MLP2004-00002 Decision - IRONWOOD HOMES PARTITION Ffn -/ �•
¢i ' -„ rt'.r r-x Y? *�,, e .. ;`�:r ': %,�� °. _ _
_ rg S �i' _ y 4F •Y :." z` •
TI TYD EGIS LO N ,:
,r k :,k�,^ '•4 -; .&« > . 'E - <, <i_a , r
u y
3 7 ,,, >,.o. ., n.., <.:,, ? 'r,, ,, ,<.> -. ,..._z �_ ; r `g,;.< ,v -. li� ,s •"yt l,'.,i':. Fn4;z .:,''l �:4 �`;;
Y ;>
URBAN SERVICE.AREA
_. 5U ,. , .z .. ... , ,,_,..:<, r Y.., .,, .. ,,- -.. ^.. F, '�,;: 11 . 1� � r �� '
� a ITY F
Y2 0' 000.0
MIN ,RyrLAND�P�#RTITLO'N���,MLP 0.
u �" • ='o miini" `: we've
„ nr: Better' omr trf
D::PART T
ti
ON
z h r
a .
yz ...... " „_£.,. ... , •';r.:`:. , `,. ^..,:n•' ,. -, ,,.. , ,,, ,.,., w,..E•.rsw::.,.,.,, ,,.. „�xs$'�s „.aT.x"�
a_.
120 DAYS = 9/2/2004
SECTION I. APPLICATION SUMMARY
"URBAN SERVICE AREA”
FILE NAME: IRONWOOD PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2004 -00002
Adjustment (VAR) VAR2004 -00010
PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing
16,832 square foot lot into two (2) parcels for detached single - family residences.
An existing single - family dwelling is located on the subject parcel and is proposed
to remain on Parcel #2. Due to the resulting orientation of Parcel #2, the front yard
setback for the existing house requires an adjustment from 15 to 13.05 feet.
APPLICANT/ Ironwood Homes, Inc. APPLICANT'S AKS Engineering
OWNER: Attn: Pat Huske REP.: Attn: Alex Hurley
PO Box 981 13910 SW Galbreath Dr., Suite 100
Sherwood, OR 97140 Sherwood, OR 97140
ZONING
DESIGNATION: R -7: Medium- Density Residential District. The R -7 zoning district is designed to
accommodate attached single - family homes, detached single - family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
LOCATION: 14600 SW Bull Mountain Road; WCTM 2S108AD, Tax Lot 11000.
PROPOSED PARCEL 1: 8,248 Square Feet.
PROPOSED PARCEL 2: 8,584 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.370 (Adjustments and Variances);
18.390 (Decision- Making Procedures); 18.420 (Land Partitions); 18.510
(Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715
(Density Computations); 18.745 (Landscaping and Screening); 18.765 (Off- Street
parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual
Clearance Areas); and 18.810 (Street and Utility Improvement Standards).
SECTION II. DECISION
..s,,.:..: ,:"�" �a.� -':, .a*a° ;,�,.,, >si„�., «,r - •:_t: >::•:c'."r :.;" „'f,- 'a ,,
.
y , .:D ve _ meat Di sctor e s desi nee E;;,ha ~:
e,Notice :.`�sN •here iven thafi the >, F Ci ofi: T
rd�C muni e IQ
PPROVtD” the ahoy- rea'est ect 'to;acertarn ;_ Thei n drn g sa nd.� conclusions�on „��w the
,., .,., .w , ,..,- . ; r ... _ yr„ , - _ .. ,",,,•.'; .' -, . ,. tC ., : -' .,,��,,, y „., �."l,"'f':,iC':” ,r �. >�Fii�: -, =; >;..:,, „
n t r rns S ctlon V.
5..decrsion., s•.ba _ed�.arex . Y:. > . _..._..,, . M�,,, >... q ...............
r�,.r...- ti_,rc,5_.;a. ,>y.,,.„_- , <,.,,..� �. ., , w ,. ..., <.,, �� �;.,w ,,. . <•f ;, �<�i.- „_,_ „> ,,. �� rs�..�- _ _„ >. 4 ,.,., t ..< ... ........ ...»P ,
NOTICE OF DECISION MLP2004- 0000211RONWOOD PARTITION PAGE 1 OF 17
0
CONDITIONS OF APPROVAL
�. E mss'..
` ' .
"OL .1L _
: =T H � ,F WING- CONDITIONS:'Sl°ALL ° -S TISF'IEI�
,.. ., . -,. ,_ - ,,, -. , .. ,n; -•„ .._._. ^;. /oil �>.
. „x ,,.r,��w
,� y : ,.,. •. >" '��aas �,�;� . , -r; : _ .:
4- ;:�PRIORTC? AP �: ROVAl, OFT EFIN >. -=`� :.-
, ``' .. .:. s °•,%3:.::- :.::. , .:. ,, .;.d.,
S ubmit to the Engineering Department (Kim McMillan, 639 -4171, ext. 2642) for review and
approval:
1. A Public Facility Improvement (PFI) permit is required for this project to cover the sewer tap,
storm drainage improvements and any other work in the public right -of -way. Six (6) sets of
detailed public improvement plans shall be submitted for review to the Engineering Department.
NOTE: these plans are in addition to any drawings required by the Building Division and should
only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit
plans shall conform to City of Tigard Public Improvement Design Standards, which are available
at City Hall and the City's web page (www.ci.tigard.or.us).
2. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee ", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
3. The PFI permit plan submittal shall show the Visual Clearance Area for both driveways, in
accordance with 18.795.
4. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building
Department to cover all grading for the lot(s), all on -site private utility installation (water, sewer,
storm, etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility
Im ement permit issued by the Engineering Department for work in the public right -of -w,
5. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $100.00.
(STAFF CONTACT: Shirley Treat, Engineering).
6. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road
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 $35.00
per lineal foot. If the fee option is chosen, the amount will be $3,967.60 and it shall be paid prior
to final plat approval.
7. The applicant shall provide a sewer lateral to serve Parcel 1. A connection permit from Clean
Water Services (CWS) is required to connection to the existing public sewer system.
8. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate
in the future improvements of SW Bull Mountain Road adjacent to the subject property, when any
of the following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed by a third party and
involves the sharing of design and /or construction expenses by the third party owner(s) of
property in addition to the subject property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
9. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate
in the future improvements of SW Chardonnay Avenue adjacent to the subject property, when
any of the following events occur:
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 2 OF 17
C 1
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed by a third party and
involves the sharing of design and /or construction expenses by the third party owner(s) of
property in addition to the subject property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
10. Prior to final plat approval, the applicant shall cause a statement to be placed on the plat
indicating the access restriction to SW Bull Mountain Road from Parcels 1 and 2.
11. The applicant's final plat shall show the dedication of ROW to provide 35 feet from centerline
along Bull Mountain Road and 27 feet from centerline along Chardonnay Avenue, if not already
provided.
12. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to
the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to g rid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
13. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning /Engineering Permit Technicians, at (503) 639 -4171, ext. 2421).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard.
D. The right -of -way dedication for Bull Mountain Road and Chardonnay Avenue shall be
made on the final plat if not already provided.
E. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicant's surveyor.
F. After the City and County have reviewed the final plat, submit three mylar copies of the
final plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
. r .� .
._THE.FOLLOWING:CONDITIONS St` LL .BE m S�►TISFIEO , v- ..
r .
ft, : „ �..,.,. ,, .... ,,; - r......, at .,,. t� >._�..,2 -" s ',.;;t „�. .:t.??r�i'` °' „e;^ -. k� % ,,,qe$,:r= �:��""�„c:i�c: ✓: .�;��
;�1SSllA � =OF°BUILDiNG; RMiTS
wia
PRIOR.TO, z
Submit to the Planning Department (Morgan Tracy, 639 -4171, ext. 2428) for review and approval:
14. Prior to issuance of building permits, the applicant shall provide a street tree plan for the SW
Chardonnay frontage and shall install said street trees prior to final building inspection on each
lot.
15. Prior to issuance of building permits for Parcel #1, the applicant shall submit a tree protection
plan, prepared by a certified arborist, indicating specific distances for placement of the protection
fencing for the trees that will remain on the parcel as well as off -site trees if their driplines
encroach onto the subject parcel. The applicant/owner shall install the required tree protection
measures prior to building permit issuance.
16. Prior to issuance of building permits for Parcel #1, the applicant shall ensure that the driveway
apron for Parcel #1 be placed as far from the Bull Mountain intersection as possible.
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 3 OF 17
•
6•
17. Prior to issuance of building permits for Parcel #2, any future remodeling, reconstruction,
addition shall abide by the underlying zone setback requirements. The adjustment approve ,
by this decision shall only apply to the existing structure and only to those portions that
presently encroach into the front yard setback.
Submit to the Engineering Department (Kim McMillan, 639 -4171, ext. 2642) for review and
approval:
18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
19. During issuance of the building permit for Parcel 1, the applicant shall pay the standard water
quality and water quantity fees per lot (fee amounts will be the latest approved by CWS).
fTH *-0- PROVAL. IS�`.VALID .IF EXER ED aWIT y l F r
���; >..�.. �,. -:... .. � �...... GIS � . H NxEIG TEEI�tr THEE CST
� .:�.. x... � _� F
� <.r. >.;.:. . ,. NTH ° °4J ..PI I�V
;DATE; OF -:- THIS DECISION NOTED UNDER TH - °_� , .'
b- E. PROGESS,� N - PPE S'EC T1,0��� F. °
C y l`f ,. .a _, �>
' h:. �,�.qi���., ., •< 4.'. . ;... >�2ov ,e -:� s' -'. ,'r`.` „_'z� :�&
E
ISION.
, ;.,�F�> sum . Y!c Ktwoo-
SECTION III. BACKGROUND INFORMATION
Property History:
The subject parcel is located in unincorporated Washington County in the Urban Services Area, and is
subject to City of Tigard planning review. The property is designated Medium Density Residential on the
Tigard Comprehensive Plan and Zoning Map. A previous partition (MLP2002- 00010) was approved
February of 2003 and recorded in June 2003. This prior approval does not preclude the present
proposal.
Site Information and Proposal Descriptions
The subject property is approximately 16,832 square feet and slopes gently down towards the south.
The site has approximately 113 feet of frontage on SW Bull Mountain Road and 113 feet of frontage on
SW Chardonnay Avenue. The owner is proposing to partition one additional lot from the northern
portion of the subject site as indicated on the proposed partition plat. Parcel #1 (8,248 square feet) is
vacant. Parcel #2 is 8,584 square feet and includes an existing dwelling that is proposed to remain, in
compliance with present setback requirements with the exception of the front yard setback. The
adjacent properties and surrounding area are characterized by single - family homes.
SECTION IV. PUBLIC COMMENTS
•
The City mailed notice to property owners within 500 feet of the subject site providing them an
opportunity to comment. One letter from Don Lee was received. Mr. Lee inquires why the issue
regarding the front setback was not addressed by staff in the original minor land partition request.
RESPONSE: The setback issue was raised in the previous land use application, however, since the
dwelling had frontage in excess of 75 feet on both SW Bull Mountain and SW
Chardonnay, the applicant had the ability to choose which side would be called the front
yard. At that time, the applicant chose to maintain Bull Mountain Road as the front yard,
and thus, no adjustment was required. With the subject application, the dwelling will only
have frontage on SW Chardonnay, and thus, it automatically is considered the front yard.
Staff noted in the previous land partition application that a subsequent application would
require an adjustment, but since the dwelling technically met the setback standard at that
time, no adjustment was required.
Mr. Lee continues to state that an adjustment for the front yard setback should be denied, as the hou.
can be remodeled to meet the setbacks. -
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 4 OF 17
'ESPONSE: This is discussed in greater detail under the adjustment section, later in this decision. It
should be noted that adjustments are different from variances in that they are limited in
scope (a maximum of 25% reduction to the front yard setback), and have less stringent
criteria.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Variances and Adjustments (18.370):
The subject application requires approval of an adjustment to the front yard setback for proposed. Parcel
#2, as a result of the resulting orientation of the partitioned lot. While the previous setback of 13 feet
was adequate for a side yard, when this becomes the front yard, it will be 2 feet deficient. The Tigard
Development Code (TDC) requires a minimum 15 feet for front yards in the R -7 Zone (TDC Section
18.510.050).
Front yard setbacks may be reduced up to 25% provided that the following criteria are satisfied:
The adjustment requested is the least required to achieve the desired effect.
The adjustment will allow the lot to be partitioned in conformance with the designated density. The
desired effect is a partitioned parcel with a home in the same location as it is currently. Modifications to
the structure are not feasible without losing the functionality of the side loaded garage. The applicant
has requested that the structure be allowed to remain as is, this will not result in any further
encroachment towards the Chardonnay right -of -way than presently exists.
The adjustment will result in the preservation of trees, if trees are present in the development
rea.
. Mile there are trees in the development area on the adjacent parcel, there will be no trees affected by
the requested adjustment, regardless of whether it is granted or not. Therefore this standard is not
relevant.
The adjustment will not impair adequate emergency access to the site;
The requested adjustment is to allow the house to remain in its present location. Side and rear yard
setbacks are not affected. Therefore, adequate emergency access will be preserved.
There is not a reasonable alternative to the adjustment which achieves the desired effect.
The possible alternatives available include vacating a portion of right -of -way width below standards or
demolishing a portion of the existing structure to accommodate the required setbacks. Reducing the
right -of -way width is not acceptable for general adverse impacts to the public transportation system.
Demolishing approximately 44 square feet of the existing structure would be an undue burden on the
property owner, and is not reasonable when less intrusive alternatives are available.
FINDING: Based on the above analysis, the criteria for the adjustment have been met. Therefore,
a 2 -foot reduction to the street side yard setback requirement of 15 feet shall be
granted. This adjustment shall only apply to the existing structure and only to those
portions that presently encroach into the setback.
Land Partitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
— `he proposed partition complies or can be made to comply with all statutory and ordinance requirements
,d regulations as demonstrated by the analysis contained within this administrative decision and
- through the imposition of conditions of development approval. All necessary conditions must be satisfied
as part of the development and building process. Therefore, this criterion is met.
NOTICE OF DECISION MLP2004 -00002/IRONWOOD PARTITION PAGE 5 OF 17
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public
facilities are available to serve the proposal. Therefore, this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds
that this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width required for the R -7 zoning district is 50 feet. Parcel #1 is 60 feet in width, and
Parcel #2 is 66 feet wide. Therefore, this standard has been met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum • lot area requirement in the R -7 zoning district is 5,000 square feet for detached
single - family units. The proposed partition creates two (2) lots that are 8,248 and 8,584 square feet
respectively. This criterion has been satisfied.
Each lot created through the partition process shall front a public right -of -way by at least 15 fe.
or have a legally recorded minimum 15-foot wide access easement.
The ro osed partition plat illustrates that both lots greatly exceed the 15 -foot street frontage
q
re uirement. This criterion is met. g y g
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R -7 zoning as follows: g district are a front, 15 feet; side, 5 feet; street side, 10 feet; and
rear, 15 feet. The existing house on Parcel #2 is ro p osed to remain. Because the house was
previously oriented toward SW Bull Mountain Road, setbacks were met at that time. After the partition,
the front lot lien will be SW Chardonnay, and thus the 13.05 -foot side yard becomes the front yard. This
requires an adjustment. The applicant has requested an adjustment as discussed elsewhere in this
decision.
FINDING: With the affirmative granting of a front yard setback adjustment, the setbacks of the R -7
zone will be met for t existing house.
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.
None of the proposed parcels will be a flag lot therefore, this standard is not applicable.
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 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usably
outdoor recreation areas for proposed development.
No shared accessway is proposed as part of this partition, therefore no additional screening will be
required.
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 6 OF 17
The fire district may require the installation of a fire hydrant where the length of an accessway
• ould have a detrimental effect on fire- fighting capabilities.
Tualatin Valley Fire & Rescue district (TVF &R) has reviewed the proposal and has not required an
additional fire hydrant.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
There are no existing or proposed shared driveways; therefore this standard is not applicable.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and /or development is allowed within or adjacent to the one - hundred year
floodplain, the city shall require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian /bicycle pathway with the floodplain in accordance
with the adopted pedestrian /bicycle pathway plan.
The artitioned lots are not within nor adjacent to a one - hundred -year floodplain. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
id variance(s) /adjustment(s) will be processed concurrently.
An adjustment to the front yard setback has been submitted with this application and is reviewed
concurrently elsewhere in this decision.
Residential Zoning Districts (18.510):
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
�TAND � :;. ��„�,�•� ,e.� ,:�s � •� > .R= 7��:�.:s.���� =- F?ar�i� 'wok.: �Pa "rce� 2
ARi3 .k,_,. _ � ,._ . � � .... _ _., ,. w. �.__._�1�
Minimum Lot Size
- Detached unit 5,000 sq. ft. 8,248 sq. ft. 8,584 sq. ft.
- Duplexes 10,000 sq. ft.
- Attached unit 5,000 sq. ft.
Average Minimum Lot Width
- Detached unit lots 50 ft. 60 ft. 66 ft.
- Duplex lots 50 ft.
- Attached unit lots 40 ft.
Maximum Lot Coverage 80% Can be met 60%
Minimum Setbacks
- Front yard 20 ft. Can be met 13 ft.*
- Side facing street on corner & through lots 15 ft. Can be met N/A
- Side yard 5 ft. Can be met 5 ft.
- Rear yard 15 ft. Can be met 15 ft.
- Side or rear yard abutting more restrictive zoning district -- N/A N/A
- Distance between property line and front of garage 20 ft. Can be met Side Loaded
- Side Yard Setbacks for Flag Lots [TDC 10 ft. N/A N/A
1 8.420.050(A)(4)(e)] .
Maximum Height 35 ft. Can be met 28 ft.
Minimum Landscape Requirement 20% Can be met _ —40%
* An adjustment was requested for this setback.
NOTICE OF DECISION MLP2004 -00002/IRONWOOD PARTITION PAGE 7 OF 17
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 8,248 ar
8,584 square feet meet this standard. Parcel #2 contains a single-family dwelling that will meet b._ required R -7 setbacks with the approval of a 2 -foot reduction to the front yard setback. Future
development will be reviewed through the building permit process to ensure compliance with the R -7
development standards. Setback standards, required by Table 18.510.2 will apply to all future
development of the proposed lots.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Egress and Circulation (18.705):
Continuing obligation of property owner. The provisions and maintenance of access and egress
stipulated in this title are continuing requirements for the use of any structure or parcel of real
property in the City.
Access shall be continually maintained.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington County, City AASHTO.
TO.
Y 9 Y� Y
The applicant's engineer has not addressed sight distance. The location of the proposed driveway is
limited with regards to placement. The close proximity of the stop controlled intersection should help
provide adequate sight distance. The applicant's plans do show a visual clearance area for the
proposed driveway. The visual clearance area does not appear to meet the standard details shown in
Chapter 18.795 and should be revised to meet the standard. The applicant shall also show that the
visual clearance area will be met for the existing driveway.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influent.,.
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet, measured from the right -
of -way line of the intersecting street to the throat of the proposed driveway. The setback may be
greater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street frontage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The project has less than 150 feet of street frontage along Chardonnay Avenue and the applicant's plan
shows that the driveways will be placed as far from the intersection as possible, thereby meeting this
criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
There are no new driveways being created on Bull Mountain Road, and there are no new local streets
being proposed along Chardonnay Avenue.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use and copies of the deeds, easements, leases or contrac`
are placed on permanent file with the City.
Joint access is not proposed. Parcel 2 currently shares access with the lot to the south; however, this
was required through the previous partition approval to meet the driveway setback from the intersection.
Parcel 1 will have a driveway that does not meet this standard, but by having only one driveway in the
influence area, the impact is minimized.
NOTICE OF DECISION MLP2004 -00002/IRONWOOD PARTITION PAGE 8 OF 17
public street access. All vehicular access and egress as required in Sections 18.705.030H and
J.705.0301 shall connect directly with a public or private street approved by the City for public
use and shall be maintained at the required standards on a continuous basis.
All proposed parcels will have access to SW Chardonnay Avenue, a public street. This standard is met.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in 'accordance with the provisions of the Uniform Fire Code.
Each parcel will have a standard driveway, and none are expected to exceed 150 feet in length or be
steeper than 20% grade. Therefore, there are no specific additional requirements that need to be
applied to the private drives.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following: a) A circular, paved surface having a
minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead -
configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5 %.
As described above, none of the driveways will exceed 150 feet in length. Therefore these standards
are not necessary.
To provide for increased traffic movement on congested streets and to eliminate turning
movement problems, the Director may restrict the location of driveways on streets and require
the location of driveways be placed on adjacent streets, upon the finding that the proposed
access would cause or increase existing hazardous traffic conditions; or provide inadequate
access for emergency vehicles; or cause hazardous conditions to exist which would
constitute a clear and present danger to the public health, safety, and general welfare.
ased on the findings in the City's Transportation System Plan, driveway approaches onto SW Bull
Mountain Road are undesirable due to the traffic volumes and classification of that street. Therefore, no
driveway will be permitted to front SW Bull Mountain Road.
FINDING: Driveway access to SW Bull Mountain Road is not permissible. The driveway for Parcel 1
is not outside the influence area of the intersection.
CONDITIONS:
The applicant shall cause a statement to be placed on the plat indicating the access
restriction to SW Bull Mountain Road from Parcel #1.
• The applicant shall ensure that the driveway apron for Parcel #1 be placed as far
from the intersection as possible.
Density Computations (18.715):
A. Definition of net development area. 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 in the legal description of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights -of -way.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an
existing dwelling is to remain on the site.
R. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 9 OF 17
The standards for Density computation address the intensity of residential land uses, typica .
expressed as the number of housing units per acre. The total square footage of the subject property
is 16,832 square feet. There are no sensitive land areas or private streets within the subject
proposal. Right -of -way dedications already occurred with the previous partition. To determine the
net developable area, the square footage to accommodate the existing house on Parcel #2 (8,584
square feet) is subtracted from the calculation. This results in a net developable area of 8,248 square
feet. As the minimum lot size for the R -7 zone is 5,000 square feet, the maximum number of
additional residential units (single - family or duplex) is one plus the existing house. The minimum
number of additional lots required is zero. The proposed partition creates 2 separate lots in
conformance with the density requirements.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
Landscaping and Screening (18.745):
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects fronting on a public street, private street or a
private driveway more than 100 feet in length approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.040C.
This proposed project has frontage on SW Chardonnay and SW Bull Mountain Road. The access drive
serving the proposed lots will not exceed the 100 -foot length. However, street trees are required along
the public streets and shall be planted in accordance with the standards for size and spacing in this title,
under Section 18.745.040.C. Since SW Bull Mountain Road is not improved with curbs and sidewalks
along the frontage and will undergo a street improvement in the foreseeable future, and since the street
improvement has not yet been designed, planting of street trees will be deferred until the street
improvements occur. Street trees are required along SW Chardonnay. There are existing trees that
may satisfy the street tree requirement. If the trees are to be retained, a protection plan will need
include methods to protect these trees during construction.
FINDING: The requirement for planting street trees is not met.
CONDITION: The applicant shall provide a street tree plan for the SW Chardonnay frontage prior to final
plat approval and shall install said street trees prior to final building inspection on each lot.
Existing trees may be used for street trees, provided the applicant submits an arborist's
assessment demonstrating that the trees are healthy and a protection plan to protect the
trees during and through construction of the new homes.
Tree Removal (18.790):
A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot,, parcel or combination of lots or parcels for which a development
application for a subdivision, partition, site development review, planned development or
conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has indicated that there is 1 tree greater than 12" diameter on the property. No trees are
proposed for removal. The City Forester, however, notes that a protection plan for the trees to remain
will be required. Therefore, the applicant will be required to submit a protection plan developed by a
certified arborist for the existing tree as well as for trees on abutting lots and rights -of -way where the
dripline encroaches onto the subject parcel. In addition, no building permits for the proposed Parcel #1
will be issued until the City Arborlst can verify that protection measures have been installed according to
the required tree protection plan.
FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order
to meet the standard, the applicant shall satisfy the following condition:
CONDITION: Submit a tree protection plan with the building permit application for Parcel #1, prepar
by a certified arborist for the protection of the trees to remain on the parcel as well as c--:
abutting lots if the dripline encroaches onto the subject parcel. The applicant/owner shall
install the required tree protection measures prior to building permit issuance.
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 10 OF 17
''∎sual Clearance Areas 118.795):
,iis Chapter requires that a clear vision area shall be maintained on the corners of all property
adjacent to intersecting right -of -ways or the intersection of a public street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
(8) feet in height. Trees may be placed within this area provided that all branches below eight (8)
feet are removed. A visual clearance area is the triangular area formed by measuring from the
corner, 30 -feet along the right -of -way and along the driveway and connecting these two points
with a straight line.
The applicant's site plan shows the vision clearance triangles for the proposed lots. Staff has not
identified any other visual clearance obstacles.
FINDING: Based on the analysis above, the Vision Clearance Standards are met.
Impact Study 18.390)
Section 18.360.090 states, "The Director shall make a finding with respect to each of the
following criteria when approving, approving with conditions or denying an application:"
Section 18.390.040 states that the applicant shall provide an impact study to quantify the
effect of development on public facilities and services. For each public facility system and
type of impact, the study shall propose improvements necessary to meet City standard, and to
minimize the impact of the development on the public at large, public facilities systems, and
affected private property users.
In situations where the Community Development Code requires the dedication of real property
interests, the applicant shall either specifically concur with a requirement for public right -of -way
ldication, or provide evidence that supports that the real property dedication is not roughly
,•oportional to the projected impacts of the development. Section 18.390.040 states that when a
condition of approval requires the transfer to the public of an interest in real property, the
approval authority shall adopt findings which support the conclusion that the interest in real
property to be transferred is roughly proportional to the impact the proposed development will
have on the public.
The applicant has submitted an impact study. The applicant will not be required to physically improve
SW Bull Mountain Road due to the fact that the proposed access will all be from SW Chardonnay.
However, the applicant has already submitted a waiver of remonstrance for future participation in a Local
Improvement District (LID) for street improvements on SW Chardonnay to mitigate for the addition of 10
vehicle trips from the site. The applicant will need to record a similar waiver for Parcel 1. The applicant
will be extending sanitary sewer and storm drainage connections to the three parcels to account for the
additional impervious area being added to the site and to mitigate for the loss of the present septic
drainfield. Sewer is already available and has sufficient capacity to serve the development. Other
impacts to public facilities are offset by the collection of Systems Development Charges (SDC's)
collected at the time of building permit issuance. Therefore, this standard can be satisfied through
meeting the conditions of approval in this decision.
The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of
development. Based on a transportation impact study prepared by Mr. David Larson for the A -Boy
Expansion /Dolan II /Resolution 95 -61, TIF's are expected to recapture 32 percent of the traffic impact of
new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's
of approximately $2,682 (Effective July 1, 2004) per new dwelling unit.
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
citywide, a fee that would cover 100 percent of this projects traffic impact is $8,381 ($2,682 divided by
'12). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on
e street system. The unmitigated impact of this project on the transportation system is $5,698. There
- are no additional dedications or other improvements project required to benefit the general public. Since
there are no public exactions being required, no proportionality analysis is necessary.
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 11 OF 17
PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights -of -Way and Street Widths: Section 18.810.030.E requires a collector street to
have a 35 -foot right -of -way width and 23 -foot paved section. Other improvements required may
include on- street parking, sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adjacent to SW Bull Mountain Road, which is classified as a Collector on the City of Tigard
Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according
to the most recent tax assessor's map. The applicant has dedicated ROW to provide 35 feet from
centerline in the previous partition application. The site also lies adjacent to Chardonnay Avenue, which
is classified as a Local road on the City of Tigard Transportation Plan Map. The applicant has already
dedicated ROW to provide 27 feet from centerline in the previous partition plat.
Both SW Bull Mountain Road and SW Chardonnay Avenue are currently partially improved. In order
mitigate the impact from this development, the applicant should construct half improvements or ent.
into a restrictive covenant for these improvements. The applicant has indicated that they will enter into a
restrictive covenant for the improvements required along the Chardonnay Avenue frontage. The
applicant shall also enter into a restrictive covenant for the improvements along Bull Mountain Road or
construct those improvements with this project.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
designed with due regard to providing adequate building sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right -of -way line except:
• Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre -existing development or;
• For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
• For non - residential blocks in which internal public circulation provides equivalent access.
No new streets are being created with this partition; therefore this standard is not applicable.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right -of -ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
Similarly, since no streets are being proposed, and no connections are required, this standard is not
applicable.
NOTICE OF DECISION MLP2004 -00002/IRONWOOD PARTITION PAGE 12 OF 17
lts - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times
.e average lot width, unless the parcel is less than 1.5 times the minimum lot size of the
applicable zoning district.
The two new parcels are both greater than 1.5 times the minimum lot size.
Parcel #1 is 8,248 square feet or 1.6 times the minimum lot size. It is 125 feet deep, while being 60 feet
wide (at the narrowest point). 60 times 2.5 is 150.
Parcel #2 is 8,584 square feet or 1.7 times the minimum lot size. It is 125 feet deep, while being 66 feet
wide (on average). 63 times 2.5 is 165.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15 -foot frontage or a minimum 15 -foot wide
recorded access easement. In cases where the lot is for an attached single - family dwelling unit,
the frontage shall be at least 15 feet.
Both lots have greater than 25 feet of public street frontage.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The construction of sidewalks will be included in the restrictive covenants for both street frontages.
Sanitary Sewers:
'Iwers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
_aw development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over - sizing: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
There is an existing 8 -inch main in Chardonnay Avenue. A new sanitary sewer lateral is proposed to
serve Parcel 1. Parcel 2 has an existing lateral serving the existing home.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or outside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no upstream drainageways that affect this site. The runoff from Bull Mountain Road is
controlled by culverts and a roadside ditch.
4 f f
ect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
ty Engineer that the additional runoff resulting from the development will overload an existing
r ainage facility, the Director and Engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions have
been made for storage of additional runoff caused by the development in accordance with the
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 13 OF 17
Developments of this small size, especially residential land partitions, are not required to provide on -s,
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit for the new parcel.
All proposed development shall be designed such that stormwater runoff is conveyed to an approved
public drainage system. The applicant indicates that the stormwater runoff will be directed to
Chardonnay Avenue via weep holes in the existing curb. The applicant will have to receive approval
from Clean Water Services (CWS) for this proposed disposal method.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed
bikeways identified on the City's adopted pedestrian /bikeway plan shall include provisions for
the future extension of such bikeways through the dedication of easements or right -of -way.
Bull Mountain Road is designated a bicycle facility, while Chardonnay Avenue is not. The applicant will
be entering into a restrictive covenant for half- street improvements, which will include the bicycle striping.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
• The City reserves the right to approve location of all surface mounted facilities;
• All underground utilities, including sanitary sewers and storm drains installed in stree.
by the developer, shall be constructed prior to the surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to Under - Grounding Requirement: Section 18.810.120.0 states that a developer shall
pay a fee in -lieu of under - grounding costs when the development is proposed to take place on a
street where existing utilities which are not underground will serve the development and the
approval authority determines that the cost and technical difficulty of under - grounding the
utilities outweighs the benefit of under - grounding in conjunction with the development. The
determination shall be on a case -by -case basis. The most common, but not the only, such
situation is a short frontage development for which under - grounding would result in the
placement of additional poles, rather than the removal of above - ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right -of -way from the applicant's property shall pay a fee in -lieu of
under - grounding.
There are existing overhead utility lines along the frontage of SW Bull Mountain Road. If the fee in -lieu is
proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The
frontage along this site is 113.36 lineal feet; therefore the fee would be $3,967.60.
ADDITIONAL CITY AND /OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water System:
There are existing public water lines in Bull Mountain. Road and Chardonnay Avenue. The applicant has
indicated that they will provide a new 1 inch water meter for the existing house (Parcel 2). Parcel 1 will
be served by the existing water service located along the Bull Mountain Road frontage.
a
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by
Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and
Order No. 00 -7) which require the construction of on -site water quality facilities. The facilities
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 14 OF 17
- hall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm
ater runoff generated from newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The CWS standards include a provision that would exclude small projects such as residential land
partitions. It would be impractical to require an on -site water quality facility to accommodate treatment of
the stormwater from the new parcel. Rather, CWS standards provide that applicants should pay a fee -
in -lieu of constructing a facility, if deemed appropriate. The applicant shall pay the fee in -lieu for this
application.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Service Boundary (USB). An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to final plat approval. Since both lots will front SW
Chardonnay Avenue, and the existing address is on SW Bull Mountain Road, a new address is required
for each lot.
For this project, the addressing fee will be $100.00 (2 lots and /or tracts X $50 /address = $100.00).
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
GPS tie networked to the City's GPS survey.
By random traverse using conventional surveying methods.
In addition, the applicant's as -built drawings shall be tied to the GPS network. The applicant's engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features) in the development, and their respective X and Y
State Plane Coordinates, referenced to NAD 83 (91).
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Forester has reviewed the proposal and indicates that the arborist's tree protection plan
should indicate the distance from each tree that the fencing will be placed.
RESPONSE: This will be required as a condition of approval.
SECTION VII. AGENCY COMMENTS
Washington County Department of Land Use and Transportation has reviewed the request and will
not be submitting any requirements /conditions.
Tigard Water District has reviewed the proposal and offered the following comments:
1. The applicant shall locate the new water meter near the new property line to be consistent with
installations for other developments.
The new water service will be tapped off the existing high pressure mainline located in SW
Chardonnay Avenue.
Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments:
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 15 OF 17
Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditio
of approval being met upon construction of any structure on the parcel:
1) Fire hydrants for single family dwellings, duplexes and sub - divisions, shall be placed at each
intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet
from a hydrant at an intersection as measured in an approved manner around the outside of the
structure and along approved fire apparatus access roadways. Placement of additional fire
hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
2) Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access
roadway. (UFC Sec. 903.4.2.4)
3) Fire hydrant locations shall be identified by the installation of reflective markers. The markers
shall be blue. They shall be located adjacent and to the side of the centerline of the access road
way that the fire hydrant is located on. In case that there is no center line, then assume a
centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
4) The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons
per minute. If the structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be
determined according to UFC Appendix Table A- III -A -1. (UFC Appendix III -A, Sec. 5)
5) Approved fire apparatus access roadways and fire fighting water supplies shall be installed and
operational prior to any other construction on the site or subdivision. (UFC Sec. 8704)
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JUNE 14, 2004 AND BECOMES
EFFECTIVE ON JUNE 29, 2004 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure th
may be adopted from time to time by the appellate body.
NOTICE OF DECISION MLP2004 -000021IRONWOOD PARTITION PAGE 16 OF 17
III THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 28, 2004.
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639 -4171.
June 14, 2004
PREPARED Y: Morgan racy DATE
Associate Planner
,t
June 14, 2004
APPROVED BY: Richard Bewersd DATE
Planning Manager
i:\ curpin \morgan \workspace\mlp\mIp2004 -00002 (ironwood or young no2)\m1p2004 -00002 draft decision.doc
NOTICE OF DECISION MLP2004- 00002/IRONWOOD PARTITION PAGE 17 OF 17
•
J / ( ) .. CITY of ).ARD
SW HILLSHIRE DR GEOGRAPHIC INF• - ATION SYSTEM
1 VICINITY MAP
„ a cT MLP2004 -00002
r
!,1 li II II li rip 4 VAR2004 -00010
. _
IRONWOOD HOMES
PARTITION
4041 nil
II go
_ -...
} .A ORSFERR
vE SAV s H ., :ys rr�
o UNTAI N - � � , -r - 1
SW BUL M k
\s F
T C7 ` X1 ;, ,, 1 i
2 flEEP BEND . RG R. ,, : ::., %Kp , ,
0 " '
00 / r
V 0 Tigard Area Map
z
0111 .Z
\ S.W. SW CRESTRI�GE N
D.
CT
\ / 0 100 200 300 400 Feet
I . . =.___,........
t "= 312 feet ihi,
i li p , • 7- ,, „
City of TOO!
C/) Mtak ._
Information on this map Is for general location only and
should be verified with the Development Services Division.
13125 SW Hall Blvd
Tigard, OR 97223
I / L1/4314/1-477- (503) 639-4171
http://www.ci.tigard.or.us
Community Development Plot date: May 11, 2004; C: \magic \MAGICO3.APR
1
I _
. ,G I S OA6 —'
�� FIBE' OPTIC UNE_ _ — 0.5— I I PO - - - -
-
_GA— -I—_ _� -- —
— — o UP(TAI N R= OAD _ —
-- - -G � -- SVLgUL ! I
--� IXI O ({ EMENT
EXISTING "rG wo WAT -- �
N S _
12° PI�G sTi�ti ' r:vAA* wa d - - —_ = : -W�1
—wa _ _ • U 4 09 "E Lei 13.36' ....� I
— wAF = _ ' ---.114. �I." u 813 s
WAT MHYI —
_ M,_,.W - �� 8 P.U.E_ - - - -_— -- —
_—__ — — .41111‘1\ 00 a
i i f y �
PARCEL 1
I I I i SAN LATERAL 8,248 SQ Fr
0 41 CI
I I ..
IMP' 1 V ISUAL CLEARANCE TRIANGLE
Toff SETBACK _ ___ r
I I :, ' '' A I I I DRNEWAY w 'n
I I I �� w a
SAN MH2 W` I N Ew PROPERTY UNE NBT49' 'E12.6o
STA 1+73.86 SAN1 I I �� w J °4
al I I - TAX LOT 11000 «.
I .. . .x1 ' < I MAP 2S18AD g
I I II PARCEL 2 -
m
Q I 1 WATER sERVICE ro 8, 584 SQ FT BE IN STALLED BY Cftt I I OF TIGARD EXISTING �� re
AD 1'•; $ m HOUSE ° a
Q .
MAP 2S18AD I Z . h4 0
i I Zf:: II h oil I w Maori
I , I . M. N EX ISTING DECK � '�• L
R i
IW v I F 5.00' ACCESS EASEMENT f
1
i IT r 1' — — — _J 15 4 0
_Z U t II IP ___1___ N85 E L= 125.54 :. F
J M 4
3 I� I I 5.00' ACCESS EASEMENT 7
" I I I I I TAX LOT 11100
�= P I , I — — — MAP 2S18AD
2 ' —
®I 2s' II I I
i Ir , >! 0—
cp R I I 1
•
; j II
I '
I II
F I
. 0
, .. I� TAX LOT 11200 _ _ _
.... !' , p
;_I I I I I MAP 2S18AD
a 4-1— ,I- �-I sAM • r
C OF TIGARD t MLP2004 -00002
s....... 1 ILAN 2 (Map is not to scale) IRONWOOD HOMES PARTITION