ST�N_- r ! / / /' "/ INSTALL GEOSYNTHETIC �, SUBGRADE IMPERMEABLE LINER 4' MIN. BOTTOM 4' MIN. --/ 0 INSTALL APPROX. 1'0F LINER SPECIFICATIONS: o TOPSOIL FOR PLANTINGS 30 MIL. HDPE WITH LDPE COATING z SUPPLIED BY ACF WEST INC. 8951 i SE 76TH DRIVE PORTLAND OREGON e.; OR APPROVED EQUAL. I/ ;, 7 . 0 . CITY OF TIGARD ' • P RE - APPLICATION CONFERENCE NOTES J'lwuping a'B Comm::, RESIDENTIAL - CATE 6 - 5= 97 srAFF: SPW /BR ft APPUCANT: Fred/ (SSG gist OI AGENT: ilipteI9 6 Phone: [ I Phone: I 1 22y-co?‘ PROPERTY LOCATION: ADDRESS: 5'2S ski 416 Ax Id TAX MAP/TAX LOT: 42 S/ . CD 7Z- 2 NECESSARY APPLICATION[SI: 4chkA i PROPOSAL DESCRIPTION: 3 /O f Air - COMPREHENSIVE PLAN DESIGNATION: Zo("" 2 ii4 i oe.s.49/ , / ZONING DESIGNATION: ley, S CITIZEN INVOLVEMENT 2v FACILITATOR: 5 e /rs, TEAM AREA PHONE: [503) i ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: 75osq. ft. Average lot width: So ft. Maximum building height: _' ft. Setbacks Front 20 ft. Side S ft. Rear /s ft. Corner /S ft. from street. Maximum site coverage: % Minimum landscaped or natural vegetation area: % [Refer to Code Section 18. So. oso l ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot front. • - • -- - = - _ e _ : - - • • _ .: • • - • • : - : - _ - - . 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 time the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164 060 Lots) CITY OF TIMID Pre•Aptwcatlen Conference Metes Page 1 tale •ssIflatlal Iallleatlaa/Hauln IMslaa Sectlu • • ECIAL SETBACKS / Streets: 3 feet from the centerline of ��,��oi-�r > Established areas: feet from Lower intensity zones: feet, along the site's boundary. —�% Flag lot: Ten (10) -foot side yard setback. > Zero lot line lots: minimum ten (10) -foot separation between buildings. > Multi- family residential building separation: [Refer to Code Section 18.96.0301 Accessory structures up to 528 square feet in size may be permitted on Tots less than 2.5 acres in size. Five (5) -foot minimum setback from side and rear lot lines. Accessory structure up to 1000 sq!tare feet on parcels of at least 2.5 acres in size. (See applicable zoning district setbacks for primary structures.) SUBDIVISION PLAT NAME RESERVATION Prior to submitting a Subdivision land use • - • . ion with the City of Tigard, applicant's are required to complete and file a subdivision pl. • . ing request with the Washington County Surveyor's Office in order to obtain approvaVreserv- or any subdivision name. Applications will not be accepted as complete until the City rec-• - the faxed confirmation of approval from the County of the Subdivision Name Reservatio • [County Surveyors Office: 648 -8884) 6 LOT BUILDING HEIGHT PROVISION Maximum eig o 2 stories or 25 feet, whichever is less in most zones; 2 stories, or 35 feet in R -7, R -12, R -25 or R-40 zones provided that the standards of Code Section 18.98.030[B] are met. RNTIAL DENSITY CALCULATION [See example below The lief 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) EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: j EXAMPLE: USING A ONE ACRE SITE IN THE R -12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single - family Multi - Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20 %) for public right -of -way 6.534 sq. ft. (15 %) for public right -of -way NET: 34,848 square feet NET: 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre * The Development Cede rues that the net site area edgier the next whole dwelling onit. N0 ROUNDING UP IS PERMITTED. CITY OF TIGARD Pre- Appftcatloo Conference Notes Page 2 of 1G Issllutlsl AJJnatl•UMu■ln IMslso Sutton • • LOCKS 'The erimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way P Y 9 9 Y 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 DENSITY TRANSFER The City of Tigard allows a Residential Density Tran fisr4to 25% of the units that could otherwise have been developed on sensitive lands areas list- • n the density calculations that may be applied to the developable portion of the site. [Beier to Code Section 18.92.0301 It is the responsibility • e applicant for a residential development application to provide a detailed calculation for both - e permitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoni 'strict, any property within 100 feet of a designated established area shall not be developed density greater than 125 percent of the maximum Comprehensive Plan designation (not ing) of the adjacent parcel. Transition area applies to any property which is a designate stablished area. The subject property is designated as an area. a subject property is adjoined by established /developing /areas to the north, south, east and west. TURF STREET PLAN AND EXTE E TS future street I 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. Meier to Code Section 18.164.0301 • ESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS • u • • ivisi • • • ' • — - - ••- - 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 Tots: 1. Demonstrate a north -south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east -west axis. CITY OF TIGARD Pre - Application Conference Motes Page 3 of 10 UsiUetldU/natlesrneuli PMsleeSettles • • 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 %. Off -site shade sources (structures, vegetation, topography). 3. On -site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10 %. - b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right -of -way. 2. Reduction in important development amenities. 3. Pre - existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out The following items shall be included in the analysis: 1. The north -south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar- oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south - sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east -west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east -west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF MAN Pre- awncatlen conference Notes Page 4 of 10 lssIIaatlalUauanaa/PlaaalaiMM Miss Section • • • PLEASE NOTE:. 'Regardless of the opdonts) used through the design of the Subdivision or Minor Land Partition, all one • and two family, single - family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further Information regarding the Solar Balance Point standards and the options that are available related to building height and construction. - PARKING AND ACCESS All parking areas and driveways must he paved. •- Single family: Requires 2 off - street parking spaces per dwelling u.' . Multiple family: 'equires 1.5 parking spaces per unit or •e•room. (Multi - family - requires 2 parking spaces per unit for 1+ bedrooms.) Multi- family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.030) No more than 40% of required spaces may be designated and /or dimensioned as compact spaces. Parking stalls shall be dimensioned as follows: Standard parking space dimensions: 8 ft. 8 inches X 18 ft. Compact parking space dimensions: 8 ft. X 15 ft. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. - BICYCLE RACKS Bicycle racks are required for multi -famil _ . ercial and industrial developments. Bicycle racks shall be located in areas protected fr• •• - • omobile traffic and in convenient locations. Bicycle parking spaces shall be provided on • - = - s of one space for every fifteen (15) required vehicular parking spaces. (A,3 -4kia) Minimum number of accesses: Minimum access width: a5 (ROI-6 /o/-s) Maximum access width: Minimum pavement width: 20 REQUIRED WALKWAY LOCATION Within all attached housing (except two- family dwe ' nd multi - family developments, each residential dwelling shall be connected by walkw a vehicular parking area, common open space and recreation facilities. VISION AREA • equires 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 18.1021 CRY OF TIGARD Pre- Apellcatlea Conference Notes Page 5 of 10 lssImtl.l U /Uane.Inwln It lslee Seca.. • • UFFERINC AND SCREENING • • - - _ • ease 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. Meter 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 /rte y Fitt Qo/ ,$�a aPc�� drive � / v EE T treet 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 18.1081 • EE 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 Toss of trees; Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two - thirds of the trees to be removed be mitigated according to Section 18.150.070.D; CITY OF TIGARD Pre- Apalcsflsn Conference Notes Page 6 OM IusIdsitlsl saSwiss • • Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; b Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Section 18.150.025) NEGATION 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 18.150.010 (D) SIGNS Sign permits must be obtained prior to installation of - • - : in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon re • u - . - • • itional sign area or height beyond Code standards may be permitted if the sign propose • . - , sewed as part of a development review application. Alternatively, a Sign Code Exception a• • ••-- ion may be filed for review before the Hearings Officer. SENSITIVE LANDS The Code provides regulations for lands which are potentially unsuitable for development due to areas within the 100 -year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre - application conference based on available information. HOWEVER, the responsibility to precisely identify sensitivg lands areas. and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chapter 18.84) CITY OF TIGARD Pre- Apppcetlra Conference Metes Page 10110 Isstann.t UjHanu/Maatq IMsZ ■ seen•. Chapter 18.84 also provides aulations for the use, protection, or rrRtification of sensitive lands areas. Residential development is prohibited within floodplains, STEEP SLOPES When steep slopes exist, prior to issuance of a final order, a geot- • report must be submitted which addresses the approval standards of the Tigard Com.• - • , Development Code Section 18.84.040.B. The report shall be based upon field explor- '- - • investigation and shall include specific recommendations for achieving the require.. : - • 8.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY WSAI BUFFER STANDARDS, R & 0 96-44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as allowed below: > A gravel walkway or bike path, not exceeding 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 constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing 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 parcels or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R & 0 96- 44/0SA Regulations - Chapter 3, Design for SW i he 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 Pre-Wallis Cufereass Notes Pape: e111 hsla,au, Wue.tl..IM.utq Dan suds. • . 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" I I .,•., , . •,•• : !• II • ..4 •I 7 II: I t, I .4 . 4 I . ...,...... ..., • . .. 4 . .• 1 ... -.4.-.14 .': ,t..•.:_.,..• ..,.....,......,..44.---..:-.......-..,..- -•- • - •-• .,1,44... Tr.v-•••.•-• ••— '------.. -, ';‘-- - — • ....9e4 1-cf.r . •-- i'.. ft‘ -•'..........• '4 • i '.... • • _ O CODE SECTIONS • • 18.80 ✓ 18.92 18.100 / 18.108 _ 18.120 '18.150 18.84 V18.96 _ 18.102 _ 18.114 _ 18.130 _ 18.160 18.88 _ 18.98 ✓ 18.106 _ 18.116 _ 18.134 v 18.162 • ✓ 18.164 IMPACT STUDY As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Chapter 18.32 Section .050) When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32 Section 250) NEIGHBORHOOD MEETING The applicant shall notify all prope owne . • ••• - e - • - - .. • . - e aci itator of their proposal. _ •- - • • • wee s between the mailing date and the meeting date is required. Please r- • , the Land Use Notification handout conceming site posting and the meeting notice. (Refer to the Neighborhood Meeting Handout) UILDING PERMITS - • r building and other related permits will not be accepted for review until a land use approval hag been issued. Final inspection approvals by the Building Division will not be granted until there ig compliance with all conditions of development approval. RECYCUNG Applicant should contact franchise hauler for revi - . -; • • • - ova of site servicing compatibility with Pride Disposal's vehicles. CONTACT PERSON: • - , ' ing with Pride Disposal at (503) 625 -6177. (Ref ection 18.1161 ADDRIONAL CONCERNS OR COMMENTS: �' Mak chck /OA 51--41 4v4e- .grA� 4. 6445 4014 i)e-ji/de 4' S /de 'GeS dr%VtL /�j 0 %;Ito- 5 d �/ 3 ,"sp, • s��, ��►.i� � L - eats"/ ei4s-W . l ine/ %" q mod, r/R e L �i�l vrT7hi.. l G cl rt/ / • ;S ht of / r l rn f /O e n, �d L / r* A 1 2 1 447 14 / Laift t . 1/6 h/ qrc,✓ ltir.A ifer A 2 t . hj CM OF 11 MD Pre-Andlatloa Conference Metes Pane 9 1111 Iasttaatlsl Uatwtlaa/Maaahl IMslaa Satin PROCEDURE • ✓ Administrative Staff Review. . Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission ' making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT bq 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), $fit" x 11" map of a proposectproject should be submitted for attachment to the staff report of 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 2Q day public a peal period follows all land use decisions. An appeal on this matter would be heard by the Tigard mm,„;., Cow,nn, s?- . 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: Jae, 4i,/& CITY OF TIGARD PLANNING DIVISION PRONE (5031 639-4111 ' FAX (5031684-1291 h:Uogintpatty\preapp-r.mst (Engineering section: preapp.eng) 26-Mar-97 Cm OF flGARD M-ADAAcaUa Ceafereace Notes Noll of to � .straanal iwitawNnuwI Man saw.. • _c-17 � G of Tigard ; :Otego »::. PPLICATION ` CONFER :NOTES <.:;::..::.:....,::..:.. : 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: (i() I ` c DorlA-r to -2 7D feet from centerline. C-- r° `' ( ) 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 CoiaI 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 `� ST . Prior to I - inu FLAT , the applicant shall either place these utilities underground, or pay the fee in -lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non - remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) ac t t,1,a.,7 --C. . (2.) . Pedestrianways/bikeways: Sanitary Sewers: Th nearest sanitary sewer line to this property is a(n) 8 inch line which is located in ( P4-411/4 - %-4 . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to c:._�t c.st Neiki u -cc) CITY OF TIGARD Pre - Application Conference Notes Page 2 of 5 Engineering Department Section Water Supply: • • . The ICU Water tet - Phone:(503) 62 -20 i -41- 1( 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. POO t Ce <C PLAI3 -- J P is 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. • Wei?"*. filiwtoc, A Ra t - tt+AT s, ,�s 6K,� - t- ��. i c q c� �►J�vb.fs.• PlizAn Ac.c E ' c— -cam >4 -rzia«sc- 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 phospilis contained in 100 percent of the�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. hq Payment of the fee in -lieu. _ 1.t3S 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. PAGI PERMITS Engineering Department Permits: Any work within a public right -of -way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right -of -way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer /Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. CITY OF TIGARD Pre - Application Conference Notes Page 4 of 5 Engineering Department Section • • NOTE: If an Engineering Permit is required, the applica :t 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: - 4'7 ENGINEERING DEP RTMENT Phone: (503) 639 -4171 Fax: (503) 684 -7297 h:Uoginipattytpreapp.eng (Master section: preapp- r.mst) December 23. 1996 CITY OF TIGARD Pre - Application Conference Notes Page 5 of 5 Engineering Department Section • 1 COMMUNITY NEWSPAPERS INC. Legal P.O. BOX 370 PHONE (503) 684 -0360 Notice TT 9171 BEAVERTON, OREGON 97075 Legal Notice Advertising ❑ Tearsheet Notice • City of Tigard • • 13125 SW Hall Blvd. • ❑ Duplicate Affidavit Tigard, Oregon 97223 - -- - • • MAJOR LAND PARTITION [MLP] 97 -0020 Accounts Payable > FISHER/PASSMORE PARTITION < The Director has approved, subject to conditions, a request for Major Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and AFFIDAVIT OF PUBLICATION 7,500 square feet and create a private access easement for street purposes. STATE OF OREGON, ) APPLICABLE REVIEW CRITERIA: Community Development Code COUNTY OF WASHINGTON, )ss. Sections 18.32, 18.50, 18.88, 18.108, 18.162 and 18.164. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The sub - I Kathy Snyder ject site is located east of SW Omara Street and on the north side of SW being first duly sworn, depose and say that I am the Advertising McDonald Street. ZONE: R -4.5; Residential, 4.5 units per acre. The Director, or his principal clerk, of the Tigard – Tua 1 at i n Times R - 4.5 zone allows single - family residential units, public support facilities, a newspaper of general circulation as defined in ORS 193.010 residential treatment home, farming, manufactured home, family day care, and 193.020; published at Tigard in the home occupation, temporary use, residential fuel tank, and accessory aforesaid county and state; that the structures. MLP 97 0020 /Fisher /Pacsmnre U a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and .1,7 \� � consecutive in the following issues: � . 1, I i!du lII " � ,__, Var. 11�. I . Iii i 1 ■ _ F. mil , ' MI r iigi . ■ _ Subscribed and sworn to before me this 291 day n f .T,1 n A , 19 9 8 J li R - . i r ■ ■ - I1 111 y Notary Public for Oregon = ���. MI ■N 1111. My C Expires: '' ` � '� w„ � — ; � ■ � MY _ _ e AFFIDAVIT The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Division, Tigard Civic Center, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The decision shall be final on July 15, 1998. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.340 of the Community Development Code, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The deadline for filing of an appeal is 3:30 P.M., July 15, 1998. TT9171 – Publish June 25, 1998. competed in a •nasters national competition, plac- ng third in the pole vault for his age livision. "I told my wife that if I'd place, 'd go to the World Games," Hintz aid. So, it was off to Melbourne, Australia to compete in the World Masters Gaines. He finished in sixth lace at that competition. And he's still competing with the ame fervor these days. "Of course," Hintz answers when sked if he'll compete in the State lames this year, which will he held ily 11 -12. He also will be competing in the coming 1998 Nike World Masters ames, which will be held Aug. 22 in Portland. LOU '9t AVW S3EildX3 NOISSIW1100 AW lLOZ90 •ON NOISSIWWOO NO9380•0l1811d A8V1ON SS3Dafls '11 N18011 1V3S 1V101d30 things a lot. The biggest thing we do is cheer each other on." Jenni Ashcroft: All- American girl Ashcroft's list of accomplish- ments at Sheridan High School this past school year read like those of the proverbial All - American girl. She was the Student Body Presi- dent, the class valedictorian with a 4.0 grade -point average, the homecoming queen and, of course, a state champion in the pole vault. "Do you want me to tell you more ?" Hintz said with a proud smile. Well, for now, let's stick with her sporting accomplishments. And 0Z00 ld'IIWj lJOU1.Lilt+a tJNNty t atn v WV. TLT6 ILL eolloN 18601 --r 866T' duL ►1' pus eMsseoons e4; u1 pegs11gnd sum 'pexeuus o ;eJeq s1 go!gM ;o ►(doo pe;wud e dAuuisbEd /a014sT3 /0 00 —L6 d'Iw eq3 3841 :e ;e ;s pus Awnoo P1eseJole e43 u! p.xabtl le pegs!Ignd :OZO•E61. pus Ol0•£61. S>:10 u1 pain ;ep se uol;elnoip leJeue6 ;o JededsMeu e seui u i. 4uTvny —pxabz e43 ;o 'pep Iedlouud s!;; JO '.1oloeno 6u Is1;Jenpy eta we I ;e43 Ass pue esodep 'UJOMS AInp ;sit; 6weq aapAus Aq '1 ss ( 'NOIONIHSVM dO AJNfOO ( 'NO031:HO 3O 31V1S ;!ABP! ; {V eleolldna ❑ eo11oN ;eegsjeel ❑ uoaeJO Jo; ol1gnd tie;oN • • • 6u1sI1JenpV eOloN le6ei 4O Aep II49Z 9143 ew eio;eq of UJOMS pue pequosgns 866T'SZ aunt :senssl 6u1MOIIo; e43 u1 eAi;noesuoo allo Jo; JededsMeu Puss ;o enssl ei1 ;ue NOIld0119f1d dO 1lAvalddd 9L0L6 N003H0'N011:13AV38 09£0-499 (COS) 3NOHd OL£ X08 •O•d 'ONI `SI:13dddSM3N �l1INnWWOO IIAValdIV :sendx3 uolsslwwo0 Avg ajgeAvd squn000\ • E Z Z L 6 uobaa ' piab 'pATB TTaH MS SZTET p.rubTJ go A4TD • • • nl LP 17 - on -4 COMMUNITY NEWSPAPERS INC Legal P.O. BOX 370 PHONE (503) 684 -0360 Notice TT 918 6 BEAVERTON, OREGON 97075 Legal Notice Advertising •City of Tigard • ❑ Tearsheet Notice 13125 SW Hall Blvd. •Tigard ,Oregon 97223 • ❑ Duplicate Affidavit •Accounts Payable • "AMENDED DECISION" > FISHER/PASSMORE PARTITION < MAJOR LAND PARTITION (MLP) 97 - 0020 The Director has issued an amended decision approving, subject to condi- tions, a request for Major Land Partition approval to divide one (1) parcel AFFIDAVIT OF PUBLICATION of approximately 34,984 square feet into three (3) parcels of approximate- 1 STATE OF OREGON, ) ly 13,661, 7,500 and 7,500 square feet and create a private access ease - 1 COUNTY OF WASHINGTON, )SS' ment for street purposes. APPLICABLE REVIEW CRITERIA: Com- munity Development Code Sections 18.32, 18.50, 18.88, 18.108, 18.162 1, Kathy Snyder and 18.164. LOCATION: 9425 SW McDonald Street; WCTM being first duly sworn, depose and say that I am the Advertising. , 2S102CD, Tax Lot 02400. The subject site is located east of SW Omara Director, or his principal clerk, of theTigard— Tualatin Times , Street and on the north side of SW McDonald Street. ZONE: R -4.5; a newspaper of general circulation as defined in ORS 193.010 Residential, 4.5 units per acre. The R -4.5 zone allows single - family • and 193.020; published at Tigard in the residential units, public support facilities, residential treatment home, aforesaid county and state; that the farming, manufactured home, family day care, home occupation, tem- Amended De i s i on— Fisher /Passmore Partition porary use, residential fuel tank, and accessory structures. a printed copy of which is hereto annexed, was published in the , \ �'9 —*/,/ \ )/. /.1 / m m '„. 1 entire issue of said newspaper for ONE successive and 1 f� \ .,-,.\.,-,.\\-- �!, gy p / , NM ~ consecutive in the following issues: ,\ �\ / /� \\ ;.\ \\✓;/ L ` t July 16,1998 'v� \� ‘ // I ' H-1 — \ ::\ >. , • j J 1■ . �� +\ �� � � � ' 1a. 1,71•:.1.= {awl 1 — �' \� ' )c i I j /ARM tV ew a jN‘dt.Cke?A_ 77/ " \ y7 -- nri ! ' i 1,./ 1 _I I- r Subscribed and sworn to bef. a me thisL 6th day of f July ,19 9 8 ��\ '?, j \, I i _ i r Imo � for Oregon a a --� , I 11111 L My Commission Expires: " ' , -;', 1 I ' -- • AFFIDAVIT MY c E i 1 • 111 1 . 11g11 I i v °j1'0i -_ 1 j1:JJ 1 11E1111 C I IgII mum "� d. r e r a ' 1 The adopted finding of facts, decision, and statement of conditions can be obtained from the Planning Division, Tigard Civic Center, 13125 SW Hall Boulevard, Tigard, Oregon 97223. The decision shall be final on July 29, 1998. Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.340 of the Community Development Code, which provides that a written appeal may be filed within ten (10) days after notice is given and sent. The deadline for filing of an appeal is 3:30 P.M., July 29, 1998. TT9186 — Publish July 16, 1998. i Il • 410 m L. co 17— DOc)-4 1 Alois oplslssM Sill I lM ;ma COMMUNITY NEWSPAPERS , P.O. BOX 370 PHONE (503) 684 -03E 6 1). BEAVERTON, OREGON 97075 . . Legal Notice Advertising •City of Tigard • ❑ Tearsheet Notice 13125 SW Hall Blvd. *Tigard ,Oregon 97223 • ❑ Duplicate Affidal siivaA3 IIIIIIIIIII •Accounts Payable • IKON £;iunwwo AFFIDAVIT OF PUBLICATION i 01 e w i o u STATE OF OREGON, ) ' 1 COUNTY OF WASHINGTON, )ss. I, Kathy Snyder ! i being first duly sworn, depose and say that 1 am the Advertising uIB01d 14.1111021 Director, or his principal clerk, of theTigard- Tualatin T • a newspaper of general circulation as defined in ORS 193.010 � � � � �� and 193.020; published at Tigard in the N le301, ' aforesaid county and state; that the AmPnden DPr.isi Fisher /Passmore Partition a printed copy of which is hereto annexed, was published in the Pet ___Ii..i.A____.s_w s■ ft_ entire issue of said newspaper for ONE successive and consecutive in the following issues: July 16,1998 t '.' - J-NICLA. Subscribed and sworn to beg a me this L 6th day of July ,19 9 8 �•rs, OFFICIAL SEAL v/f� L +lam ='': Nota u lic for Oregon � -',; : ROBIN A. BURGESS .� r ' NOTARY PUBLIC - OREGON My Commission Expires: ® COMMISSION NO. 062071 MY COMMISSION EXPIRES MAY 16, 2001 AFFIDAVIT _ . • • �,,, REQUEST FOR COMMENTS . CITY OF TI Community Development Shaping A Better Community DATE: April 21,1998 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts, Associate Planner Phone: [5031639-4111 fax: (5031 684-7297 RE: MINOR LAND PARTITION [MLPI 91 -0020 ➢ FISHER /PASSMORE PARTITION Q A request for Minor Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and 7,500 square feet. APPLICABLE REVIEW • CRITERIA: Community Development Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The subject site is located east of SW O'Mara Street and on the north side of SW McDonald Street. ZONE: R -4.5; Residential, 4.5 units per acre. 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. 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: [THURSDAY - MAY 119981 You may use the space provided below or attach a separate letter to return your comments. H you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: • We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (Please provide the fodowing information) Name of Permits] Commenting: Phone Numbertsl: 1 PROPOSAUREQUEST FOR COMMENTS . • - • REQUEST FOR COMMENTS 0 NOTIFICATION UST FOR LAND OSE & DEVELOPMENT APPLICATIONS ITArii tCl [El lsr[Wl - - 'CITQENIKVOLYEMBITTEAMS sf rrswiNllf+lmiuli Islt[t1-.* FILE NO[S]. M,LP Q 1 Z Cs FILE NAME[S): f ■∎SNER /72>ASSM®RE CITY OFRCES f' : . - - 1 _ ADVANCED PLANNING/Nadine Smith, Ranee Swerves. COMMUNITY DVLPMNT. DEPTJo.p... ... _ POUCE DEPTJJim Wolf, cAn.Pr...um BUILDING DIVJDavid Scott, Budding Official ENGINEERING DEPTJBrian Rager, Dept.'s. R..i... Engtn.« g4ATER DEPTJMichael Miller, op.,.a... Mange, _ CITY ADMINISTRATION/Cathy Wheatley, m yR.catd. OPERATIONS DEPTJ Roy, P,.,«hu... _ OTHER • (_ • - - :- ••• _- _ _ .„SPECIAL DISTRICTS . • , � - - _ - — TUALATIN VALLEY FIRE & RESCUE — TUALATIN VALLEY WATER DISTRICT _ N SEWERAGE AGENCY Fire Marshall Administrative Office Julia Huffman/SWM Program Washington County Fire District PO Box 745 155 N. First Street (place In pick -up box) Beaverton, OR 97075 Hillsboro, OR 97124 (; '' y; ... ...�.. L SiAIIL JURISDICTIONS' - :s : � e. a .11.5., 47- : ` " : . "7' �.' = j ^ .. �.. ' I CITY OF BEAVERTON _ CITY OF TUALATIN OR. DEPT. OF FISH & WILDLIFE _ OR. DIV. OF STATE LANDS PO Box 4755 Planning Director 2501 SW First Avenue 775 Summer Street, NE Beaverton, OR 97076 PO Box 369 PO Box 59 Salem, OR 97310 -1337 Tualatin, OR 97062 Portland, OR 97207 Larry Conrad, senior PIatVW _ OR. PUB. UTILITIES COMM. _ Mike Matteucci, Neigtcrha. Coma. METRO _ OR. DEPT. OF GEO. & MINERAL IND. 550 Capitol Street, NE 600 NE Grand Avenue 800 NE Oregon Street, Suite 5 Salem, OR 97310 -1380 _ CITY OF DURHAM Portland, OR 97232 -2736 Portland, OR 97232 City Manager _ US ARMY CORPS. OF ENG. PO Box 23483 _ Paulette Allen, Growth Mar.agementCoo.Nrmtor _ OR. DEPT. OF LAND CONSERV.& DVLP. 333 SW First Avenue Durham, OR 97281 -3483 _ Mel Huie, Girardeau. Comainalm(CPA'a2OA'a) 1175 Court Street, NE PO Box 2946 Salem, OR 97310 -0590 Portland, OR 97208 -2946 _ CITY OF KING CITY _ METRO AREA BOUNDARY COMMISSION City Manager 800 NE Oregon Street _ OREGON DEPT. OF TRANS. (ODOT) WASHINGTON COUNTY 15300 SW 116th Avenue Building #16, Suite 540 Aeronautics Division Dept. of Land Use & Trans. King City, OR 97224 Portland, OR 97232 -2109 Attn: Tom Highland, purring 155 N. First Avenue 3040 25th Street, SE Suite 350, MS 13 _ CITY OF LAKE OSWEGO _ OR. DEPT. OF ENERGY Salem, OR 97310 Hillsboro, OR 97124 Planning Director Bonneville Power Administration PO Box 369 PO Box 3621 _ ODOT, REGION 1 _ Brent Curtis (CPA's) Lake Oswego, OR 97034 Routing TTRC - Attn: Renae Ferrera Sonya Kazen, DvIcan. Rev. Coma. _ Scott King (CPA's) Portland, OR 97208 -3621 123 NW Flanders _ Mike Borreson (Engineer, _ CITY OF PORTLAND Portland, OR 97209 -4037 _ Jim Tice (IGA's) David Knowles, manning Bureauob. _ OREGON, DEPT. OF ENVIRON. QUALITY _ Tom Harry (Current Pl. Apps.) Portland Building 106, Rm. 1002 811 SW Sixth Avenue _ ODOT, REGION 1 - DISTRICT 2A _ Phil Healy (Current w. Apps.) 1120 SW Fifth Avenue Portland, OR 97204 Jane Estes, Penns Specialist Portland, OR 97204 PO Box 25412 Portland, OR 97298 -0412 1 • -. . _.... - . - - ° OTILITY. PROiMERSAND:SPECIALAGENCIES_..- . .r - _ - ',_ _ . _ - `r : ) _ BURUNGTON NORTHERN/ SANTA FE R/R _ METRO AREA COMMUNICATIONS _ PORTLAND GENERAL ELECTRIC _ TCI CABLEVISION OF OR. Reed Fay, Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 11th Street Twin Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver, WA 98660-3000 1815 NW 169th Place, S-6020 Wilsonville, OR 97070 Portland, OR '97201 Beaverton, OR 97006 -4886 _ COLUMBIA CABLE COMPANY _—� _ PORTLAND WESTERN R/R _ TRI -MET TRANSIT DVLPMT. Craig Eyestone NNW NATURAL GAS COMPANY Steve Myhr, Region Manager Michael K Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton, OR 97005 220 NW Second Avenue 999 Third Avenue, Suite 2120 Portland, OR 97232 Portland, OR 97209 -3991 Seattle, WA 98104 -4037 ✓6 TELEPHONE . Paul Koft, Engineering _ OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS. CO. R/R _US WEST COMMUNICATION MC: 0R030546 (auAtrxrroxrmzntaet rrA>a amvais aw Clifford C. Cabe, Construction Engineer Pete Nelson Tigard, OR 97281 -3416 Reed Fay, Division Superintendent • 5424 SE McLoughlin Boulevard 421 SW Oak Street 1313 W. 11th Street Portland, OR 97232 Portland, OR 97204 Vancouver, WA 98660 -3000 h:lpatty1rnasiers4fcnotfce.mst 17-Dec-97 • Mr AIIIIIIIIIIIII CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED 201020002200 MLP 97 -0020 FisherlPassmore 251020002100 201020002300 2510211002000 Partition 2010211002001 2510219001900 'IEW CT \ • 201020110 . ` 201 � 2510201102500 `'S10211002100 2510211002200 201020/10 r IIII 2S111BA00103 111BAO6 000 20111AB032 0 N 2S111BA00114 ,/ 20111111103300 100 e,7 feet 200 250 Feet _I 0 50 ■ 2S111BA00109 l / ELROSE CT ,__ h\ co City of Tigard Q Intonation on this map Is for general location only and should be verified with the Development Services Division. Q 13125 SW Hall Blvd Tigard, OR 97223 4Ce (503) 639-4171 httplAvww.cl.dgard.or.us Community Development Plot date: Apr 23, 1998; c: \magic\magic0l.apr :-. .--....... --- -...._.....___ __.. . . ,TA _ 1114 . . - WARRANTY DEED—STATUTORY FOR/ INDIVIDUAL GRANTOR CHARLES W. MANKE III .- • , :Grantor, conveys and warrants to FRED TL.EUHN.and MARLYS A. KUHN,...hu5band and wife •,,. _ :7ii 0.Q ''• -;''f r ''''' '•'1:: - ', ‘:•••'"•.: '•n-" f • fir ,-- ii . • the following Vescribed'real prOperty _:- free of eicept:as specrfically.Set forth in..1Was.hingt on County, Oregon, to-wit -7--"PARCEL-11:- kA portlon of Lot 18 EDGEW00;- ified7asf011O:t6gifirlineat'the'SouthweSt'dorrier-,of taid-Jiot 18,*and ',.) runnintthefiep-.N6i-th'ai6fig-the1466t'-Iirie-therdof'20-feetrto'a'TOint'-on the Northlifie ofc.8:41:MagfididlStreeWthentecontinuing-North--along Said West Cf lihe d pOnie th6hde::SOUth8.92:YA610EattiTai4aliel with the , .,. A li&P i)Oint;othehoeSoUthA°7411F-Westparallel wit th6914eg,TIAlartaiViii,t4.1158-feett=to'la point3oltheiNolithr of Mapiiiriald sbathoe 41:t Westc?203f6e on ... tge maih tine btosaid ioWtheribe:.'Wettrfalrangothel-Said South-! 957feet t is,t - hgdoi n toorlb e ginhiii & , 2 0:: J9D? 2 . Jneorftv b: ev°d-Emieuri 311 10 offLE fizt TT , o -ro , - , :f r- rl.' 1 0 --f-,- 4 „ , ,,., - ..-' 7 r. . - - '' - -' - '-' Th (lk SPACE INSUFFICIENT; CONTINUE'DESCRIPTION ON - '- - ••• i ' '•'' - ,` i ''• The said property A efie-frC■ri.Pencumbrai-ices'gxcePt :06r's -Of • the'.•Unirie Sewerage . ... _ .:, . Ageridsi 'COuhty;'Rightsof the public. in streets, road - and • ''". -- - • highways; :::': • -.;: : :: • --.::' 12 =i t. .:5 -::! ' ') ' : 11.7 • :: - ' ." The irile'Co nitheraticiii tLz. this doill4516riee'iS s e - % , :6 7-4 0 0 - (H6 comp with.the requirements of ORS 93.030) - • .:. :cri : : • ! - ' :: - - f . _. :' ' ' . •- ",. ' ' -. -:*- . i -:: ' . • , .:-- _. - • ' , . . . . • D.' - thiS . _ZO da ; . 'February. . ; .19 .. 7 - • , . • , - • ' !- • _ . . .. . , .-. ' - . . • .,, - .. . Charles _ 'W..Manke ' - ' .._ • . • . . . . _ .._.... . . . . - . • .......•• .. • .,, . . • ...-' • ..... •. STATE OF OREGON, County of Washington February /..,--( 4 , 19 78 --........ ., , ."., Personally appeared the above named Charles W. Manke . ...- ,,. , . .. . :. ... -. . ---.; ' .... :- '-' -•, ' F. ' and acknowledged the foregoing instrument to be his voluntary act and deed. !. . I ' .-- 63 ,-.. •, ..'. :::- . Before me: -)/t coqaff . • 1 (OFkleftl:` SEAL): . c . '':; 'T. - .. . " Notary Publi for Oregon—My co ssion expires: -- Aa 1 ,..• _ , ...•. DEED STATE OF OREGON - .\• • • . Charles W. Manke . GRANTOR 1. SS. Fred R. Kahn and GRANTEE County of Marlys A. Kuhn I certify that the within instru- .- .- GRANTEE'S ADDRESS. VP ment was received for record on the After recording retum to: Mr. & Mrs. Fred R. Kuhn 5 McDonald Street Tigard, S. W. gard, Oregon 1 97223 SPACE RESERVED FOR at in book file/reel number , 19 , ° o f 'clock M., and recorded 9 on page or as RECORDER'S USE ..........._ ...._,,,__.,... _... „ . NAME. ADDRESS. ZIP n n I) _...1 . 41 of 1 '''-- 'OREGON'uuu ,,,z-,7-,, -- DOCUMENTARY E.. 1. Until a change is requested, all tax statements - 7 ": ' - -TAX' - shall be sent to the following address: Az.ADQve ., _.-c -- f._ -- :- ' : 1E81518 1 Ir:r.. • , „.,_ _ • . ° c ...- • - • • ' : P 8 • • - - - - - . _ , ; E - : t ' `_- - fficer • - - ' 10859_ . - NAME. ADDRESS. ZIP , - - : 1' - . - <_.-. , - • - _. . --- . - - - - ' - • ., , ,-.... ,. .• ; „_- , •• . • - . _ PARCEL II: A portion of Lot 18, EDGEWOOD, Washington County, Oregon, described as_follows: Beginning' at the Southwest corner of said Lot 18, and running thence North 0 41' East along the West line-of said lot, 178 fee to the true point of beginning of the herein described premises, said point being the Northwest corner of that certain tract described in deed to Charles W. Manke, et ux, recorded November 2, 1965, in Book 575, Page 549, Records of Washington County; thence continuing North 0 41' East along the. West line of said Lot 18, 182.36 feet, more or - less, to the Northwest corner of that certain tract described in Deed to Jack C. Vincent, et ux, recorded March 23, 1965, in Book'545, page 577, Records of Washington County, thence South 89 06' East along the North line of said Vincent tract 95 feet to a point; thence Southerly 182 feet, more or less, to'the Northeast corner of the hereinabove mentioned Manke tract; thence North 89 46' West along the North line of said Manke tract 95 feet to the true point of beginning. INCLUDING ALSO, a perpetual right of way easement over the.following described tract: • Beginning at the Northeast corner of that certain tract described in • deed to Charles W. Manke, et ux, recorded November 2, 1965, in Book 575, page 549, Records of Washington County; and running thence South 0 41' West along the East line of said Manke tract 158 feet to a point on the North line of said S.W. McDonald Street; thence East along the North line of S.W. McDonald Street 10 feet to a point; thence North 0 41' East 178 feet to a point; thence North 89 46' West 10 feet to a point on the East line of the herein above described premises; thence South along said East line 20 feet to the point of beginning. STATE OF OREGON CLOJZS SS County of Washington I, RogetiThomssen; +Director of Records and Elections�.and • Ex- Officio'Recorder of Con- veyances for said county „do herebylcertify that the within • instrument.' of - Writing "...Was received and recorded in , book--oC records No. of said ;County - 'Y. Witness my' , .hand - and ;seal ) affixed: ROGER THOMSSEN, ' Director of ' :Records-.& , Elections:' • 7459 Deputy FEB 15 3 12 PH 1 18 • ';15/98 15:59 $503 284 8530 WB WELLS & ASSOC R1002/002 surveyor engineers • 1 • • • planners. • • • • • • • W.B.. • 15 June, 1998 , . Wells and • Mark Roberts associates City of Tigard Planning • inc. . 13125 S.W Hall Blvd. 4230 N.E. Fremont St Tigard, .OR 97223 Portland, OR 97213 Phone (503) 284 -5896 RE: Application (MLP) 97 -0020 • FAX (503) 284 -8530 • Dear Mark: After speaking with you last week and again today, I discussed the issues with Mr. Passmore, the property owner. You had suggested that some of the structures shown on the site plan be removed. Two of the buildings shown on the site plan are labeled as "Garage and Storage - shed ", which are both of considerable economic value. It would be neither advantageous nor economically viable to remove these structures. During the pre - application conference with Will D'Andrea, it was discussed if it would be feasible to remove one of the driveway entrances. If you visit the property, you would see that the configuration of the driveways is very and will not be an impediment to McDonald's traffic flow. We wish to retain both driveways. The issue regarding the access easement or a private road was discussed. We would like • to proceed with a common drive, with a reciprocal easement for the access to the two proposed new lots. This will allow adequate ingress/egress and will also have a turnaround to further facilitate emergency vehicles. • It appears this will be allowed per Section 18.162.050 H -1. We will gladly supply the easement and the associated maintenance rights with the final partition plat. Respectfully submitted; • • ci)74) • Pamela Emmons Senior Planner • cc: Fred Passmore • Exceptional' Service, • Creative Solutions, Duality Beyond Your Expectations. • • surveyors • engineers planners 7 April, 1998 .B. W Wells REVISED and associates inc. 4230 N.E. Fremont St. MINOR LAND PARTITION Portland, OR 97213 Phone (503) 284 -5896 FAX (503) 284-8530 City of Tigard (Washington County) Land Use Planning and Development 13125 S.W. Hall Blvd. Tigard, Oregon 97223 APPLICATION 3 -Lot Minor Land Partition ZONING R - 4.5 COMP. PLAN Low Density Residential ACREAGE 34,984.3 Square Feet or 0.80 Acres. • LOCATION 9425 McDonald, Tigard, OR APPLICANT Fred Passmore 7501 S.W. 195th Avenue Aloha, Oregon 97007 OWNER Thomas Fisher P.O. Box 11370 Portland- OR 97211 LEGAL Tax Lot #2400 , T2S, R1 W, Section 2CD PRE AP June 5, 1997 - Julia Hajduk, Planner William D'Andrea, Associate Planner Exceptional Service, Creative Solutions, Quality Beyond Your Expectations. • INTRODUCTION This submittal is a request for approval of a Minor Land Division in order to create two lots, including two (2) new lots and 1 lot with an existing dwelling (that will be retained) within 34,984.3 square foot (0.80 acre) parent parcel. (There is a small structure located in the Northeast corner of the site, which will be removed. Additionally, the shed that is attached to the rear of the existing Garage will also be removed.) 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 the Zoning and Comprehensive Plan designation for the City of Tigard. The subject property is surrounded with single family residences due to the zoning. The subject property has one hundred and three feet (103 +) of frontage along McDonald Street. McDonald currently has 50 feet of right of way. A ten -foot dedication is requested that will increase McDonald to contain sixty (60) feet of right of way, with partial street improvements. The majority of the topography on the site flows from Northwest to Southeast in a uniform, gentle slope. The rear portion of the property crests, and flows from South to North. An outbuilding located in the Northeast corner of the site will be removed upon approval and prior to the filing of the final plat. SOILS: There is only one prominent soil series located on the site. The following is information on the soil type from the "Soil Survey of Washington County" 37B Quatama Series This Quatama series consists of moderately well drained soils that formed in mixed, loamy alluvium on old terraces. Slope is 3 to 7 percent. Elevation is 140 to 200 feet. Where these soils are not cultivated, the vegetation is Douglas fir, western red cedar, Oregon white oak, ash, Oregon grape, grasses and forbs. The average annual precipitation is 40 to 50 inches, the average annual air temperature is 52 to 54 degrees F, and the frost -free period is 165 to 210 days. In a representative profile the surface layer is very dark -brown loam about 9 inches thick. The subsoil is dark yellowish -brown loam and clay loam, about 34 inches thick. The substratum is dark yellowish -brown loam about 19 inches thick. The profile is medium acid through out. Permeability is moderately slow. Available water capacity is 8 to 10 inches. Water - supplying capacity is 18 to 20 inches. Effective rooting depth is more than 60 inches. These soils are used for irrigated vegetable crops, irrigated berries, orchards, small grain, irrigated hay, irrigated pasture, recreation, homesites, and wildlife habitat. W.B.WELLS R. ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 2 • Representative profile of Quatama loam, 0 to 3 percent slopes, located about 100 feet east of the road in the southeast corner of the SW 1 /4, NW 1/4, NE '/a Section 9, T2S, R2W: Ap -0 to 9 inches, dark -brown (10YR 3/3) loam, brown (10 YR 5/3) dry; moderate, fine and very fine, subangular blocky structure; slightly hard, friable, non - sticky and slightly plastic; common fine roots; ;many, fine and very fine, irregular pores; medium acid (pH 5.6); abrupt, smooth boundary. 7 to 9 inches thick. B1 -9 to 15 inches, dark yellowish -brown (10YR 6/3) dry; weak, coarse, subangular blocky structure; hard, firm, non - sticky and plastic; very few fine roots; many, medium and fine, tubular pores; thin, continuous clay films in root channels and pores; medium and fine, tubular pores; thin, continuous clay films in root channels and pores; medium acid (pH 5.8); clear, smooth boundary. 0 to 7 inches. B21t -15 to 21 inches, dark yellowish -brown (10YR 3/4) clay loam, pale brown (10 YR 6/3) dry; moderate, fine, subangular blocky structure; hard, firm, slightly sticky and plastic; few very fine roots; many, fine, tubular pores; thin, continuous clay films in pores and few, thin clay films on peds; medium acid (pH 5.8); clear, smooth boundary. 5 to 110 inches thick. B22t -21 to 30 inches, dark yellowish -brown (10YR 3/4) clay loam, pale brown (10YR 6/3) dry; few, fine, distinct, light brownish -gray (10YR 6/2) and reddish -brown (5YR 4/3) mottles; weak, hard, firm, slightly sticky and • plastic; very few roots; many, coarse, medium, and fine, tubular pores; continuous clay films in pores and on peds; common manganese stains; medium acid (pH 5.9); gradual irregular boundary. 6 to 18 inches thick. B3t -30 to 43 inches, dark yellowish -brown (10YR 3/4) loam, pale brown (10YR 6/3) dry; common, fine, dark grayish -brown (10YR 4/2). mottles; massive in places parting to weak, coarse, subangular blocky structure; slightly hard, firm, slightly sticky and slightly plastic; common, large and medium, tubular pores; thin continuous clay films on peds and in pores; medium acid (pH 6.0); gradual, irregular boundary. 10 to 20 inches. C -43 to 62 inches, dark yellowish -brown (10YR 3/4) loam, yellowish brown (10YR 5/4) dry; common grayish -brown (10YR 6/2 & 5/8) mottles; massive; hard, firm, slightly sticky and slightly plastic; common, fine, tubular pores; medium acid (pH 6.0) The thickness of the solum ranges from 40 to 60 inches. Texture of the A horizon is silt loam to loam. The Bt horizon ranges in texture from loam to clay loam. Structure in the Bt horizon ranges from moderate, coarse to fine, subangular blocky in the upper part and from nearly massive to weak, coarse, subangular blocky in the lower part. Clay films are thin to moderately thick, and they are in channels, in pores, and on vertical and horizontal ped faces. Stratified layers of sandy loam to loamy sand occur below a depth of 40 inches in places. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 3 • • 37A -0 to 3 % slopes. This nearly level soil is on terraces. It has the profile described as representative of the series. Included with this soil in mapping were areas of Aloha, Hillsboro, and Huberly soils, which make up as much as 15% of this mapping unit. Runoff is slow, and the hazard of erosion is moderate. Capability unit IIe -5 wildlife group 2. 37B -3 to 7% slopes. This gently sloping soil is on terraces. Included with this soil in mapping were areas of Aloha, Hillsboro, and Huberly soils, which make up as much as 15% of this mapping unit. Runoff is slow, and the hazard of erosion is moderate. Capability unit IIe -5 wildlife group 2. PUBLIC SERVICES Public Services are available for the proposed land division. There is adequate Water capacity along McDonald. There are three lines located within the right -of -way of McDonald, including an 8 inch, 16 inch and 24 inch lines. The applicant proposes to service the new lots directly from the eight (8) inch line in McDonald. The existing dwelling is currently serviced from this 8 inch line in McDonald. A letter of service availability is attached from the City of Tigard's Water Department. There is adequate Sanitary Sewer for the proposed site. An existing eight (8) inch sanitary system is located 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 consist of a roof drain collection system, street collection, and a bio- filtration system, as there is no public system within the adjacent area. Each system will be built in accordance the City of Tigard's Engineering standards and USA's standards. A Storm Drainage report has been completed and is attached for your use and review. 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 W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 4 • • 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. There has been a tree survey completed for the site, and is shown with the site plan. The proposed Minor Partition consists of three (3) lots with square footage ranging from 13,661.4 to 7,500 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. description od : Pro eased Cl Pr. posed• ,ss - ' roposed Lo • equirement 'J (w existin C . r ' (currently` dose) Cr; . _ itecite 4V1 Lot Area 7,500 Square 13,661.4 sq. ft. 7500 sq. ft. 7,500 sq. ft. Feet (Detached Units) Lot Width 50 Feet 88.8 feet 90.3 feet 83.8 feet (avg.) (avg.) Lot Depth N/A 153.25+ feet 88.8 feet 88.8+ feet Front yard 20 Feet 66 feet will comply will comply Side yard 5 feet East 25.5 feet will comply will comply West 12.8 feet Corner 15 feet N/A N/A N/A side yards Special Setback adj. 30 feet Complies N/A N/A Mc Donald (house is 76' from McDonald) Rear yard 15 feet 15 feet will comply will comply Height 30' 1 Story will comply will comply W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 5 • • 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. The new lots are intended for single family residential units. 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 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. RESPONSE: The proposed lots will have adequate space available to comply with the setbacks as required above. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 6 • • 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 required to use the options in subsections 18.88.040 C.2 or C.3 to comply with this section. 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 (b) Has a front lot line that is oriented within 30 degrees of a true east -west axis. 3. Performance Option. In the alternative, a lot complies with this section if: a. Habitable structures built on that lot will have their long axis oriented within 30 degrees of a true east -west axis, and at least 80 % of their ground floor south wall will be protected from shade by structures and non - exempt trees using appropriate deed restrictions; or b. Habitable structures built on that lot will orient at 32% of their glazing and at least 500 square feet of their roof area to face within 30 degrees east or west of true south, and that glazing and roof area are protected from shade by structures and non- exempt trees using appropriate deed restrictions. RESPONSE The proposed development includes two (2) lots that have their long axis oriented within 30 degrees of a true east -west axis, meeting the performance option requirements of this Section of the code. The one existing lot (Lot #1) which contains a single family residence is exempt from this requirement. (It does comply even though exempt, as the North -South dimension is greater than 90 feet.) 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 included n the legal description of the property: 1. All sensitive lands a. Land within the 100 -year floodplain b. Land or slopes exceeding 25 % c. Drainageways; 2. All land dedicated to public for park purposes 3. All land dedicated for public right of way a. Single family: allocate 15% of gross acres for public facilities 4. All land proposed for private streets. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 7 • • 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. 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 the applicable zoning district. DENSITY CALCULATIONS Parent Parcel 34,984.3 square feet Access 5,284.9 square feet Dedication 1038.0 square feet Remainder 28,661.4 square feet Minimum lot area 7,500.0 square feet Maximum density for site 3.8 dwelling units Proposed with this application 3 dwelling units RESPONSE: This partition, as presented meets the density requirements for the zoning designation. As shown above, the maximum density is for 3.8 dwelling units, and we are proposing 3 lots, in compliance with this section of the code. Section 18.96 Additional Yard Setback Requirements 18.96.020 Additional Setback from Centerline Required A. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. B. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right -of -way: 1. Arterial Streets: 2. Collector Streets: a. The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured form the centerline of the street. (McDonald is listed.) RESPONSE: This partition has shown this additional area on the site plan. The house is pre - existing, and no new construction will be affected by this requirement. The house, however, does comply with this provision of the code. The house is currently 76 feet from the existing right -of -way, and will be 66 feet after the 10 foot dedication. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 8 • • Section 18.100 Landscaping 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. 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 in 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: This application is exempt from this requirement, as the proposed private drive is 15 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: The proposal will easily accommodate this requirement of the code, with ample room for two spaces with 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) W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 9 • • • 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 15 foot private road that will serve for ingress and egress to the two new lots. An ingress /egress easement will serve the rear two lots, with a hammerhead turn around to accommodate emergency vehicles. 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. 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 a pre - application 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. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 10 • • 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. 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 application. 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; 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 proposal currently has one single-family residence located on site, and will only be adding two additional single family residences to the site. There are three water lines located within the ROW of Mc Donald. Connecting to the eight -inch line will only have a minor increase in usage. There is also an 8 inch sanitary sewer located in S. W. Mc Donald'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. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 11 • • D. Setbacks 1. Setbacks shall be as required by the applicable zoning district. RESPONSE: The matrix shown on Page 5 demonstrates how each of the requirements for the zone, and the lot 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 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 capabilities. H. 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 access way, as shown on the site plan is 15 feet in width. 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. W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 12 • • b. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: (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 is basically centered on Lot #1. The private access as shown allows for ingress /egress to the two proposed lots, shown as Lots #2 & #3. A drive could not be located on the Eastern side of the property, as it would be obstructed by the existing garage. Additionally, the distance from the house to the property line is only 25.5 feet on the Eastern side. Having taken all of the existing development patterns into consideration, the area of the private access is in the only feasible location. The drive as shown is 15 feet in width, which will be quite adequate to serve the two (new) proposed lots located at the rear of the property. A hammer -head configured turn - around is shown in the access easement that will accommodate emergency vehicles. 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 unless the lot is for an attached single - family dwelling unit, in which case the lot frontage shall be at least 15 feet. W.B.WELLS & ASSOC. McDONALD STREET MINOR, LAND PARTITION PAGE 13 • • 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: The partition, as presented, will meet all of the above mentioned criteria. The lot's shape and configuration will not exceed the width /depth ratios allowed. The new lots will meet the frontage requirements per Section 18.162.050, which allows for reciprocal easements for access. The access -tract will include a hammer -head turn - around to accommodate emergency vehicle maneuvering. No through lots are being created with this partition. CONCLUSION: The applicant has fulfilled all the requirements of the code. The partition's design meets the intent of the code and is in compliance with the Comprehensive plan. The following is a list of the Sections of the code that have been addressed with this application: 18.32 Procedures for quasi judicial decision 18.50 R -4.5 Single Family Residential 18.88 Solar 18.92 Density Computation 18.96 Additional yard setback requirements and exceptions 18.100 Landscaping 18.102 Visual Clearance Area 18.106 Off - street Parking and Loading Requirements 18.108 Access, Egress, & Circulation 18.162 Land Divisions 18.164 Street and Utility Improvement Standards W.B.WELLS & ASSOC. McDONALD STREET MINOR LAND PARTITION PAGE 14 • • ‘6{. REQUEST FOR COMMENTS CITY OFTIGARD Community Development U � � Shaping Better Community DATE: April 21,1998 AEG MAY P NNING i999 TO: Julia Huffman, USA/SWM Program 2 U 1998 . By T/Gm FROM: City of Tigard Planning Division -- ' Mark Roberts, Attirciate Planner Phone: (5031639.4111 Fax: (5031684 -1291 RE: MINOR LAND PARTITION (MLPI 97 -0020 FISHER /PASSMORE PARTITION Q A request for Minor Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. • LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The subject site is located east of SW O'Mara Street and on the north side of SW McDonald Street. ZONE: R -4.5; Residential, 4.5 units per acre. 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. 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: ITHDRSDAY - MAY1,19981. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the furrowing information) Name of Personisl Commenting: Al Phone Numher[sl: j_ — - 23 - 4— PROPOSAUREOUEST FOR COMMENTS • • ✓: A IA UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: May 15, 1998 TO: Mark Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Fisher/Passmore Partition, MLP 97 -0020 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R &O 96 -44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R &O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R &O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25 -year, 24 -hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648 -8621 Hillsboro, Oregon 97124 FAX: 503/640 -3525 • • MEMORANDUM CITY OF TIGARD, OREGON DATE: June 19, 1998 TO: Mark Roberts, Planning Division FROM: Brian Rager, Development Review Engineer RE: MLP 97 -0020, Fisher /Passmore Partition Description: This partition would allow division of one parcel into three parcels. The site is located at 9425 SW McDonald Street (WCTM 2S1 02CD, Tax Lot 2400). Findings: 1. Streets: This site lies adjacent to SW McDonald Street, which is classified as a major collector on the City's Transportation Plan Map. McDonald is improved in many segments within this area and appears to have a 60- foot right -of -way (ROW). Major collector street ROW can vary from 60 feet to 80 feet in total width. The ROW adjacent to this site at present does not provide 30 feet from centerline, as would be necessary in order to have a 60 -foot overall ROW. Therefore, in order to help mitigate the additional traffic that will be generated from this development, the applicant has agreed to dedicate additional ROW to provide the 30 feet from centerline. This dedication should be shown on the face of the final plat. As was stated above, McDonald Street 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 ENGINEERING COMMENTS MLP 97 -0020 Fisher /Passmore Partition PAGE 1 • • 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. There are two access points that serve this site, both of which are shared with the adjacent properties to the east and west. Staff visited the site to determine if access points should be consolidated. It appears that the existing access point configuration will provide the best access into this site while providing safe ingress and egress from SW McDonald Street. Staff is concerned, however, with the existing narrow width of the western driveway and the apparent lack of adequate sight distance east and west for vehicles pulling out of this site from either driveway. Staff recommends the applicant be required to widen the western driveway and install a City standard residential driveway apron; the driveway should have a minimum throat width of 20 feet. This width will allow safe ingress and egress based upon the traffic volumes and speed along McDonald Street. The applicant's engineer shall also provide to the Engineering Department a certification that adequate sight distance is either provided at both access points, or can be achieved with improvements constructed by the applicant as a part of this project. Any improvements required to improve the sight distance shall be completed prior to issuance of building permits for Parcels 2 or 3. Staff is not sure if the existing shared access points are covered by joint ingress and egress easements with the adjacent properties. If there are no existing easements that grant ingress /egress rights to the properties adjacent to the site, such easements should be provided on the final plat. 2. Water: This site can be served from the City's public water line in SW McDonald Street. The Public Works Department provided comments with regard to this project and indicate that a new fire hydrant must be installed at the intersection of the private driveway (Tract A) and SW McDonald Street in order to provide adequate fire protection for the new parcels. The nearest fire hydrant is located at SW 93rd Avenue and SW 97th Avenue, both of which are over 400 feet away from this site and would not be able to adequately protect the new homes on this site. Final design of the new hydrant shall be approved by the Engineering and Public Works Departments prior to construction. 3. Sanitary Sewer: ENGINEERING COMMENTS MLP 97 -0020 Fisher /Passmore Partition PAGE 2 • • There is an existing 8 -inch public sanitary sewer line located in SW McDonald Street that can serve this site. The applicant is showing what appears to be a private sanitary sewer line that would be extended north within the western driveway to serve the three parcels. A private sewer can not serve more than one parcel, as per USA standards and the Uniform Plumbing Code. Each parcel must have a direct connection to a public sanitary sewer line. In order to adequately serve each parcel, the applicant will need to extend an 8 -inch public sanitary sewer line within the western driveway and provide a lateral to each parcel. This public sewer line work shall be permitted and inspected by the Engineering Department. 4. Storm Drainage: The topography of this site falls to the south toward SW McDonald Street. The applicant's engineer submitted a downstream analysis indicating that the additional stormwater generated from this project can be directed into the storm system in McDonald Street without causing problems downstream. The applicant's plan indicates that they will install a private storm drainage line within the western driveway that will direct the storm water into the existing public storm drainage line in McDonald Street. 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) 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. Prior to issuance of a construction, the applicant shall submit plans and calculations for a water quality facility that will meet the intent of the USA Design Standards. In addition, the applicant shall submit a maintenance plan for the facility that must be reviewed and approved by the City prior to issuance of the building permit. The applicant is proposing to construct an on -site biofiltration swale across the south end of Parcel 1. Preliminary sizing calculations were submitted with the application that indicate the area provided on the plan will adequately treat the additional hard surface on this site. If, during final ENGINEERING COMMENTS MLP 97 -0020 Fisher /Passmore Partition PAGE 3 • • design of this project, the applicant finds that constructing the on -site water quality facility will be difficult or impractical, they may qualify for payment of the fee in -lieu in accordance with USA standards. If the applicant would like to pursue that option, the design engineer should submit findings to the Engineering Department to support that provision. 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 along SW McDonald 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. The frontage along this site is 104 lineal feet; therefore the fee would be $ 2,860.00. 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 Street Opening Permit will be required for this project to cover the construction of the new public sanitary sewer line, the water taps and the construction of the new storm sewer manhole in ENGINEERING COMMENTS MLP 97 -0020 Fisher /Passmore Partition PAGE 4 • • SW McDonald Street. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement and providing the financial assurance for the public improvements. 3. 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 on -site driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right -of -way. 4. The face of the final plat shall show a right -of -way dedication for SW McDonald Street to provide 30 feet from centerline. 5. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW McDonald Street. 6. The final plat shall contain a note or restriction that explains that the private driveway (Tract A) shall be jointly owned and maintained by the owners of Parcels 1, 2 and 3. 7. The applicant shall submit certification from a registered civil engineer that adequate sight distance is, or can be, achieved from the site driveways. Any improvements necessary to achieve adequate sight distance shall be completed by the applicant as a part of the partition improvements. 8. The applicant shall improve the western driveway by widening it to have a throat width of at least 20 feet. The driveway shall be constructed to meet the most recent City standard detail for a residential driveway. 9. The final plat shall show ingress /egress easements for the benefit of the adjacent properties east and west to continue using the two shared access points onto SW McDonald Street. If the applicant can show that such easements already exist, then this condition could be satisfied by submitting copies of said easements to the Engineering Department. ENGINEERING COMMENTS MLP 97 -0020 Fisher /Passmore Partition PAGE 5 • 10. The applicant shall install a new fire hydrant at the intersection of SW McDonald Street and the western driveway into this site (Tract A). Final design of the public hydrant and its location shall be approved by the Engineering Department and Public Works Department as a part of the Street Opening Permit plan review. 11. The applicant shall construct an 8 -inch public sanitary sewer line from the main line in SW McDonald Street. The new sewer line shall extend north in Tract A private driveway far enough to adequately serve all three parcels. The sewer line shall be designed and constructed to meet USA standards. 12. If the applicant chooses to construct an on -site water quality facility as shown on the preliminary plan, then final design calculations shall be submitted to the Engineering Department (Brian Rager) prior to approval of the final plat. NOTE: if the applicant finds that constructing this facility is impractical, they may qualify for the fee in -lieu in accordance with USA's Design and Construction Manual; if the applicant wishes to pursue the fee in -lieu, the design engineer should submit findings to the Engineering Department to support that provision. 13. The final plat shall indicate ownership and maintenance responsibility for the private water quality facility. 14. The applicant shall either place the existing overhead utility lines along SW McDonald 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, the amount will be $ 2,860.00 and it shall be paid prior to approval of the final plat. 15. Final Plat Application Submission Requirements: A. Submit for City review three paper 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. Once the City and County have reviewed the plat, submit two mylar copies of the partition plat for City Engineer's signature. ENGINEERING COMMENTS MLP 97 -0020 Fisher /Passmore Partition PAGE 6 • • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 16. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 17. Prior to issuance of building permits, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one -year maintenance assurance for said improvements. 18. To ensure compliance with Unified Sewerage Agency design and construction standards, the applicant shall employ the design engineer responsible for the design and specifications of the private water quality facility to perform construction and visual observation of the water quality facility for compliance with the design and specifications, at significant stages, and at completion of the construction. Prior to final building inspection, the design engineer shall provide the City of Tigard (Plans Examiner) with written confirmation that the water quality facility is in compliance with the design and specifications of same. 19. If an on -site water quality facility is not constructed by the applicant, prior to issuance of the building permit for Parcels 2 and 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). i:\eng\brian r\comments\mIp97 -20. bd r ENGINEERING COMMENTS MLP 97 -0020 Fisher /Passmore Partition PAGE 7 • • ID Alb REQUEST FOR COMMENTS I CITY OF TIGARD Community Development Shaping s`l. Better Community DATE: April 27,1998 '93 TO: David Scott, Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts, Associate Planner Rona: [5031639 Fax: 150316847297 RE: MINOR LAND PARTITION (MLR 97 -0020 ➢ FISHER /PASSMORE PARTITION < A request for Minor Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The subject site is located east of SW O'Mara Street and on the north side of SW McDonald Street. ZONE: R -4.5; Residential, 4.5 units per acre. 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. 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: (THURSDAY - MAY1,19981. 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: g AI e _ ,. 1 - / : 4./ - _ may t (Please provide tfie following information) Name of Persontsl Commenting: Phone Number's]: PROPOSAUREOUEST FOR COMMENTS • • \i ,, ` g le REQUEST FOR COMMENTS CITY TIGARD Community Deve(vpment Shaping 91 Better Community RECEIVED PLANNING DATE: April 21,1998 MAY 0 4 1998 TO: Brian Moore, PGE Service Design Consultant CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts, Associate Planner P11011e: (5031639 -41171 Fax: (5031684 -1291 RE: MINOR LAND PARTITION [MLR 97 -0020 > FISHER /PASSMORE PARTITION < A request for Minor Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The subject site is located east of SW O'Mara Street and on the north side of SW McDonald Street. ZONE: R -4.5; Residential, 4.5 • units per acre. 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. 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: (THURSDAY - MAY7,19981 You may use the space provided below or attach a separate letter to return your comments. H 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: (P(ease provide the foffowing information) Name of Persons) Commenting: - ? \ M 4 _. .� g I Phone Numbertsl: -tx„ 1 • • PROPOSALJREOUEST FOR COMMENTS • • REQUEST FOR COMMENTS / TI GARD / CITY OF TI ✓ ✓✓ Community Development R 1 NED PLANNING Shaping �I Better Community • DATE: April 27,1998 MAY 041998 TO: Michael Miller, Operations Water Department Manager CRY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mark Roberts, Associate Planner Phone: (503163941171 Fax: MOM 6847297 RE: MINOR LAND PARTITION [MLPI 97 -0020 ➢ FISHER /PASSMORE PARTITION Q A request for Minor Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The subject site is located east of SW O'Mara Street and on the north side of SW McDonald Street. ZONE: R -4.5; Residential, 4.5 • units per acre. 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. 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: (THURSDAY - MAY7,19981. You may use the space provided below or attach a separate letter to return your comments. 1111011 are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. . _ Please refer to the enclosed letter. Written comments provided below: (f� , - F C MIDLI )T M 1157 A3� //vST,oLL60 ( i�.a-cr,4- vivo SW McDo/v/d o Tv .PDvv, Li2F p)7-F.CTiiv J . /t./E9/2Es Y F /S _(x-.47 1v 3k1 9 M at- 50 97' (&7 :s -, £ r i_ i si /ZJ✓ • , .. T ii /N S79 /ff■ D V� E 2 6wniE1.. 0 ep,vC_FeA 1 774- S7n4-41 l inrF . TNT S702,i 5Y S7'67^4 RE/ng,'A All v a re" ' -' /,4 („ -.rrFn ln/ /A'/ /(/147" ST26Er. A /,sD / S ri tc .C 1/1 W47 S U- f4 /yore 44— aF3L / t J I " c 6.C.orn/rrr>.T/9 narr 1FF3/7E M /rAfts8 stc Ar.at 7GWEo iZ r i7 .C7n0/1/1 `AG/u7y c' ,,c7 61-//Y1 /NA 7610 . (Please provide the following information) Name of Persontsl Commenting: /1 /14/ 74_ Phone Number's): x 36/6 PROPOSAVREOUEST FOR COMMENTS • • REQUEST FOR COMMENTS ���� CITY OF TIGARD Community Development Lost,is Shaping A Better Community RECEIVE P DATE: April 21,1998 TO: lohn Roy, Property Manager /Operations Department MAY 41998 FROM: City of Tigard Planning Division STAFF C 1 REACT: Mark Roberts, Associate Planner Phone: (5031639 -4111 Fax: (5031684-1291 • RE: MINOR LAND PARTITION (MLPI 97 -0020 FISHER /PASSMORE PARTITION < A request for Minor Land Partition approval to divide one (1) parcel of approximately 34,984 square feet into three (3) parcels of approximately 13,661, 7,500 and 7,500 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Sections 18.50.050, 18.162.040, 18.162.050 and 18.164. LOCATION: 9425 SW McDonald Street; WCTM 2S102CD, Tax Lot 02400. The subject site is located east of SW O'Mara Street and on the north side of SW McDonald Street. ZONE: R -4.5; Residential, 4.5 units per acre. 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. 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: (THURSDAY - MAY1,1998). You may use the space provided below or attach a separate letter to return your comments. It 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 =o I and have no objections to it. V Please contact of our office. Please refer to the enclosed lette Written comments provided below: c i c k4 ( "IL hias. -4 4i4 3 gj a (Please provide the folfowing inf ation) Name of Perseids) Commenting: Phone Numberlsl: 6,m —e j 7/ k .35 PROPOSAUREOUEST FOR COMMENTS - - - ---- - - -- . - " - - . , . _ . . • , . „ , - - '.. . . , _ :...,,, ,0 . , - . ' , - . _ - . _ . . - . , "' , , . • ,'. . 1 ° : -,- 4 , , - 1 ' . .: . _ ' .... - - , . 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EtIGIMEERS.SURVEYORS•PLANNERS SW McDONALD STREET it ; • 1 ,, 1: 4230 10111111EAST 1•11EM0111 S 14111E1 ...NE'Ll •_;_rJ_P_D . Fr__ :: MI ---___. . --" ' , ' 1 . 1' ' '' • ;', P 0 11 1'1. A NO. C fl I: (J Cl N 9 7 2 1 3 WASHINGTON COUNTY, OREGON . ... RAMA: CIP1 DA fl: : I I - - '', 7 .•,,,;" 'I .• '1:' '.' ): PitOMF: itil.:3; 204 FAN: 28 ux; Nil. ; 9 / 44 .;(.11.1.:: I" a :0' )* .1 , : ' ::. , i \ 1 ______ a c. 1/e"1' on i i t 4 JG 1 i oi4 G I L.%) R I •W iV•iil. WASHINGTON COUNTY OREGON ; a SEE MAP SCALE 1'=I00' tp as 1 2CA *0 s\ ''''?' • CANCELLED l'AX 1.0 i •" -.1 1, �3100,2900.2901. , 3d0 , M 2900,21104,200f, 4800, do °'L� a 1 X I 100 176 Ac. 1 7 , 1.., ; 1 y ! e FOR ASSESSMENT PURPOSES ONLY 0 6 *? DO NOT RELY ON FOR ANY OTHER USE / NW C0R LOT Ie , i• 9 ` A � % • SEE MAP � tt..__ o � 2S 1 2C8 3 i 6 �• JV ,° 6 b ¢ Q ti aa a.4 "• A( 49 "° s e% W SEE MAP SEE MAP ° . #, 200 2S 1 2CA , 2S 1 2013 .1 1400 .60 Ac • Nf 1 1501 • �o .27A c. , , . 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