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MIS2005-00012
NOTICE OF TYPE I DECISION LOT LINE ADJUSTMENT (MIS)•2005-00012 - . CITY OF TIGARD Community/Development HELLWEGE'LOT LINE . shaptrcg•A`�ettere4mmunity 120 DAYS = 12/15/05 SECTION I. APPLICATION SUMMARY FILE NAME: HELLWEGE LOT LINE ADJUSTMENT CASE NO.: Lot Line Adjustment (MIS) MIS2005-00012 PROPOSAL: The applicant is proposing to adjust one (1) property line, which will reconfigure two (2) separate parcels. Lot #1 of 19,787 will become 18,028 square feet. Lot #2 of 18,911 will become 20,670 square feet respectively. APPLICANT: Westlake Consultants, Inc. 15115 SW Sequoia Pkwy., Suite 150 Tigard, OR 97224 OWNER OWNER LOT 1: Gary A. & Patricia J. Heliwege LOT 2: Same 11285 SW 92nd Avenue Tigard, OR 97223 LOCATIONS: LOT 1: SW No Address; WCTM 1 S135DB, Tax Lot 4301 LOT 2: 11285 SW 92nd Avenue; WCTM 1 S135DB, Tax Lot 4300 ZONING DESIGNATIONS: R-4.5; The R-4.5 zoning district is designed to accommodate detached single-family with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- . family units are permitted conditionally. Some civic and institutional uses are also permitted. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.410 and 18.510. SECTION II. DECISION Notice is,hereby,given that the:City-of.Tigard Community Development=Directors designee has APPROVED`the:above request subject to certain conditions; of approval The findings. and conclusions on which the decision is based are noted in`Section .IV: NOTICE OF TYPE I DECISION PAGE 1 OF 4 MIS2005-00012—HELLWEGE LOT LINE ADJUSTMENT CONDITION OF APPROVO PRIOR TO THE RECORDING OF THE LOT LINE ADJUSTMENT, THE FOLLOWING CONDITION SHALL BE SATISFIED: UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE CHERYL CAINES IN THE PLANNING DIVISION AT 503-639-4171. 1. Prior to recording, a Lot Line Adjustment survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Planning Department. The survey map shall include all access and utility easements. THIS. APPROVAL SHALL BE VALID FOR 1.8 MONTHS FROM THE,EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information: The subject parcels are located at the intersection of SW 92nd Avenue and North Dakota Street. Both parcels are surrounded by residential uses and both parcels are much larger than the minimum requirement of 7,500 square feet. The applicant has recently completed a lot segregation with Washington County for the site, which consists of lots 1 & 2 of Dogwood Ridge. Lot 2 is developed with a single family residence, and lot 1 is vacant. The proposed adjustment will allow for future development of lot 1. Proposal Description: The applicant is proposing to adjust one (1) property line, which will reconfigure two (2) separate parcels. Lot 1 of 19,787 will become 18,028 square feet. Lot 2 of 18,911 will become 20,670 square feet respectively. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: LOT LINE ADJUSTMENT - APPROVAL STANDARDS: Section 18.410.040 contains the following standards for approval of a Lot Line Adjustment request: Section 18.410.040 - Approval Criteria states that the Director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district; No new lots will be created as part of this adjustment; two (2) lots exist and two (2) lots will remain after the proposed adjustment. The R-4.5 zone has a minimum lot size of 7,500 square feet. In any event, the lots will be 20,670 and 18,028 square feet after the adjustment. Therefore, this standard is satisfied. By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site development or zoning district regulations for that district; The resulting lot sizes will remain above the minimum required in the R-4.5 zone. Based on the site plan, no existing structures will be in violation of the required setbacks. The NOTICE OF TYPE I DECISION PAGE 2 OF 4 MIS2005-00012-HELLWEGE LOT LINE ADJUSTMENT adjusted property line will6e approximately nine (9) feet further north, twenty six (26) feet, from the existing residence on Lot 2. Lot 1 is vacant. Therefore, this standard has been satisfied. The resulting parcels are in conformity with the dimensional standards of the zoning district, including: • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; • The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the access way may not be included in the lot area calculation; • 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; and • Setbacks shall be as required by the applicable zoning district. The reduced lot size of lot 1 from 19,787 to 18,028 square feet still provides adequate width and size to meet the dimensional requirements of the R-4.5 zoning district. The above standard requires lots created through the partition process to front a public right-of- way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement Lot 2 will have approximately 105 feet of frontage on SW 92nd Avenue. Lot 1 will have approximately 92 feet of frontage on SW 92nd Avenue and approximately 197 feet on SW North Dakota Street. The standard refers to the partitioning of parcels only. The requested approval is for a lot line adjustment which does not affect the existing access to the parcels. Only the side setback of lot 2 is being affected by the adjustment. For Parcel 2 the new side setback will be approximately 26 feet which exceeds the five feet required. Lot 1 is vacant and setbacks for any new construction will be reviewed during the building permit process. Therefore, this criterion has been met. With regard to flag lots: • 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. • A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The proposed'lot line adjustment does not involve flag lots. Therefore, this standard does not apply. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire-fighting capabilities. • There is no new access associated with this Lot Line Adjustment. Therefore, this standard does not apply. 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. Both parcels have individual street access. Based on the current location of the access • point and garage for lot 2, it is unlikely a shared access will be proposed with lot 1 during future development. If shared access is proposed, it will be reviewed to insure current. standards can be met. This standard has been satisfied. NOTICE OF TYPE I DECISION PAGE 3 OF 4 MIS2005-00012-HELLWEGE LOT LINE ADJUSTMENT Any access way sle comply with the standards S forth in Chapter 18.705: Access, Egress, and Circulation. Access is pre-existing for lot 2. Any future proposed access for lot 1 must meet current setbacks at the time of application. Therefore, this standard does not apply. Exemptions from dedications: A lot line adjustment is not considered a development action for purposes of determining whether floodplain, greenway; or right-of-way dedication is required. Floodplain, greenway and right-of-way dedication is not required as part of this application. Therefore, this standard does not apply. Variances to development standards: 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 applicant has not requested a variance or an adjustment with this application. FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have been met. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Lot Line Adjustment is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON AUGUST 24, 2004, AND BECOMES EFFECTIVE ON AUGUST 25, 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. a. August 24, 2005 CPOV D BY: Che ry l Caines DATE APPRO Permit Technician NOTICE OF TYPE I DECISION PAGE 4 OF 4 MIS2005-00012-HELLWEGE LOT LINE ADJUSTMENT •/+^ W! atj( c TRANSMITTAL ENGINEERING • SURVEYING • PLANNING Phone:503 684-0652 Fax:503 624-0157 Date: October 6,2005 Project No.: 0733-09/0 To: t Cheryl Caines, Permit Technician) Project Name: 92"/Dakota PLA CITY OF TIGARD-) Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 Copy: Mark Seaman Marisa Henman,Escrow Officer Gary A. &Patricia J.Hellwege 8407 SW 58th Transnation Title 11285 SW 92' Avenue Portland,Oregon 97219 10220 SW Greenburg Rd,Ste 220 Tigard,OR 97223 Portland,Oregon 97223 • • From: Kristy Kelly • Land Use Planner Re: Lot Line Adjustment Type I Application No.of Copies Dated Description 1 Amended Property Line Adjustment Map . Comments: Cheryl, It has been brought to my attention that the Property Line Adjustment Map for Case File No. MIS2005-00012 contains incorrect information. The"Existing"and"Proposed"areas for Lot 1 should be reversed. The "Proposed"square footage for Lot 1 should be 18,028 square feet. The previously submitted property descriptions were correct; therefore, I have not included a new set of property descriptions. Please replace the previously submitted map with the enclosed map. By way of copy to this transmittal I am also requesting that Transnation Title amend their records in preparation for recording the deeds. Thanks! -Kristy Fax ❑ No.of Pages(including cover) 2 Fax No. Mail ❑ Messenger❑ Overnight ❑ Hand Delivery ❑ Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 PROPERTY L I NE ADJUSTMENT MAP S I TUATED I N THE SE I /4 OF SECT I ON 35, T. I S., R. I W., W.M. III"' ''ulI CITY OF TIGARD, WASHINGTON COUNTY, OREGON 25.00' 25.00' I I SEPTEMBER 19, 2005 là il� Iii, CC W 1 1 p W O O II I II Sri 3< o N "1 U) ro SCALE: 1 "=30' SW DAKOTA STREET °o o LEGEND: tri N • N N8910'26"E 197.05' FOUND IRON PIPE 1 • FOUND IRON ROD CITY OF MAW* Approved Conditionally Approved [ 3 For only the work as described in: 25.00' 25.00' PERMIT NO. MIS aooS—O0o ► a ____ See Letter to: Follow [ LOT 1, DOGWOOD RIDGE ^b o Job Address: 11 ,f3s SW °a..a /fiei LOT 16 ins EXISTING AREA= 19,787 SF N LO °o By: C • C�c_i.-r•8. Date:._ I0_10 -05 O'NEEL ACRES Q'c PROPOSED AREA= 18,028 SF o• st st M - N °.- REGISTERED CD X N PROFESSIONAL Cri <,- LAND SURVEY() cr) co [ PROPOSED , G � PROPERTY LINE i-8.10' 589'30'26"W 197.02' b 9.76'\ / OREGON JANUARY 15, 1987 1 W JOHN P. TACCHINI In z 2267 4.61'�� . N w ISTING 06-30-06 / 89 " r EA TO TRANSFER PROPERTY LINE , z RENEWAL DATE LOT 14 1759 S.F t I %////,,,//��� (0 cv O'NEEL ACRES 0 j Q N 0 O N oz°O N Z O LOT 2, DOGWOOD RIDGE : ; 0°'o / iG_ f� °o EXISTING AREA= 18,911 SF F N a % .o 0 PROPOSED AREA= 20,670 SF v)�,a 0 SURVEYED FOR: cn -- • j wNF j sm MARK SEAMAN 3 0 8407 SW 58th W41/:4-0- 31.75' -� 7 F-Lo PORTLAND, OR 97219 LOT 13 •%'/ _ (503) 246-9890 O'NEEL ACRES .�„/ 9' Q x cn •• :A _ SURVEYED BY: 0 � j//���/� WESTLAKE CONSULTANTS, INC. o 127.94' ` . ., . o 15115 S.W. SEQUOIA PARKWAY, SUITE 150 a � S89'S9'29"W 196.97' � �f I GARD, OREGON 97224 7.13' (503)684-0652 rn LOT 3 ° DOGWOOD RIDGE I SHEET I OF N ;773-09(A) • • • • PROPERTY LINE ADJUSTMENT MAP S I TUATED I N THE SE I/4 OF SECT I ON 35, T. I S., R. I W., W.M. 111111 �' 1 CITY OF T I GARD, WASHINGTON COUNTY, OREGON I. �� 25.00' 25.00' ( SEPTEMBER 19, 2005 �1�1�' ,ilk 1� 0 i 11, � O QM)z O r iL 0 0 o iI ih N _ N< _ M — N SCALE: 1 "=30' SW DAKOTA STREET 0 0 0 0 LEGEND: N N89'30'26"E 197.05' N • 0 • • 0 _FOUN PIPE CITY I 1 OF T% mt�IRON PItAi �y era................ •.....FOUND IRON.-RQD 1 Appt., ' Co��rlstio;�a;ly Reprove -----•-•.............. rcr :only the work Ss dos ib��' `�' l ��FiMIT NO. ..-----[ 25.00' I 25.00' [ .�e Letter to: Follow.... ... Attach;'______11: 4 5 j r a q -e3 a_ __ . t<< e;ddreGS: pit LOT 1, DOGWOOD RIDGE o �: • �- LOT 16 in EXISTING AREA= 18,028 SF N N o O'NEEL ACRES o; PROPOSED AREA= 19,787 SF o *Lo O c7)rn —1c7) -N ~0M -_1— r REGISTERED t°• C x N PROFESSIONAL rn rn LAND,'SURVEYOR PROPOSED PROPERTY UNE / • 8.10' S8910'26"W 197.02' i 9.76'-\ w I OREGON JANUARY 15, 1987 �rrlll��� 1 W JOHN P. TACCHINI -. z 4.61-/ S89'59'29"W 197.00' 6 3 W 2267 w L s Q / TO TRANSFER PROP RTY UNE .� �� O z 06-30-06 1759 S.F f j//,;,-///j o 4 RENEWAL DATE LOT 14 O'NEEL ACRES O N a N O N / DON / CD w =Na U) z O LOT 2, DOGWOOD RIDGE °'o / 10. 6 PROPOSED AREA= 18.911 SF P N 0 o SURVEYED FOR: ° (7:4 WNW °°' I MARK SEAMAN 7 0 8407 SW 58th 0 j/4'.'.��- 31.75' --6- / 1.M PORTLAND, OR 97219 LOT 13 j/ j t. - 9' ° (503) 246-9890 ONEEL ACRES xN •• " SURVEYED BY � '%///..v, a. WESTLAKE CONSULTANTS, I NC. o 127.94' ".., l y ' �/ 1'—, \ 15115 S.W. SEQUO 1 A PARKWAY, SUITE 150 a S89'S9'29"W 196.97' T I GARD, OREGON 97224 0, 7.13 (503)684-0652 LOT 3 ro DOGWOOD RIDGE SHEET I OF I N I 773-09(A) • • 92' and Dakota Lot1 -Adjusted Project No. 733-09(B) September 15, 2005 PROPERTY DESCRIPTION A tract of land in the southeast one-quarter of Section 35, Township 1 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, being a portion of Lot 1 , Dogwood Ridge, Book 14, Page 19, Washington County Plat Records, and being more particularly described as follows: Beginning at a found 2 inch iron pipe marking the initial point of O'Neel Acres, Book 54, Page 1 , Washington County Plat Records, being the northeast corner of Lot 16 thereof, also being the northwest corner of said Lot 1 , Dogwood Ridge; Thence, along the north line of said Lot 1 , also being the south right-of- way line of SW Dakota Street (formerly Yew Street), being 25.00 feet from of the centerline thereof, when measured at right angles, North 89°30'26" East, 197.05 feet to the northeast corner of said Lot 1 ; Thence, along the east line of said Lot 1 , also being the west right-of- way line of SW 92nd Avenue (formerly Robinson Avenue), being 25.00 feet from the centerline thereof, when measured at right angles, South 00°06'00" West 91.51 feet; Thence, along a line 91 .50 feet southerly of and parallel with the north line of said Lot 1 , South 89°30'26" West, 197.02 feet to the west line of said Lot 1 ; Thence, along the west line of said Lot 1 , also being the east line of said Lot 16, O'Neel Acres, North 00°04'49" East, 91.50 feet to the True Point of Beginning. Containing 18,028 square feet, more or less. H:IADM/N1073309 05192nd&Al Dakota4Su vey1PD Lot 1 Adjusted dos • • 92"d and Dakota Lot 2-Adjusted Project No. 733-09(B) September 15, 2005 PROPERTY DESCRIPTION A tract of land in the southeast one-quarter of Section 35, Township 1 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, being all of Lot 2 and a portion of Lot 1 , Dogwood Ridge, Book 14, Page 19, Washington County Plat Records, and being more particularly described as follows: Commencing at a found 2 inch iron pipe marking the initial point of O'Neel Acres, Book 54, Page 1 , Washington County Plat Records, being the northeast corner of Lot 16 thereof, also being the northwest corner of said Lot 1 , Dogwood Ridge; Thence, along the west line of said Lot 1 , also being the east line of said Lot 16, O'Neel Acres, South 00°04'49" East, 91.50 feet to the Point of Beginning; Thence, along a line 91 .50 feet southerly of and parallel with the north line of said Lot 1 , North 89°30'26" East, 197.02 feet; Thence, along the east line of said Lots 1 and 2, also being the west right-of-way of SW 92nd Avenue (formerly Robinson Avenue), being 25.00 feet from the centerline thereof, when measured at right angles, South 00°06'00" West, 105.76 feet to the south line of said Lot 2; Thence, along the south line of said Lot 2, South 89°59'29" West, 196.97 feet to the west line thereof; Thence, along the west line of said Lots 1 and 2, also being the east line of said plat of O'Neel Acres, North 00°04'49" East, 104. 10 feet to the True Point of Beginning. Containing 20,670 square feet, more or less. H:IADM/NI073309 05192nd&N.DakotalSurveylPD Lot 2 Adjusted doc • • 92nd and Dakota Transfer Tract Project No. 733-09(B) September 15, 2005 PROPERTY DESCRIPTION A tract of land in the southeast one-quarter of Section 35, Township 1 South, Range 1 West of the Willamette Meridian, in the City of Tigard, Washington County, Oregon, being a portion of Lot 1 , Dogwood Ridge, Book 14, Page 19, Washington County Plat Records, and being more particularly described as follows: Commencing at a found 2 inch iron pipe marking the initial point of O'Neel Acres, Book 54, Page 1 , Washington County Plat Records, being the northeast corner of Lot 16 thereof, also being the northwest corner of said Lot 1 ; Thence, along the west line of said Lot 1 , also being the east line of said Lot 16, O'Neel Acres, South 00°04'49" East, 91 .50 feet to the Point of Beginning; Thence, along a line 91.50 feet southerly of and parallel with the north line of said Lot 1 , North 89°30'26" East, 197.02 feet; Thence, along the east line of said Lot 1 , also being the west right-of- way of SW 92nd Avenue (formerly Robinson Avenue), being 25.00 feet from the centerline thereof, when measured at right angles, South 00°06'00" West, 9.76 feet to the northeast corner of Lot 2, Dogwood Ridge; Thence, along the north line of said Lot 2, South 89°59'29" West, 197.00 feet to the northwest corner thereof; Thence, along the west line of said Lot 1 , also being the east line of said plat of O'Neel Acres, North 00°04'49" East, 8. 10 feet to the True Point of Beginning. Containing 1 ,759 square feet, more or less. H:VIDM1N1073309 05192nd&N DakotalSuiveylP0 Transfer Tract.doc ` • . W!n ?atj( nc TRA/VSM/TTAL EAGAEERING ♦ SURI'l9NG ♦ PLANNING Phone:503 684-0652 Fax:503 624-0157 Date: September 19,2005 Project No.: 0733-09/0 To: Cheryl Caines, Permit Technician Project Name: 92"°/Dakota PLA CITY OF TIGARD Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 Copy: Mark Seaman Gary A. &Patricia J. Hellwege 8407 SW 58th 11285 SW 92"Avenue Portland,Oregon 97219 Tigard,OR 97223 Ph: (503)249890 ������ Fax:(503)245-8507 From: Kristy Kelly 1 2005 Land Use Planner SEP 1 Re: Lot Line Adjustment Type I Application OtlY OF TKGARD No.of Copies Dated Description 1 Notice of Type I Decision 1 Property Line Adjustment Map 1 - Legal Descriptions Comments: Cheryl, Pursuant to Condition of Approval 1,attached you will find a Lot Line Adjustment survey map and legal description depicting the existing and proposed lot lines. Please do not hesitate to contact me with questions. Thanks! -Kristy • Fax ❑ No.of Pages(including cover) 7 Fax No. Mail ❑ Messenger❑ Overnight ❑ Hand Delivery • Pacific Corporate Center,15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 !LI•11 SFIDAVIT OF MAILING CITY OFTIOARD Community Development Shaping)I Better Community I, Patricia G. Gunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: MIS2005-000I2/HELLWEGE LOT LINE ADJUSTMENT ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B",and by reference made a part hereof, on August 24,2005,and deposited in the United States Mail on August 24,2005, postage prepaid. 1,ALA (Person t at Prepar-• N• " STATE OE OkEggON ) County of Washington )ss. City of sgard ) /� Subscribed and sworn/affirmed before me on the - day of C.t'6�K"�``������'' , 2005. OFFICIAL SEAL � SUE ROSS * J" NOTARY PUBLIC-OREGON u COMMISSION NO.375152 MY COMMISSION EXPIRES DEC.1,2007 NOTARY PUB l F i 'ER My Commissi� ' 511 ires: 104-1 - u 1 • • EXHIBIT NOTICE OF TYPE I DECISION LOT LINE ADJUSTMENT (MIS) 2005-00012 CITY OF TIGARD Community Development HELLWEGE LOT LINE ADJUSTMENT Shaping ABetterCommunity 120 DAYS = 12/15/05 • SECTION I. APPLICATION SUMMARY FILE NAME: HELLWEGE LOT LINE ADJUSTMENT CASE NO.: Lot Line Adjustment (MIS) MIS2005-00012 PROPOSAL: The applicant is proposing to adjust one (1) property line, which will reconfigure two (2) separate parcels. Lot #1 of 19,787 will become , 18,028 square feet. Lot #2 of 18,911 will become 20,670 square feet respectively. APPLICANT: Westlake Consultants, Inc. 15115 SW Sequoia Pkwy., Suite 150 Tigard, OR 97224 OWNER OWNER LOT 1: Gary A. & Patricia J. Hellwege LOT 2: Same 11285 SW 92nd Avenue Tigard, OR 97223 LOCATIONS: LOT 1: SW No Address; WCTM 1S135DB, Tax Lot 4301 LOT 2: 11285 SW 92nd Avenue; WCTM 1S135DB, Tax Lot 4300 ZONING DESIGNATIONS: R-4.5; The R-4.5 zoning district is designed to accommodate detached single-family with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.410 and 18.510. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF TYPE I DECISION PAGE 1 OF 4 MIS2005-00012—HELLWEGE LOT LINE ADJUSTMENT • • CONDITION OF APPROVAL PRIOR TO THE RECORDING OF THE LOT LINE ADJUSTMENT, THE FOLLOWING CONDITION SHALL BE SATISFIED: UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE CHERYL CAINES IN THE PLANNING DIVISION AT 503-639-4171. 1. Prior to recording, a Lot Line Adjustment survey map and legal descriptions showing the existing and proposed lot lines shall be reviewed and approved by the Planning Department. The survey map shall include all access and utility easements. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site Information: The subject parcels are located at the intersection of SW 92nd Avenue and North Dakota Street. Both parcels are surrounded by residential uses and both parcels are much larger than the minimum requirement of 7,500 square feet. The applicant has recently completed a lot segregation with Washington County for the site, which consists of lots 1 & 2 of Dogwood Ridge. Lot 2 is developed with a single family residence, and lot 1 is vacant. The proposed adjustment will allow for future development of lot 1. Proposal Description: The applicant is proposing to adjust one (1) property line, which will reconfigure two (2) separate parcels. Lot 1 of 19,787 will become 18,028 square feet. Lot 2 of 18,911 will become 20,670 square feet respectively. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTIONS: LOT LINE ADJUSTMENT - APPROVAL STANDARDS: Section 18.410.040 contains the following standards for approval of a Lot Line Adjustment request: Section 18.410.040 - Approval Criteria states that the Director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district; No new lots will be created as part of this adjustment; two (2) lots exist and two (2) lots will remain after the proposed adjustment. The R-4.5 zone has a minimum lot size of 7,500 square feet. In any event, the lots will be 20,670 and 18,028 square feet after the adjustment. Therefore, this standard is satisfied. By reducing the lot size, the lot or structures(s) on the lot will not be in violation of the site development or zoning district regulations for that district; The resulting lot sizes will remain above the minimum required in the R-4.5 zone. Based on the site plan, no existing structures will be in violation of the required setbacks. The NOTICE OF TYPE I DECISION PAGE 2 OF 4 MIS2005-00012-HELLWEGE LOT LINE ADJUSTMENT r • adjusted property line will approximately nine (9) feet further north, twenty six (26) feet, from the existing residence on Lot 2. Lot 1 is vacant. Therefore, this standard has been satisfied. The resulting parcels are in conformity with the dimensional standards of the zoning district, including: • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; • The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the access way may not be included in the lot area calculation; • 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; and • Setbacks shall be as required by the applicable zoning district. The reduced lot size of lot 1 from 19,787 to 18,028 square feet still provides adequate width and size to meet the dimensional requirements of the R-4.5 zoning district. The above standard requires lots created through the partition process to front a public right-of- way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Lot 2 will have approximately 105 feet of frontage on SW 92nd Avenue. Lot 1 will have approximately 92 feet of frontage on SW 92nd Avenue and approximately 197 feet on SW North Dakota Street. The standard refers to the partitioning of parcels only. The requested approval is for a lot line adjustment which does not affect the existing access to the parcels. Only the side setback of lot 2 is being affected by the adjustment. For Parcel 2 the new side setback will be approximately 26 feet which exceeds the five feet required. Lot 1 is vacant and setbacks for any new construction will be reviewed during the building permit process. Therefore, this criterion has been met. With regard to flag lots: • 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. • A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. • The proposed lot line adjustment does not involve flag lots. Therefore, this standard does not apply. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire-fighting capabilities. There is no new access associated with this Lot Line Adjustment. Therefore, this standard does not apply. 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. Both parcels have individual street access. Based on the current location of the access point and garage for lot 2, it is unlikely a shared access will be proposed with lot 1 during future development. If shared access is proposed, it will be reviewed to insure current standards can be met. This standard has been satisfied. NOTICE OF TYPE I DECISION PAGE 3 OF 4 MIS2005-00012-HELLWEGE LOT LINE ADJUSTMENT I ` Y Any access way shalleamply with the standards set orth in Chapter 18.705: Access, Egress, and Circulation. Access is pre-existing for lot 2. Any future proposed access for lot 1 must meet current setbacks at the time of application. Therefore, this standard does not apply. Exemptions from dedications: A lot line adjustment is not considered a development action for purposes of determining whether floodplain, greenway, or right-of-way dedication is required. Floodplain, greenway and right-of-way dedication is not required as part of this application. Therefore, this standard does not apply. Variances to development standards: 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 applicant has not requested a variance or an adjustment with this application. FINDING: Based on the analysis above, Staff finds that the Lot Line Adjustment criteria have been met. SECTION V. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Affected government agencies Final Decision: A Lot Line Adjustment is a Type I procedure. As such, the Director's decision is final on the date it is mailed or otherwise provided to the applicant, whichever occurs first. The Director's decision may not be appealed locally and is the final decision of the City. THIS DECISION IS FINAL ON AUGUST 24, 2004, AND BECOMES EFFECTIVE ON AUGUST 25, 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. • APPROVa. � � August 24, 2005 ED BY: Cheryl Gaines DATE Permit Technician • NOTICE OF TYPE I DECISION PAGE 4 OF 4 MIS2005-00012-HELLWEGE LOT LINE ADJUSTMENT • 1S135DB-04300 4111 EXHIBIT HELLWEGE GARY A&PATRICIA J ---- 11285 SW 92ND AVE TIGARD,OR 97223 • Westlake Consultants, Inc. 15115 SW Sequoia Pkwy. , Suite 150 Tigard, OR 97224 • • • LOT LINE ADJUSTMENT Anvi TYPE I APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION Property Address/Location(s): 11285 SW 92nd Avenue (Lot 2, Dogwood Ridge Subdivision) Tax Map&Tax Lot#(s): Tax Map 1S1 35DB. Tax Lot#4300 FOR STAFF USE ONLY Site Size: 18,911 SF/0.43 Ac. Case No.(s): M t Sa 005— 000 la, Property Owner/Deed Holder(s)*: (Attach list if more than one) Other Case No.(s): Address: 11285 SW 92"d Avenue Receipt No.: 0o5 — 3/5 City/State: Tigard, OR Zip: 97223 Application Accepted By: CI. r. Primary Contact: Gary A. and Patricia J. Hellwege Date: $-8-05 Phone:(503) 407-4318 Fax: { C 2 Date Determined Complete: B-17- o5 Rev.1/3/05 i:\curpin\masters\revised\Ilaa.doc Property Address/Location(s): (No Street Address) (Lot 1, Dogwood Ridge Subdivision) Tax Map&Tax Lot#(s): Tax Map 1S1 35DB, Tax Lot#4301 Site Size: 19,787 SF/0.45 Ac. Property Owner/Deed Holder(s)*: REQUIRED SUBMITTAL ELEMENTS p y (Attach list If more than one) (Note: applications will not be accepted Address: 8407 SW 58th Avenue without the required submittal elements) City/State: Portland, OR Zip: 97219 Primary Contact: Mark Seaman (Contract Purchaser) Phone: (503) 789-9890 Fax: (503) 245-8507 ❑ Application Form Applicant*/Agent• ❑ Owner's Signature/Written Authorization Address: 15115 SW Sequoia Pkwy., Ste. 150 ❑ Title Transfer Instrument or Deed City/State:Tigard, OR Zip: 97224 ❑ Preliminary Map (2 copies) Primary Contact: Len Schelsky, PLS ❑ Site/Plot Plan (2 copies) Phone: (503) 614-9999 Fax: (503) 624-0157 ❑ Site/Plot Plan (reduced 8'/i"x 11") ❑ Applicant's Statement(2 copies) *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written ❑ Filing Fee $440.00 authorization from the owner or an agent of the owner. The owner(s) Jurisdiction: ❑ City ❑ Urb. must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request Lot Line Adjustment permission to adjust: 2 parcels of 18,911 sq.ft and 19,787 Sq. Ft. (number) (acreage or square footage) into 2 parcels of 20,670 sq.ft and 18,028 Sq. Ft. '(number) (acreage or square footage) List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of , 20 Applicant/Authorized Agent's Signature Owner's Signature Len Schelsky, PLS/Westlake Consultants, Inc. Gary A. Hellwege Owner's Signature (Applicant) Owner's Signature Mark Seaman Patricia J. Hellwege • • • LOT LINE ADJUSTMENT TYPE I APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Property Address/Location(s): 11285 SW 92"d Avenue Tax Map &Tax Lot#(s): FOR STAFF USE ONLY Site Size: Case No.(s): /14/502.0037-060g. Property Owner/Deed Holder(s)*: (Attach list if more than one) Other Case No.(s): Address: 11285 SW 92"d Avenue City/State: Tigard, OR Zip: 97223 Receipt No.: Primary Contact: Gary A. and/or Patricia J. Hellwege Application Accepted By: Phone: Fax: Date: Date Determined Complete: Property Address/Location(s): Rev.1/3/05 is\curpin\masters\revised\Ilaa.doc Tax Map&Tax Lot#(s): Site Size: Property Owner/Deed Holder(s)*: (Attach list if more than one) REQUIRED SUBMITTAL ELEMENTS Address: (Note: applications will not be accepted City/State: Zip: without the required submittal elements) Primary Contact: Phone: Fax: ❑ Application Form Applicant*/Agent: El Owner's Signature/Written Authorization Address: 15115 SW Sequoia Pkwy., Ste. 150 ❑ Title Transfer Instrument or Deed City/State:Tigard, OR Zip: 97224 ❑ Preliminary Map(2 copies) Primary Contact: Len Schelsky, PLS Phone: (503)614-9999 Fax: (503)624-0157 ID Site/Plot Plan (2 copies) ❑ Site/Plot Plan (reduced 8'/2-x 11") *When the owner and the applicant are different people, the applicant ❑ Applicant's Statement(2 copies) must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) ❑ Filing Fee $440.00 must sign this application in the space provided on the back of this Jurisdiction: ❑ City ❑ Urb form or submit a written authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request Lot Line Adjustment permission to adjust: parcels of and (number) (acreage or square footage) into parcels of and (number) (acreage or square footage) • • . r • • List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 4`1�"� day of dip , • C Applicant/Authorized Agent's Signature 0 • er s ignature / /Westlake Consultants, Inc. ' ary A. ellwege fr 4. tfigri •Owner's Sig ture (Applicant) Owner's SignafurAY / Mark Seama Patricia J. Hellwe•- _ ______ 1 , 1 A CITY OF TIGARD 8/8/2005 13125 SW Hall Blvd. 8:59:28AM o ,,,i;TAIIII\ Tigard,Oregon 97223 . 1.1. (503) 63 9-417 1 Receipt #: 27200500000000003759 Date: 08/08/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MIS2005-00012 [LANDUS]Lot Line Adjustment 100-0000-438000 395.00 MIS2005-00012 [LRPF]LR Planning Surcharge 100-0000-438050 59.00 Line Item Total: $454.00 Payments: Method Payer User ID Acct./Check No.Approval No. How Received . Amount Paid Check MARK SEAMAN,JR DBA CAC 7829 In Person 454.00 TIMBER PROJECTS Payment Total: $454.00 CITY OF TIGARD 8/4/2005. 13125 SW Hall Blvd. eVe �s�� • 4:12:59PM iiu;�„� '�I� Tigard,Oregon 97 22 3 LL (503) 63 9-417 1 Refund Receipt #: 27200500000000003728 Date: 08/04/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MIS2005-00012 Refund- [LANDUS]Lot Line Adj 100-0000-438000 (395.00) MIS2005-00012 Refund- [LRPF]LR Planning Su 100-0000-438050 (59.00) Line Item Total: ($454.00) Refund: • ' Method Payer User ID Acct./Check No.Approval No. How Received Amount Paid • Check Refund MARK SEAMAN,JR DBA 7829 • In Person (454.00) TIMBER PROJECTS Refund Total: ($454.00) j.-,p l ( tre.. C S�t.I_lr'vle;--tf S me - d- 0-� Dj-) I,I 0,4L pare e( . FtCL.S f- 6 c. --1-1,L)C3 p GW e._c_(s 1-- 1 S-1- S 4 to 1 s '� se_e_: re9 ct-re, l uTS' W r -('Ul. G/J as k i 7?ci.-(�--, .Co,.c n l !C_L•',--k 4. h c L S n 0"1 C a ;-n p(t'-f x--61 ---11A62-- ""f s4- .c p- • cReceipt.rpt Page 1 of 1 • CITY OF TIGARD 8/4/2005 13125 SW Hall Blvd. Or;1 i,1 --1 2:48:18PM ____ Uvitvigtil,i Tigard,Oregon 97223 ..AL 1J- (503) 63 9-4 17 1 Receipt #: 27200500000000003718 Date: 08/04/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MIS2005-00012 [LANDUS]Lot Line Adjustment 100-0000-438000 395.00 MIS2005-00012 [LRPF]LR Planning Surcharge 100-0000-438050 59.00 Line Item Total: $454.00 Payments: Method Payer User ID Acct./Check No.Approval No. How Received Amount Paid Check MARK SEAMAN,JR DBA CAC 7829 In Person 454.00 TIMBER PROJECTS Payment Total: $454.00 • • Westlake consultants,inc TRANSMITTAL ENGINEERING ♦ SURVEYING ♦ PLANNING Phone:503 684-0652 Fax 503 624-0157 Date: August 4,2005 Project No.: 0733-09/0 To: CITY OF TIGARD Project Name: 92"°/Dakota PLA Planning Division 13125 SW Hall Boulevard Tigard,OR 97223-8189 Copy: Mark Seaman Gary A. &Patricia J. Hellwege 8407 SW 58th 11285 SW 92"°Avenue Portland,Oregon 97219 Tigard,OR 97223 Ph: (503)246-9890 Fax: (503)245-8507 From: Kristy Kelly Y-- A1—* Land Use Planner Re: Lot Line Adjustment Type I Application No.of Copies Dated Description 1 Lot Line Adjustment Type I Application(Original) 1 Application Fee,Check#7829 ($454) 2 Narrative 2 _ Site Plan [18"x 24") Comments: For your review Fax ❑ No. of Pages (including cover) Fax No. Mail ❑ Messenger❑ Overnight ❑ Hand Delivery • Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 ,, • • RECE!VI D WE S TLAKE -�� 1 OF CONSULTANTS Z 7 c�TTdG4RQ MEMORAND:UjM4G ENGINEERING • SURVEYING • PLANNING PHONE 503.684.0652 DATE: August 17, 2005 • To: Cheryl Caines, City of Tigard Morgan Tracy, City of Tigard FROM: Lee Leighton, AICP RE: Lot Line Adjustment at 11285 SW 92nd Avenue (WCI Project#: 0733-009) CC: Mark Seaman This memo is to provide information from Washington County Assessment and Taxation that was not available at the time we submitted the above-captioned Property Line Adjustment request. We regret that some confusion and frustration occurred because the subject properties, Lots 1 and 2 of Dogwood Ridge Subdivision, had not yet been assigned separate tax map/lot numbers by the Washington County Assessor's office. This occurred because the owners, Gary A. and Patricia J. Hellwege, recorded deeds to separate the two lots of record on July 1, 2005, but failed to complete the process of calculating and paying pro-rata taxes(which would not have been necessary had the recording been completed the day before, when the County's fiscal year ended). As a result, although the subject properties existed as separate deeded lots, there was a delay in the issuance of a new tax lot number by the Assessor's office. After we advised our client, Mark Seaman, of the situation, he made the necessary arrangements for the pro rata tax calculation and payments, and the new tax lot number has now been assigned: Legal Description Tax Map/Lot# Address R# Lot 1, Dogwood Ridge 1S1 35DB 04301 (not yet assigned) (not yet assigned) Lot 2, Dogwood Ridge 1S1 35DB 04300 11285 SW 92nd Ave. R275963 (no change) Lot 2, where the existing house is located, will continue to have the same address, R-number, and tax map/lot number. Lot 1 has become tax lot 4301. The Washington County Tax Map does not yet reflect this lot numbering change because Cartography still needs time to perform the revision—but the tax lot number assignment has in fact been made. j•) RE: 11285 SW 92nd Avenue • August 17, 2005 Page 2 of 2 Accompanying this memo is a copy of a replacement application form providing the updated County tax lot number information. We are now obtaining signatures from the owners and the contract purchaser, and we expect to provide the fully executed form to you by the end of the week. I am hoping that these clarifications will enable you to properly log this application into the City's tracking system for land use permits, and that the review process can now begin. If there is a problem doing so,please call me right away at 503 684-0652. Finally, I want to correct an unintentional misstatement I made to Morgan Tracy by telephone earlier today. I said that my client, Mark Seaman, had already taken title to Lot 1 at the time of the deed conveyances recorded on July 1, 2005. I learned after speaking with Mr. Seaman that he has not yet closed on the property, so at this point in time he is the contract purchaser rather than owner of Lot 1. The deeds recorded on July 1, 2005 were separate reconveyances of the two lots of record from the Hellweges to themselves,pursuant to a lot segregation approval I understand they obtained from Washington County. WestlakePLANNING I ENGINEERING I SURVEYING consultants,inc I I I 92nd/Dakota Lot Line Adjustment i ' August 4, 2005 1 I I 1 I Pacific Corporate Center 15115 sw sequoia parkway, suite 150, tigard, Oregon 97224 ' www.westlakeconsultants.com I PH 503.684.0652 I FX 503.624.0157 • • 1 92ndlDakota Lot Line Adjustment 1 I ' Prepared for: Mark Seaman 8407 SW 58th ' Portland, OR 97219 Phone: (503) 246-9890 Fax: (503) 245-8507 Prepared by: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Phone: (503) 684-0652 Fax: (503) 624-0157 1 1 • • Westlake Consultants, Inc. TABLE OF CONTENTS DATA SHEET 2 PROJECT OVERVIEW 3 PROJECT DESCRIPTION 3 SUBJECT SITE AND ABUTTING PROPERTY INFORMATION 4 Subject Site 4 Abutting Properties 4 ' CITY OF TIGARD COMMUNITY DEVELOPMENT CODE 5 CHAPTER 18.410 LOT LINE ADJUSTMENTS 5 Section 18.410.010 Purpose 5 ' Section 18.410.020 Approval Process 5 Section 18.410.030 Application Submission Requirements 5 Section 18.410.040 Approval Criteria 6 Section 18.410.050 Recording Lot Line Adjustments 9 CHAPTER 18.390 DECISION-MAKING PROCEDURES 10 Section 18.390.020 Description of Decision Making Procedures 10 Section 18.390.030 Type I Procedure 10 CONCLUSION 11 LIST OF EXHIBITS ' Exhibit Contents A Site Plan ' • Existing Lots (Sheet 1 of 2) • Proposed Lots (Sheet 2 of 2) B City of Tigard Lot Line Adjustment Type 1 Application ' C City of Tigard Pre-Application Conference Notes D Bargain and Sale Deed E Topographic Survey 1 92/DAKOTA PAGE 1 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 • • Westlake Consultants,Inc. DATA SHEET APPLICANT'S REPRESENTATIVE: Westlake Consultants,Inc. ' 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Contact: Lee Leighton, AICP ' Phone: 503.684.0652 Fax: 503.624.0157 I APPLICANT: Mark Seaman 8407 SW 58th Portland, Oregon 97219 Phone: 503.246.9890 Fax: 503.245.8507 PROPERTY DESCRIPTION: Tax Map 1 S 1 35DB,Tax Lots#4300 ' PROPERTY OWNERS: Gary A. &Patricia J. Hellwege 11285 SW 92"d Avenue Tigard, OR 97223 ' SITE SIZE: .89 acres ' ZONING DESIGNATION: R-4.5 (Low-Density Residential) PROPOSAL: Property Line Adjustment 927 DAKOTA PAGE 2 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 ' • • Westlake Consultants,Inc. ' PROJECT OVERVIEW PROJECT DESCRIPTION ' The applicant,Mark Seaman, is proposing a property line adjustment of tax lot#4300, Tax Map is! 35DB, located at 11285 SW 92nd Avenue. The subject property, owned by Gary A. and Patricia J. Hellwege, contains .89 acres and is comprised of Lots 1 and 2 of the Dogwood Ridge Subdivision. This proposal is to enlarge Dogwood Ridge Lot 2 to .47 acre to accommodate the existing Hellwege residence, and correspondingly reduce Lot 1, which the Applicant, Mark Seaman, intends to partition into two lots for new development. ' This application addresses the applicable requirements for approval of a lot line adjustment in the City of Tigard Community Development Code. A City of Tigard application form has been prepared and included as part of this approval request(See Exhibit B—City of Tigard Lot Line Adjustment Type 1 Application). The original signed application forms are being submitted separately from this bound narrative. A complete list of drawings and exhibits follows the Table of Contents. 1 1 t ' 92 DAKOTA PAGE 3 LOT UNE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 ' • • Westlake Consultants,Inc. ' SUBJECT SITE AND ABUTTING PROPERTY INFORMATION SUBJECT SITE ' The subject property contains approximately .89 acres located on the southwest corner of the intersection of SW 92nd Avenue and SW Dakota Street, in the R-4.5 (Low-Density Residential) zone. It is comprised of Lots 1 and 2 of the Dogwood Ridge Subdivision. The subject property is identified as Tax Lot#4300 of Tax Map 1S1 35DB, owned by Gary A. and Patricia J. Hellwege. The proposal is to enlarge Lot 2 to accommodate the existing Hellwege residence , with a corresponding reduction of Lot 1, which the Applicant proposes to partition into two ' parcels for development. ABUTTING PROPERTIES ' The subject site has residential uses in close proximity. The abutting properties to the east, across SW 92"d Aveneue, are comprised of parcels with single-family residences, ranging in size from .38 to .51 acres. Property to the north and south of the site is comprised of parcels with ' single-family residences, ranging in size from .17 to .43 acres. Property to the west of the site is comprised of parcels with single-family residences, ranging in size from .12 to .14 acres. I ' 92 DAKOTA PAGE 4 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 1 • • Westlake Consultants, Inc. LOT LINE ADJUSTMENT APPLICATION REQUEST ' The following sections of this narrative address the approval criteria that apply to this proposed lot line adjustment. Quoted provisions appear in italics, followed by findings of fact and ' proposed conclusions of law. ' CITY OF TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.410 LOT LINE ADJUSTMENTS ' SECTION 18.410.010 PURPOSE The purpose of this chapter is to provide rules, regulations and criteria governing approval of lot line adjustments. SECTION 18.410.020 APPROVAL PROCESS A. Decision-making process. Lot line adjustments shall be reviewed by means of a Type ' I procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.410.040. B. Time limit on approval. The lot line adjustment approval by the Director shall be effective for a period of 1-1/2 years from the date of approval. C. Lapsing of approval. The lot line adjustment approval by the Director shall lapse if. 1. The lot line adjustment has been improperly recorded with Washington County ' without the satisfactory completion of all conditions attached to the approval; or 2. The final recording is a departure from the approved plan. D. Extension. The Director shall, upon written request by the applicant and payment of ' the required fee, grant an extension of the approval period not to exceed one year provided that: 1. No changes are made on the original plan as approved by the Director; ' 2. The applicant can show intent of recording the approved partition or lot line adjustment within the one year extension period; and 3. There have been no changes in the applicable Comprehensive Plan policies and ' ordinance provisions on which the approval was based. Response: The preceding is guidance for the City and therefore does not require a response. ' SECTION 18.410.030 APPLICATION SUBMISSION REQUIREMENTS A. General submission requirements. All applications shall be made on forms provided ' by the Director and shall include information required for a Type I application, as governed by Chapter 18.390. B. Specific submission requirements. All applications shall include the preliminary lot ' line map and necessary data or narrative, detailed information for which shall be obtained from the Director. 92 DAKOTA PAGE 5 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 i ' • Westlake Consultants, Inc. ' Response: A copy of the required forms for this Type I lot line adjustment application have been included as Exhibit B. This application addresses the applicable requirements for approval of a ' lot line adjustment in the City of Tigard Community Development Code. The required fees for a lot line adjustment review have been submitted with this application. A preliminary lot line map has been included with this application. This standard is satisfied. SECTION 18.410.040 APPROVAL CRITERIA A. Approval criteria. The Director shall approve or deny a request for a lot line adjustment in writing based on findings that the following criteria are satisfied: 1. An additional parcel is not created by the lot line adjustment, and the existing parcel reduced in size by the adjustments is not reduced below the minimum lot size established by the zoning district; - Response: The subject property contains .89 acres and is comprised of Lots 1 and 2 of the ' Dogwood Ridge Subdivision. It is identified as Tax Lot#4300 of Tax Map 151 35DB, owned by Gary A. and Patricia J. Hellwege. The proposal is to enlarge Dogwood Ridge Lot 2 to .47 acre to accommodate the existing Hellwege residence, and correspondingly reduce Lot 1, which ' the applicant intends to partition into two lots for new development. The proposed lot line adjustment, as shown on the Proposed Tax Lots (Sheet 2 of 2), will not create an additional parcel. After the proposed adjustment is approved, the subject tax lots will have the following areas: • Lot 1, Dogwood Ridge is proposed as 18,028 square feet or .41 acres; ' • Lot 2, Dogwood Ridge is proposed as 20,670 square feet or .47 acres; The minimum proposed lot size in the R-4.5 zone is 7,500 square feet. As shown above, the ' proposed lot line adjustment will result in parcels that exceed the required minimum lot size. This criterion is satisfied. ' 2. By reducing the lot size, the lot or structures(s)on the lot will not be in violation of the site development or zoning district regulations for that district; ' Response: The proposed lot line adjustment will not create lots that are in violation of the site development or zoning district regulations for the R-4.5 district. The existing structures located on-site are not located in close proximity to the adjusted lot lines nor will they encroach in the ' required setbacks. This criterion is satisfied. 3. The resulting parcels are in conformity with the dimensional standards of the zoning district, including: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district; ' 92-/DAKOTA PAGE 6 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 • Westlake Consultants, Inc. Response: The average minimum lot width for detached units in the R-4.5 zone is 50 feet, per ' Table 18.510.2, Development Standards in Residential Zones, City of Tigard Development Code. The proposal is for lot widths of approximately 104.9 and 92.3 feet, which exceeds the minimum requirements. This criterion is therefore satisfied. ' b. 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; ' Response: The proposal is to reduce Lot 1 of the Dogwood Ridge Subdivision from 19,787 square feet to 18,028 square feet; and enlarge Lot 2 from 18,911 square feet to 20,670 square ' feet. The proposed tax lots exceed the minimum lot size of 7,500 square feet as defined in Section 18.510.020.D of the City of Tigard Development Code. Neither lot is considered a flag lot. This criterion is satisfied. c. 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; and Response: The proposal is for a property line adjustment and not a partition; therefore this ' provision is not applicable. It should be noted, however, that the proposed property line adjustment will result in parcels which exceed the 15 foot requirement. ' Tax Lot 4300, Tax Map IS 1 35DB is comprised of Lots 1 and 2 of the Dogwood Ridge Subdivision. As a whole tax lot the subject property is located at the intersection of SW 92°d Avenue and SW Dakota Street. The subject property is the subject of a recent lot segregation, ' Deed Record#2005-076612 (See Exhibit D—Bargain and Sale Deed). Post segregation, Lot 1 — Dogwood Ridge fronts SW Dakota Street and SW 92°a Avenue for a distance of approximately 197 feet and 92 feet, respectively. Post segregation, Lot 2—Dogwood Ridge fronts SW 92nd I Avenue for a distance of 105 feet. This design will allow for future infill development of Lot 1 - Dogwood Ridge. This criterion is satisfied. ' d. Setbacks shall be as required by the applicable zoning district. Response: The required setbacks for the R-4.5 zone as outlined in Table 18.510.2 of the City of Tigard Development Code are as follows: 1 ' 92/DAKOTA PAGE 7 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 1 411 s Westlake Consultants,Inc. ITABLE 18.510.: DEVELOPMENT STANDARDS IN RESIDENTIAL.ZONES ISTANDARD R-1 R-2 R-3.5 RJ.S R--^. Min nitres Lot Size -Detzcbcd unit 30,000 sq.ft. 20;003 sq.ft. 10,003 sq.fr_ 7;500 sq.ft_ 5,000 sq.ft. I -Dt.p exes IQds"0 s :t. 10,660 q L Atra- =it[13 S.Odd sq . Average 1{1�innnii Lot Width -Detabed unit Tars. 100 ft. 1G0 ft. 65 f;. 50 ft. 50 ft. -Duplex lots Sit f. ?0 ft. 50 fr. 111 -A¢ar f t i i lots 40 ft. '�fa"flr>t•rr Loa Column E -o[23 Min Minimum Setbacks -Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 fr. -t tda fad=b=eet on ' comet 3:through lass 20 ft. 20 ft. ?a?ft. 15x. Id ft. Side yard 5;. 5 ft. 5 ft. 5 ft. ?ft. Rear yard 25 ft. S ft. IS 8. 15 ft. 15 ft. -Side or rem'ya:d abutting'..mote resnictrce 20/31312 distrct 30 ft. • I - fron of gar 20 ft. 20 ft. 20£ 20 ft. 20 ft. Maxim 3d ft.. 3d _0 f 30x. 35 ft. '_Thrir' nLU'dstare?et.,Mc n t - - - 20/3/0 • I (I]Single-fancily arac d re idv--ai al units pem t•,e3 at one dwell:mg per loot with no rune that fay anacliea twit inane goi.gins [2]Lot co;era a includes all building and impenious s.tfacet. All proposed setbacks, as indicated on Sheet 2 of 2 - Proposed Tax Lots, exceed the minimum Irequirements. This criterion is therefore satisfied. 4. With regard to flag lots: I a. 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 Iexisting structures. b. A screen shall be provided along the property line of a lot of record where I 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 usable outdoor recreation. . Iareas for proposed development. Response: Neither tax lot is by definition a flag lot; therefore, this provision is not applicable. I5. -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. IResponse: There is an existing fire hydrant west of proposed lot 2 at the intersection of SW 94th Avenue and SW Dakota Street (See Exhibit F—Topographic Survey). The proposed property line adjustment will have no net change on the access to both tax lots. • I92-/DAKOTA PAGE 8 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 1 • • Westlake Consultants,Inc. 6. 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. Response: Tax Lot 4300, Tax Map 1S1 35DB is comprised of Lots 1 and 2 of the Dogwood Ridge Subdivision. As a whole tax lot the subject property is located at the intersection of SW 92" Avenue and SW Dakota Street. The subject property is the subject of a recent lot ' segregation, Deed Record#2005-076612 (See Exhibit D—Bargain and Sale Deed). Post segregation, Lot 1 —Dogwood Ridge fronts SW Dakota Street and SW 92nd Avenue for a distance of approximately 197 feet and 92 feet, respectively. Post segregation, Lot 2—Dogwood Ridge fronts SW 92nd Avenue for a distance of 105 feet. This design will allow for future infill development of Lot 1 —Dogwood Ridge. A common drive is not proposed; therefore, this criterion is satisfied. 7. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. ' Response: As discussed above, access to Lot 1 can be achieved by SW Dakota Street or, upon improvement, from SW 92nd Avenue. Upon development, Lot 2 (or two parcels created from it by partitioning) will be designed to meet the standards in Chapter 18.705 of the City of Tigard Development Code. Access to Lot 2 will be by the existing driveway access on SW 92n1 Avenue. This criterion is satisfied. ' B. Exemptions from dedications. A lot line adjustment is not considered a development action for purposes of determining whether floodplain, greenway, or right-of-way ' dedication is required. Response: The subject property is not located within the floodplain or a greenway. The ' applicant is not requesting an exemption from dedication. This criterion is satisfied. C. Variances to development standards. An application for a variance to the standards ' prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. ' Response: No variance from the development standards is being requested; therefore this standard does not apply. SECTION 18.410.050 RECORDING LOT LINE ADJUSTMENTS ' A. Recording requirements. Upon the Director's approval of the proposed lot line adjustment, the applicant shall record the lot line adjustment with Washington County and submit a copy of the recorded survey map to the City, to be incorporated ' into the record. B. Time limit. The applicant shall submit the copy of the recorded lot line adjustment survey map to the City within 15 days of recording and shall be completed prior to the issuance of any building permits on the re-configured lots. 92%DAKDTA PAGE 9 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 1 110 • Westlake Consultants, Inc. 1 Response: Following approval of the proposed lot line adjustment, a copy of the survey map will be recorded with Washington County and a copy will be submitted to the City within 15 days of recording. This provision can be guaranteed through a condition of approval. CHAPTER 18.390 DECISION-MAKING PROCEDURES SECTION 18.390.020 DESCRIPTION OF DECISION-MAKING PROCEDURES A. General.All development permit applications shall be decided by using one of the ' following procedure types. The procedure type assigned to each action governs the decision-making process for that permit, except to the extent otherwise required by applicable state or federal law. The Director shall be responsible for assigning specific procedure types to individual permit or action requests, as requested. Special alternative decision-making procedures have been developed by the City in accordance with existing state law, and are codified in Section 18.390.070. ' B. Types defined. There are four types of decision-making procedures, as follows: 1. Type I Procedure. Type I procedures apply to ministerial permits and actions containing clear and objective approval criteria. Type I actions are decided by ' the Director without public notice and without a public hearing;... C. Summary of permits by decision-making procedure type. Table 18.390.1 summarizes the various land use permits by the type of decision-making procedure. TABLE 18.390.1 ' SUMMARY OF PERMITS BY DECISION-MAKING PROCEDURE Type Permit/Land Cross-Reference(s) I(18.390.030 Lot Line Adjustment 18.410.040 Response: Per Table 18.390.1 (above), lot line adjustments are reviewed as a Type I procedure. SECTION 18.390.030 TYPE I PROCEDURE - A. Preapplication conference.A preapplication conference is not required for a Type I action. Response: Although not required, the applicant and representatives of Westlake Consultants, Inc. met with City Staff on April 21, 2005. A coy of the pre-application conference notes is included in Exhibit C (See Exhibit C—City of Tigard Pre-Application Conference Notes). B. Application requirements. ' 1. Application Forms. Type I applications shall be made on forms provided by the Director as provided by Section 18.390.080 El. ' Response: A City of Tigard application form has been prepared and included as part of this approval request(See Exhibit B—City of Tigard Lot Line Adjustment Type 1 Application). The 927 DAKOTA PAGE 10 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 1 ' • • Westlake Consultants, Inc. original signed application forms are being submitted separately from this bound narrative. This requirement is therefore satisfied. 2. Application Requirements. Type I applications shall: ' a. Include the information requested on the application form; Response: Information requested on the application form is included within this document. This ' requirement is therefore satisfied. b. Address the relevant criteria in sufficient detail for review and action; ' and Response: This narrative contains the relevant criteria related to a lot line adjustment. This ' requirement is therefore satisfied. c. Be accompanied by the required fee. ' Response: The required fees for lot line adjustment review have been submitted with this application. This standard is satisfied. 1 CONCLUSION ' The Applicant and property owners have demonstrated that the request Property Line Adjustment meets all applicable approval criteria, and respectfully request that the application be approved. 1 92%DAKOTA PAGE 11 LOT LINE ADJUSTMENT WESTLAKE No.0733-09 AUGUST 1,2005 • ' Exhibit A Site Plan Existing Lots (Sheet 1 of 2) Proposed Lots (Sheet 2 of 2) �s 3 • 25.0• 25.0• g mo • tl W n a TAX LOT 6700 ° u 8 15 1 35 DB TAX LOT 12400 TAX LOT 5500 Q ;sw.Tw,..w«w[ •IS 1 35 DB •••• lS 1 35 DB GRAPHIC SCALE 1. Hz w 4•)1760 • • m • ne m � H cW(q rnr [N( >r.r IN NOM .1=11111.11=1 1 h IS CUT M,7er __�___ ox1K.4r aM[ [w m.r . . . N. yy xaortcM O, 9B1 .' o F.-ow(-.{ � [our(n 17110' E. . 3 1B1 - '`/ow y 1 /J r on-� —___. 1 IN.�20 R W~L.I . 5 ss ss ss ss s i;:10JI ss / ss ss—/ , 191 r SW DAKOTA STREET ; s9 e M M 1J mm(n M M M M M M o M M •• M , m P M 9M1 00° 6-144e .A 1.—. —.4 0 „IBS ...• 166 • —18fl_ — �r:� ____ ., ...._� 6B1�I�O mM Cr 1968 161 .6l w,rACrz= BB'j .ter `/ del ;iFY-_. .,:� 01100 nu • • S 6 ,�lY'w�. bl �6�Rr �� 111•:* a .. 1. . I „ IN 1 'IM �1111i `/1 �1 �T. •x'161 `_ �\ • 61 661 ,A . T i wwa� 261 25. Q YR M 10 II, un o rFN u[ LOT 1•DOGWOOD RIDGE X61 '/\-lrM I 61 J C6, AREA , 561 Cl—TAX LOT 7600 �uwxA 61 Z V) IS 1 35 DB n Moue rtMx ■6l • 961 I /— (7 Q r.rstM u[ •6■ I..LI W J 0001✓ w.ru O b I, N N1 Z 61 LOT 16 ,x . 3. TAX LOT 4200 Q O'NEEL ACRES .TI/ 961 a MZ 15 1 35 DB Cn D' ~ Ox.�`a row 1 N J Q I��-0tm L61 TAX LOT 4 I OZ ¢ — La DB 661 I AYxN.I � "' W 41,:M rrwM 96I ` E •OL O •1 tMlet 2.x. ' 81m -, �-,�U xx'.own 664 rw 1 EOL 1 L �� I 1 : vo,' 10L — _ J 1s'0y1 — - - oz 3 Z LLI TAX LOT 7400 ,wow 0 O'NEEL ACRES 15 1 JS DB I % / � V� Q/ALA Q Lot O.aT61 t.le / WI? 2x.4 14.• -•I 1 A oam�r Z(b Mus,rA LOT 2.DOGWOOD RIDGE .I/ t" 00110.2 . o T rn •m®. g xnx AREA.18.911 SF I '� / W.. 1 . O ��� 0 S' I I rn i 1, ill 1111 ro' .•L 1 .. rn i! I [out u•1 .r 1 lxzr norm 0.0[00 `.'�•.r/ j WA .r lig :ii 3 TAX LOT 7300 •ONEEL A 3 AR Mown,TwM • (.Irvr[ro / ' n - C1LN _{.... AN arowr.w1 n a1 `- �I X_x—,T I s I S89S9'29�W� 196.97'} J e `1� •w co.., i., 1 .ow*1: or ,,r.Mule uo v, o5 _ 9'— LAM.Nww= �pL TAX 101 7200 LOT 3 TAX LOT 4400 1 N�[)1T I c ..' 15 1 35 DB 000W000 RIDGE 15 1 35 DB I ;§ Z9lt ,-'1 -1.i c p)x.aY 0 Y TAX LOT 4300,TAX MAP 1S135DB SHEET 7660 SW 74TH AVE 1 or 2 0 WASHINGTON COUNTY, OREGON I JOB Na 733-09 00 711x1.0. 6 — — 1111111 NM OM — , MI ME =I En 111111 IIIIII IIIIII — • 1 6 k , I ,. g .—7:•,2---.-1 ---60' --o• -rt • 0 I 1 1 T`..`",('-)32' 0 I • ; 1 i _____ — '...-Y;r ' IS I s]DE'l GRAPHIC SCALE i ,,,c . , 1/4,, , ,:::■-•0:515-tall-1- ---- ' i „ 1 ,,.. i , .• :5 5::tri,:7,.: I it- t-T.134.!, ,--.Ykl,s,5:,..5.' iminoi...le n 0 cEi ig • xe ., v, , ,kk,,, EN,5517:54 i r-5,,..t.w..• - : •• -•••ar.- , 7CFG •— ---_, : a-1..... . ., ;2', 8, : ,..-..ri,.,0., --- . 4.-;vt-i,-,---- =1 ,, (IN FEET) .,,,,-LW:-A ..' 1,,-' - - / / . , , ,IN■ 20 FT SS- ' .SS 'S.S5•••-•A-''''--- -575 5,;',S....•5- S5 -1--,-.; I a —SS—14--S,-----/----' g 1 1 ki ___,,-------,--- ----;-",;,_:7. i'': -----A,------M : •••=,,, ! i! , .•"L I r- ''',i''','.Z ,-1\ -'k, \ si -5f..., ••;-1—. p '76. r i ---- I 1,..\-.r ...-,.---„.t)....._._„,... .\iN 1 , .11-2---L:.17.-47.---Th.--c-1,•:;,.. ....77.777 ----77:----'-7---.---. -________7=-77:--le:---_,L --- -- " ---'3 -3--7----------: L3-- -'----.----t---="--''' -7'77. -7.7.. •----=•■-,------a..."-=-• -------71, 4C1:7- -PF„;---",,------7.--_-.:i.. -----_--_-_-_,-;:_-_-______---I- :,,F,-•,a...--,.,--_, __.- cNo.r.-.I UX5a5.15 " -....,. --09-30.26.71--.111--Adit-7.22L 4" 1g:1.05',.-•.. ,.,-...,-7,1---- ....--" _---cf-----.." --I---- " • ,,- --T--------- ._..36,—,,...7y .::___:.:_-,:s.....„..„ .,..22_,..,-;;;., • ....---; ,,, ..,..e,.., . V. ..../"--- 4-' ''' ,...- 1 ZZI,;;T:121:' 1•-- .-. —-- -- , 25■------- ..< ■ ___,-.-•"' .• • TA,:•)-.16L-J ____.,.ig-•,,, "?w -• _• -------..---.,- - --.. •.. ' I —CI-I _ _- LOT 1,DOGW 000'R RIDGE / z• c/) 0 F- ..._ AR§M.1.9,787 SFTBEFOREADJaSTMENT1- _f ••,..at:,,..,-..se i! ....----. 1.1..i LA •-•1 • '7.,''''- __ --- 18,028 SF(AFT9ZA-D-JUSTMEV). .,,,u ,•. . .0 CC ....1,y"..-:',,!:!---,,Rs------- .._ ._,,,„ ,., .- . 0 C) .• .,n : I= w . io'1 -• f n._....46;.- -..... X : I— -(0 LOT IS .--__.., . O'Nf.a.ACM'S Ai '7.7 .....6,- ___,....— .'' ;,..K I , i . r.v1 Llyr 42 co 0 0 ,, a, .,..F07.. .,' Fj$, fv,.--- _ ______--- ---- < 0 • < 0 ce• ,,,,' //1 : i:..-,,i.'" : I— - Q. , T Tci.:„ .--- - _ _ _---L--.1.15 l'Iti P ...---.' I- - „-- '`-- , ; CV. io,.•• -.-- : CI • ... . „.„, •,,, • ,,,,,,„„.,._---- . 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'4: (,''. ;:4 ---4 .(.4--..-:-,.-11-- ! ,-.7, i ra.7=11110121,IN ,' \ . , ,-, -4,. -, w',„.r.-," - .....r.,..,...„ •- —t.....,5,515 , •.../ .?■'5', pi‘... ',,,, ". 1 vioi to. „ % ",'; .. - . ' :: -1 ; 1 .4, , A I, t- ,,... .4___: . • ....."..„ ;:d,-.., . 2- . . „L.- ,,,, -, 1 1, 621' ''''''''-'.53,■•••,,m,,,,, ,, AFV.0.0.,.. ICX.-.-.......--.1 ■ g” 1 '''''' '' i\ ----.-: A:4 : ! ...--. ' ------------i----s..-.75:":1/2.; ,1,--1"-.•4 -4 ' s.,..,.-.■,-,5:.--1-----: . . -2,--,-,-1 i'!:"''' %i: 1---------' 7. •---,---.,--7 t-,7.",b•t, ,s1..I.E.L A:.4FS '.‘..;;-0;;.'',2'7 ,A)L LO3 • : '•' :1?-,' i •'• , 1 '. :.- ' • '5 ; • IS I 3t.•SS W. j'..•'''•-12;% ,, . , . . .„ ., I.,H' l'/:,...,.,,,,,,, ?.4 -;' . ;;*.-.•••.;,-;. ...•• .;:. :.. i. '.1 .; • ••; .• ! p eg -- a'.-,.=-1.4,-,.4-6 ,-._________. -21,- ii- .•.' 1 90 97. "-- . '''-...711---- ,_ , , 2 WJ 11 '-; .• - ' -4 wa ' I ' ' I SE39'59'29"W k 196.971 C ---,-:,ii,., ,-,, ,.;.- -/ ,_, ,, 3: 1 .• .• .• i -: "-• i., `, .- P' 1.-- 1 ••-'1"-Vii7f,'"''' Ls•.';; i 5....:r a , t. 1 ■••" ''S' 3S 33 . 33:.•3•X:537,3S 1 • '7 E.:- .s':13H--54 1 x," W 6 . TAX LOT 4300,TAX MAP 1S135DB / SHEET 8 7660 SW 74T1-1 AVE 2 0, 2 I P WASHINGTON COUNTY, OREGON i JOB NO. 733-09 I 713001.2.D. MN MI/ 111111 111111 Mill 110. In 1111/ SE MI IIIIIII all In 1.1111 111111 1111. I= IIIIII 1111. 1 1 Exhibit B City of Tigard Lot Line Adjustment - Type I Application I • • I A . LOT LINE ADJUSTMENT i!�! TYPE I APPLICATION �J A I CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION 1 _:„. x...:. :. ._ 11285 SW 92nd Avenue IProperty Address/Location(s): Tax Map &Tax Lot#(s): FOR STAFF USE ONLY ISite Size: Case No.(s): Property Owner/Deed Holder(s)*: (Attach list if more than one) I Address: 11285 SW 92'Avenue Other Case No.(s): City/State: Tigard, OR Zip: 97223 Receipt No.: Primary Contact: Gary A. and/or Patricia J. Hellwege Application Accepted By: IPhone: Fax: Date: `igPARCEL 2'; '�::=s ���°-' Date Determined Complete: �_�-�4� :..}.Si_-_•:�}> ���t`^ter..:"r�� Property Address/Location(s): Rev.1/3/05 is\curpin\masters\revised\Ilaa.doc ITax Map &Tax Lot#(s): - Site Size: Property Owner/Deed Holder(s)*: (Attach list if more than one) REQUIRED SUBMITTAL ELEMENTS Address: (Note: applications will not be accepted City/State: Zip: without the required submittal elements) IPrimary Contact: Phone: Fax: ❑ Application Form III Applicant*/Agent: Sequoia Pkwy., ❑ Owner's Signature/Written Authorization Address: 15115 SW Se wy., Ste. 150 q ❑ Title Transfer Instrument or Deed City/State:Tigard, OR Zip: 97224 ❑ Preliminary Map (2 copies) • Primary Contact: Len Schelsky, PLS Phone: (503)614-9999 Fax: (503)624-0157 ❑ Site/Plot Plan (2 copies) ❑ Site/Plot Plan (reduced 81/2-x 11-) I *When the owner and the applicant are different people, the applicant ❑ Applicant's Statement(2 copies) must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) ❑ Filing Fee $440.00 must sign this application in the space provided on the back of this Jurisdiction: ❑ City ❑ Urb 1 form or submit a written authorization with this application. PROPOSAL SUMMARY IThe owners of record of the subject property request Lot Line Adjustment permission to adjust: • parcels of and I (number) (acreage or square footage) into parcels of and (number) (acreage or square footage) 1 I . • • IList any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: I I IAPPLICANTS: 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. 111 (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) ITHE APPLICANT(S)SHALL CERTIFY THAT: I • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all Ithe 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; I 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 Irequirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 4.4`'` day of GL_` , 1 fir i / , / I '.ail. /..L Applicant/Authorized Agent's Signature 0 -r s .ignature / Len Schelsky, PLS/Westlake Consultants, Inc. ' ary A. ellwege ,/ --- r� i I Jr 1' IOwner's Sig :ture (Applicant) Owner's Signa urr / Mark Seama Patricia J. Hellwe•- I I I 1 1 1 1 1 1 • ' Exhibit C City of Tigard Pre-Application Conference Notes 1 z ..,.n..•..,. :.^.:....... .. .,.S..•, .:'__... . . _.:,.......y ._^. ,.,........ . �, ' a ',,�t...: $S1..,c..r>.<.. ,., r..Y .,, .a` T rx.§? .;a: �.. i ^ . . ! c,: * .•.a.. - x „ q .a: :n:t.^;" 1:e N �^a . s 5. x:Kw r -::::::, � . REAPPLIEA�IONCONEEREN �EN TE, - =���P - 3 r = i e � ; . ..:.. ... ;v.)i' w 7r• ^4:, .=k= .: '4c . raa De 12t _ , . Z• . . Pre=A Ilcation'�Meetin ;Notes:..are Valid for°.S Ix Month ,.,_..,;. . PRE-APP.MTG.DATE: Ll/it/05 ` STAFF AT PRE-APP.: PH/AM ' 1 RESIDENTIAL IAPPLICANT: ch�„. K P,0 M f 5 AGENT: Phone:j ) ': 507 446 96%0 . : Phone: s 1 PROPERTY LOCATION: . ..a) A . , , ADDRESS/GENERAL LOCATION: tiZ 5 c/ 92 1 TAX MAP(S)/LOT #(S): 1 s1 35PB o43av •NECESSARY APPLICATIONS: ALP 5u PROPOSAL DESCRIPTION: t II I or da .. ..eit i` r < , COMPREHENSIVE PLAN , MAP DESIGNATION: R- r!-c Low I:1,6,117 r'e,T ZONING MAP DESIGNATION: 1R-4.5 I ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5 [a I MINIMUM LOT SIZE: 750, sq.ft. Average Min. lot width: groo. ft. Max. building height: 32 ft. Sethac* Front 20 .. 'ft. Side S ,ft. .Rear-`.I S ft. Comer / 5 ft.from street. I MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: — %. GARAGES: 2U ft. I ►:t NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL:NOTIFY ALL'PROPERTY OWNERS WITHIN 500 FEET, INTERESTED I ` '� PARTIES; AND THE CITY OF TIGARD PLANNING DIYISION of their proposal. A minimum of two I O' (2) weeks between'the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your applicatiori'or the application will not be accepted. I * NOTE: In order to also preliminarily,address building code standards, a meeting with a Plans Examiner is encouraged prior to Submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Application/Planning Division Section • • 1 ar NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the 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. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) Asa part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the I 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 I 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 I provide evidence which supports the conclusion that the real dedication requirement is not roughly proportional to the projected impacts of the.development.:. Er ACCESS (Refer to Chapters 18.705 and 183651 `` � 1 Minimum number of accesses: I X15 I WA. (fa )1inimum access width: Minimum pavement width: 1--Z 110416 (Zo r„ 4-() • ❑ WALKWAY REQUIREMENTS (Refer to Code Chapter 18.7051 ��3-4LI Within all ATTACHED HOUSING (except two-family dwellings).and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [ ' RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net I 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: / All sensitive lands areas including: 3$677 A Land within the 100-year floodplain; Slopes exceeding 25%; � r` l ' ROLL/ rL"'APA', ➢ Drainageways; and • _ a a c L A Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. '36$57 `t'c'a " Public right-of-way dedication: -75e10 ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15%of gross acres for public facilities; or '1 t l271'S Jr LI M-6'44 ➢ If available, the actual public facility square footage can be used for deduction. +r EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Mind-Famiht 43,560 sq.ft.of gross site area 43,560 sq.ft.of gross site area 8.712 so.ft.(20%1 for public riaht-of-wav 6.534 so.ft. (15%)for public riaht-of-wav NET: 34,848 square feet • NET: 37,026 square feet 3,050(minimum lot area — 3,050(minimum lot area) = 114 Units Per Acre = 12.1 Units Per Acre *The Development Cede tees Ike the net site area wrist tot the next whole dwelling ant NO ROUNDINA DP IS PERMITTED. *Minimum Project Donee M 50%ol the=dim Viewed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NOMMER OF UNITS BY.I I CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential ApprcatlonIPlanning Division Sectlon I ❑ SPECIAL SETBACKS [Refer to C•Section 187301 • STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size: Five(5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback renuirements.1 ❑ RAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided.that the standards of Section 18.730.010.C.2 are satisfied. . 1 ❑ BURRING AND SCREENING (Refute Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE • OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen.trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities; and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: ' Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: !•� LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED.FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR IiVrE-S-rTTas 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 (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) 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 (1)TREE FOR EVERY SEVEN (7) 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. 1 ❑ RECYCLING (Refer to Cede Chapter 18.7551 . Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE I SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) ' 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9. Residential AppicarsontPianning Division Section • 1 PARKING (Refer to Code Chasers 18.765&18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. > Single-family Requires; One (1) ff-street parking space per dwelling unit; and One 1)space per unit less than 500 square feet. > Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use. of I guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: A Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. I > 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 I symbol shall be painted on the parking space surface and an appropriate sign shall be posted. • ❑ BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from.automobile traffic and in I convenient locations. ❑ SENSITIVE LANDS (Refer to Cede Chanter 18.715) • The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR 1 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 preliminary identify sensitive lands areas at the pre- 111 application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be dearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES (Refer to Code Section 18.775.070.61 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be I submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. I ® CLEANWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R s 0 96-44/USA Regulations-Chapter 3) 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 WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Pp ag Residenbat Applicaton/Planning Division Section •LE 3.1 VEGETATED CORRIDOR WIDTHS • SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44 5, >^!x. .:�is` y `l L ADJACENT"°�' I r:;,u„. :::��,;.. , �';.....WIDTH'QF<VEGETATED"�;-`��-;:P'�`.+ ''r'�'° :SENSITIVE'AREA�DEFINITION:�=:,;� :<�. .. ;:..,�, � . �.. •W- 4,,= *:- r r :.c.... , s, EN .ITI. ,.?_ 1t�! „'::j. hs �, .". >;'''TOS S VE.AREA:-.'.r.'-, ....,:CORRIDfJR.PER SIDE >.. ;`,' : '; ' Streams.with intermittent flow draining: <25%• + 10 to <50 acres + 15 feet • • >50 to <100 acres 25 feet I • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50.feet • Rivers,'streams, and springs with year-round flow •.. Streams with intermittent flow draining >100 acres • Natural lakes and ponds ♦ Streams with intermittent flow draining: >25% .: 10 to <50 acres 30,feet•I . >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams,.and springs with year-round flow in 25-foot increments from the starting I :.. Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds • <25%slo pe), add'35 feet past the top of ravine' I1Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. I '3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15'feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. I 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 provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: . II 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... I CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service --"? Provider Letter which will outline the conditions necessary to comply with the RHO 96-44 sensitive I area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. SIGNS Meier to Code Chapter 183801 ID SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be .permitted if the sign proposal is- reviewed as part of a I development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.W I A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION.OF TREES repared 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 where possible. CITY OF TIGARD Pre-Application Conference Notes • Page 5 of 9 Residential Apprcatcn/Planning Division Section I • THE TREE PLAN SHALOCLUDE the following; ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ 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 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code 111 provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.0.; • Retainage of 75% 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 18.790.060.D. 1 MmcAuoN [Refer to Code Section 18.790.060.0 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. [J CLEAR VISION AREA (Refer to Code Chapter 183951 1 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) 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 and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. —" CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Appkaion/Plannunn Division Section I • FUTURE STREET PLAN AND EXTEN OF STREETS (Refer to Code Section 18.1 30.F.) A FUTURE STREET PLAN shall: • 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. • Identify,existing or proposed bus.routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities-on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land,;streets shall be extended to the boundary lines of the tract to be developed. I r. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. • ' Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. ' The DEPTH OF ALL LOTS.SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS-FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. 1 - When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS _ 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 1 8.765(Off-Street Parking/.oading Requirements) - 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review): - 18.350(Planned Development) 18.705(Access/Egress/Circulation) - 18.780(signs) I 18.360(Site Development Review) 18.710(Accessory Residential Units) 785(Temporary Use Permits) . K 18.370(variances/Adjustments) ✓ 18.715(Density Computations) 18.790(Tree Removal) 18.380{Zoning MapnextAmendments) 18.720(Design Compatibility Standards) _ 18.795(visual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 8.798(Wireless Communication Facilities) 18.390(Decision Making Preceduresfmpact Study) . 18.730.(Exceptions To Development Standards) 18.810.(streets Utility Improvement Standards) 18.410(Lot Line Adjustment) .18.740(Historic Overlay) • I -� 18.420(Land Partitions) 18.742(Home occupation Permits) ✓18.430(subdivisions) 18.745(Landscaping&Screening Standards) _V_ 18.510(Residential Zoning.Districts) 18.750(Manufactured/MOW Home Regulations) _ 18.520(Commercial zoning Districts) 18.755(Mixed Solid Wa t&JRecycfi g storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) • 1 I CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential ApplcationiPlanning Division Section ADDITIONAL CONCERNS OR COMMENTS: • 1 ev,v1vor ict4 Rd.rh hi^ &l( ratutre, eAC4tvlott • 9.4> qed Omit/. A D ,,vtt tYu cT fC44 4V w►It act it• r vet �- f oLt/ �nn4 1-titre/Iv-lay k 1 room l4r ac �j ` tek • • 1 1 t 1 1 1 1 PROCEDURE 1 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. 1 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. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8'/s"x 11" . map of a proposed proiect shall also be submitted for attachment to the staff report or administrative decrsion. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department 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. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential App nation/Planning Division Section L. . - • . - • - - The administrative decision'public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or I protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period foil9�,yys all land use decisions. An appeal on this matter would be heard by the Tigard -o- " 4 01+c-c r A basic flow chart I which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the I applicant no less than 10 days prior to the public hearing. 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. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503448-8884) , II• PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyors Office in order to obtain approvaVreservation for any subdivision name. I Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS I PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the I Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be I demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). IPLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to 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. 1 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. ' AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as Iunnecessary by the Planning Division). . . PREPARED BY: MO r i �ra CITY OF TIGARD PLANNING DIVI310N - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-7297 IEMAIL (van first itamel@ci.tigard.or.us TILE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.CL.tigartor.us I - hiApattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential AppizationPianninq Didsinn Section i PRE PPLI ATI N= O FE EN E OTE _ .. .. .: . . . . ENGINEERING G SECTION \ ', "--omiurii rent rr 11tA1 it II e I PUBLIC FACILITIES Tax Map[sl: 13135110 Tax lonsl: 04300 use Type: EP v.SOB 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 I 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 Ithat may be required as a condition of development approval for your proposed project. IRight-of-wav dedication: , The City of Tigard requires that land area be dedicated to the public: I (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. IApproval of a development application for this site will require right-of-way dedication for: SW North Dakota to 29 feet from centerline (Neighborhood Route with Bike lanes - appears that existing ROW on south is currently 25 feet from centerline) ® SW 92nd Avenue to 27 feet from centerline (Local Street). I ❑ SW to feet I ❑ SW to feet IStreet improvements: ® Half street improvements will be necessary along SW North Dakota, to include: I ® 18 feet of pavement from centerline ® concrete curb I ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip , I ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I ❑ Other: CITY Ofnun PraAvrdicatlu Colin a Notes Psg.1 6 hesuilis Issartassi Satin I • • I ® 3/4 street improvements will be necessary along SW 92nd Avenue, to include: ® 16 feet of pavement from centerline to curb, plus 8 feet of pavement section on the 1 opposite side of centerline to allow for two-way traffic. ❑ concrete curb , ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other:. As long as access is needed to support this development, the developer must show how they will meet the minimum street standard(lots must have access to an improved street). The plan shows access to both North Dakota:Street and to 92nd Avenue. In that case, the developer would have to propose improvement to both streets in order for Staff to make a positive finding with regard to the street improvement requirement. The City will not likely be able to justify a condition to improve both streets: so unless the developer proposed to construct both streets. Staff would not be able to make that positive finding. ❑ street improvements will be necessary along SW . , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. I ❑ Other: 1 ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement I ❑ concrete curb ❑ storm sewers and other underground utilities 1 ❑ -foot concrete sidewalk ❑ street trees ' ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: I ❑ street improvements will be necessary along SW , to include: ' ❑ feet of pavement CR OF TIGARD Pro-Amdleattoo Conference Notes Pogo 2•16 EuhserissNisrtmatSarno 1 ' ❑ concrete curb • • ❑ storm sewers and other underground utilities ' ❑ -foot concrete sidewalk ❑ street trees I ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: Agreement for Future Street Improvements: 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 provide a future improvement guarantee. The. City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) I Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (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 ' $ 35.00 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 North rDakota Street and 92nd Avenue. Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch"line which is located in both North Dakota and 92nd Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate connections for each lot to the public sewer. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your rproposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] ' provides fire protection services within the City of Tigard. The District should be contacted for Cm OF TGARD Conference Metes Pas 8 M 6 e.au,I„st nta.etm information regarding thelequacy of circulation systems, th�eed for fire hydrants, or other I questions related to fire protection. 1 Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed I 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 sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. I 6--r6- rr,o,i REmu (K&D FciZ S(A Fib.- fA)- bea A-LG.ow673 F©2 ML-A . Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus I contained in 100 percent of the storm water runoff generated from 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 I the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development I application. It is anticipated that this project will require: (4, Construction of an on-site water quality facility.—1-4 L? M/} Y p A y FEE I N ❑ Payment of the fee in-lieu. I I 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. I) MUST PROU1D6 PR-et/Ph/J/1-(AI St6fir Z15TAMC . CE rr FrCA-TI OtU t ITN LAND USf firn-1CATio l TRAFFIC IMPACT FEES 1 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 the number of trips which are projected to result from the proposed development. The calculation of I 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 I CITY Dint= ©f TCWFroNlu Isn C.Wercnco Noun Page 4 NO 41 ,S_�_NNn permit. Deferral of the pant until occupancy is permissible • when the TIF is greater than $5,000.00. eA 1 PERMITS Public Facility Improvement(PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PR permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the.Permittee in cases where City costs exceeds the deposit amount. NOTE Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work.. The PFI permit fee structure is as follows: NOTE h an 111 Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: • The following is a brief overview of the type of permits issued by the Building Division. For a more. detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, 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 ( � p 9 Y 9 work necessary for building construction, including sub-trades (excludes grading, etc.). This '; CITY Of TIGABD Pra m Conference Notes Page 6 WS w,. ,I.w.us. . • permit can not billsued in a subdivision until the pi, 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 I 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 I that may also be required. Contact the Development Services Counter for more information. 1 GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS I 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 I 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 1 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. 1 PREPARED BY: .�1►rr- .4 Ai_ 4 -Zo—cs� ENG1 7r NG DEPARTMENT STAFF DATE Phone: (5031639=4171 Fax: (503)6240752 1 document2 , Revised: September 2,2003 I 1 I r CITY Of TIMID Pro-AnOcatloe Conference Notes Pale 6 off, WtMt.rtglusflantEarths 07/01/Washington 005 County,Oregon 2005 076612 RM No.723—.BARGAIN AND SALE DEED(Individual or Corporate). 09 1990-1999 STEP 07101/2005 10:12:48 AM •l NO PART OF ANY ST -NESS FORM MAY BE REPRODUCED IN ANY F( D-DBB akCnt=1 Stn=8 RECORDS1 $5.00 se.ow.00•Total a$22.00 w ' 1111.11111111111.111111111111.1111111 1:11 1111 11285 SW 92°FAvtnuellwege STCo Tigard;Oregon 97223 00792985200500766120010017 , I,Jeny Hanson,Dlrectorof A..inmint and Taxation Grantor's Name and Address and Ex-Of icio County Clark forWs.hington County, `'.• a Oregon,do henby.certlfy thafths within Inatrumartt of � ' Gary&Patricia'Hellwese receiN .,;,�,. „.,. . I writing was received and recorded In the book of • '�"'�' -k{ t 11285 SW 92n1 Avenue at __. '.cards of uld County. r,? " '! Tigard, Oregon 97223 `' `�'•' B B book, Jerry R.Hanson,Director suumint and Taxation, •�,'''y. `, Grantee's Name and Address County Clerk er recording,return to(Name,Address,Zip): SPACE RESERVED FOR NO. , Records of said County. Gary&Patricia Hellwege SPACE USE and l01 11285 SW 9201 Avenue Witness my hand and seal of County affixed. Tigard, Oregon 97223 stn requested otherwise,send all tax statements to(Name,Address,Zip): NAME TITLE Gary&Patricia Hellwege I 11285 SW 92°1 Avenue Tigard,Oregon 97223 By ,Deputy. BARGAIN AND SALE DEED KNOW ALL BY THESE PRESENTS that Gary A &Patricia J. Hellwege I reinafter called grantor,for the consideration hereinafter stated,does hereby grant,bargain,sell and convey unto Gag'&Patricia Hellwe&e hereinafter called grantee,and unto grantee's heirs,successors and assigns,all of that certain real property,with the tenements,hered- Iaments and appurtenances thereunto belonging or in any way appertaining, situated in Washington County, • PP g• g Y Y Y tate of Oregon, described as follows, to wit: I LOT 1, DOGWOOD RIDGE, 1N THE CITY OF TIGARD, COUNTY OF WASHINGTON, STATE OF OREGON I I • I • I I . (IF SPACE INSUFFICIENT.CONTINUE DESCRIPTION ON REVERSE) To Have and to Hold the same unto grantee and grantee's heirs,successors and assigns forever. The true and actual consideration paid for this transfer, stated in terms of dollars,is$ -0.00- Ps► In construing this deed, where the context so requires; the singular includes e plural,and all grammatical changes shall be lade so that this deed shall apply equally to corporations and to individuals. JUNE 28 2005 IN WITNESS WHEREOF, the grantor has executed this instrument on ; if grantor is a corporation, it has caused its name to be signed and its seal, if an . xed by an officer .r a h'r person duly authorized 0 o do so by order of its board of directors. HIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN ___ _ _ t '1_-,/__ HIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGU LATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON y�f I 'j// 1/ ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPRO- __L_ Wr,_ - "' .0 __ _ I ` - PRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES d AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. STATE OF OREGON,County of___C 1,,,e 1i As'� )ss. This instrument was acknowledged before me on l30./Q f • by . !_Y.J 4 11 ......---•. • This instrument was acknowledged before me on _.......4A .Geiz�l'v , • by as ' :;;`oMO.An =` N Notary Public for Oregon • MAMMON, : _.2' as .} 3. _ v,0; ; My commission expires -pis 78 24 _ =I MN MI MN =I MEI 111111• 1111111 1111111 INN • MIN MN NM MN • Jerry R. Hanson, Ex ificlo : Receipt#: 120403 Receipt Date: 07/01/2005•.•,•,.",,.••••••• ; Washington.CountyçJerk Station:•• Cahier: SHARONP • Hilisboro Or Fte`deipt•NaMe":'',.HELLWEGE;,GARY irf' rr„: r • •" 1A PHONE 2,-;.;'• ; :r• „ , j .r; RECORDING Document# • Recording Date Doc Type Recording Survey Vacation Transfer A&T Fund NonStd US Other Total 2005-076612 07/01/2005 10:12:48 AM D-DBS 5.00 6.00 11.00 ; $22.00 • Totals: 5.00 6.00 11.00 $22.00 • • • Thank You Miscellaneous Fees Retain this receipt for your records ENTER#OF PAGES COPIED 1 $0.25 ENTER#INSTRUMENTS LOCATED 1 $3.75 ptTOta I t'f-111.',1;417,.;;;;',Tioxizt.,:;:::0:e,,,i*:?,:;;--:',A,K,.,g1 Page 1 of 1 • • I • . s • . . I ° N° 25.0• w •25.0• S- � O TAX LOT 8700 • .R- TAX LOT 9300 z IS 1 35 DB TAX LOT 12400 - TAX LOT 8500 IS 1 35 DB {S7 8 , 1s 1 35 O8 15 1 35 DB • G SMITMIY MMINAE 11:. TIY •n-1a.ee FI,a? • • SWUM'MM6F ' O E M((NN))Intl ASPHALT INI n-1ro.2e' N E M 0)Ilt9' ENO RESEAL E N([1 1712 E OUT 1)dr OpVEYNI 611® E N S)1A.1• _— w 881 0 3 4 ° G9t ,�-'6rrr -r=MR+, rte- •+1 . 1 ss ., ss ss ss 5 SS ss ss ss sue—ss ss f 0 ss / ss SS ss — — �. b'OVAL CRP 0 SW DAKOTA STREET 9 e r T C8l 9 .O �0 1 MKT M�� M M M M EM M M 1--,� M _N tY fM �01a01� u /85■8 „:T.-- -- -- _18: - 691,6�'•� ____ .1 — — . . = G8�8 L / m 10.1.1115.5( B9t mwcE S N� n �9 i{y .co m +onN 1 la ..E OUT(Irom)MC ✓6 C' 'OI 10 =\%', ? A ;; ,.1 Si 20,••• 261 .4:— =V,24-Ew .6t 11*rout, I t 2S 6 161 t",-47, n? et TOPOGRAPHY LEGEND: OOSNNO TND•STON 1 11000 NN1E Na14 u' �6p6rtjlE,n `%T'•- I ,6t X FOUND IRON PIPE �T Q ESE LOT 1, DOGWOOD RIDGE ♦6t !G\` I E61 AREA- , - • FOUND IRON ROD fit 51 TAX LOT 7500 TAX LOT 7600 r MA POWER POLE Z 15 1 JS DB . 1S 1 35 DB ♦Bt 96t S•H CEOM Iola as'.m O IRK N✓ LBt -1 M.P1[ O •61 ® TELEPHONE RISER O.,4.10iuvm 6t 3 N at- GUY ANCHOR .6t I 0, LOT 15 LOT 16 X10` TAX LOT 4200 FIRE HYDRANT ifs 3 O'NEEL ACRES O'NEEL ACRES , 1.Mn1 96t I 01 15 135 DB N A WATER VALVE • I J 1. TAX LOT 4 co OZ a Let 24• An DB 66� ( ASPHALT ER WATER METER OL / w "MAIL BOX e1,®1N cola eoEOO ' 96l - .■ -1 \/ 11'NEST O L/C I 275- •, I I T SIGN I M_, 22'...M EOZ �� 66t 01' \A. (t„-�I 1 SQ SANITARY SEWER MANHOLE •i/,.' 'I��� 1 I W ' ••r_ 44",.."�• 'ny I �pL 1 • CATCH BASIN ,•EASt. ,OZ -- 2 _ ,•� I . © STORM SEWER MANHOLE x' / I W I / 8OZ v 3 -' I —55— UNDERGROUND SANITARY SEWER I w TAX LOT 7100 7,�' 1 W —•— UNDERGROUND WATER UNE LOT 11 15 1 35 DB w I j � i ta.t F 90 T1 < 0 O'NEEL ACRES ta,T Nu. i 0 _ _ —%— FENCE UNE Arm, '1,QMI 4, .LIZ I N —OH— OVERHEAD WIRE I LV'1 ' I O2 PA 3�. , a T ifW 3 CAS SERVICE LOT 2, DOGWOOD RIDGE tF 010 4 •0 • I N 'A oEaDUaus TREE 0 21YK OA.6usTEn AREA-18.911 S' •?J• qg � j �• W 1 I I CA G. �/ I W • ALDER.COTTONWOOD,WILLOW I `j. IW STCIIg N4a •_ .�.,81'. �MUrI.v •lt 1 Iiii' 4. -.4 .I -.. i iii E OJT Ia•)20Y.0 moo Y I 31.7 • 1z I APPLE,CHERRY,PLUM.LOCUST LOT 13 •� - lnlf ... ._. _.�_.�'� /. _- _ - I __ TAX LOT 7300 .. - '- ' I TAX LOT 4101 O'NEEL ACRES 15 1 35 DB 4 .4 ; : , 3 1S 135 OB I ' 1 coot&ciao N. lit:: 1 \��: Fl R.HEMLOCK 411 Cm1A cola bEW O _ 'T • . MAPLE e X—X—` !,...9" (NED 1 $89 59129 W L 198.97'} as 4T. �2 .. . I 411 OHM,LPN 1.V M K U t - DNS I OAK nl' FOPS 011.10 G C4{L�y SNOWY MAwla[ TAX LOT 4400 of z I i 17941117*a311 TAX S 10357D8 DOGWOOD RIDGE 15 135 D0 _ X§ T tL 1 S E • PINE.CEDAR.JJNIPER X f 1111 • I W hoi—ii I I . I 1,-6tz-----i 1 1 W 1 ZZ--J I 1 UTILITY STATEMENT NOTES zz� I THE UNDERGROUND UTIUTIES SHOWN HAVE BEEN LOCATED FROM FIELD T.BOUNDARY ONES SHOWN PER FOUND MONUMENTS AND THE PLATS OF DOGWOOD RIDGE, ONEEL ACRES, AND WASHINGTON COUNTY SURVEY RECORDS NO. 19,99 I SURVEY INFORMATION AND EXISTING DRAWINGS. THE SURVEYOR MAKES 8 AND 19347. • �J NO GUARANTEE THAT THE UNDERGROUND UTIUTIES SHOWN COMPRISE AU. ZZ2 SUCH UTIUTIES IN THE AREA.EITHER IN SERVICE OR ABANDONED. THE 2.VERTICAL CONTROL BASED ON OTY OF TIGARD BENCH MARK NO.41,ALSO BEING WASHINGTON COUNTY II • SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND BENCH MARK NO. 167.A BRASS DISC SET IN MONUMENT BOX IN NORTH DAKOTA STREET,19 FEET WEST OF tZZ I i I UTILITIES SHOWN ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE RAILROAD CROSSING. ELEVATION-176.38 FEET. oT 1 1 DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE I FROM INFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY 3. THERE MAY BE EASEMENTS OF RECORD NOT SHOWN HEREON. SURVEYOR HAS NOT REVIEWED A 1171E .ZZ 1 LOCATED THE UNDERGROUND UTIUTIES. REPORT. —'1 I 1 4.FIELD WORK PERFORMED 5/20-23/05. • • . . , . , . . 1 2 • i . ,. .., : ,....,(.7, • 1 • .i.. --- 25.0 ---- 25 0' -- 1114:11ii) , tr) N'',L. 1 r•, . :L, w ., I °- 2 D 1A< 1....0.r 8700 -„ ,.-, . .,. 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'''' _ _ _ _.__. ,4141.1...:::....4t474,4::'..•:fr..ittlit41.1424:114:1141.1 St;41tig,•,•,ig.S..11.411.•..1.4t,1,..4 R...430;414T*Sp,' 4,1,44,4P44:***44.^ .‘ 4,4:*41,1.,......+.,plit.:17+144 . +Si:.•.:s;:ill 4...P,4:7•4‘41:ititt.2.1 11 Stiti iiii4,4:4 41.1:44,1:+74+I P*....$4 rt 1 P. Ili i '-::::.1--1../).r-'__,,,' 1.1' C:) • ,...`44,-.40#•41,3 4 4* . *******•40,404.4414•**********************•*********••••••44*****••••",-.4*******••••.■"•••••044- 44........',0 . il ; ,p'.1,•40.,,,.4.1r••414. .41 40••••.4.+4,••••••••••••••••••••••••••,4*****•••••••••••••••••••••••-t....•••••+34r. 4.41,-.A-.0•,4■• •••4.4.4.•• A 644004.Viet tetttetipt 1 Mir, .4,.4 kat i tet sititA A 0.40404041g.tatetfratAiWetet itatrt 1 tetstitit01.41.°-01.4.1.V4fretetstil.V*Vi tot.4 VA teVeVtietsti,#4:040404VA it iti.".6tAt OA.4'.4 AleVef:4,61 tr.4 A b....i'U...attl Vet itet 104.s.h,',AAP ) , . ' ---- , I ,,,T,,, OD WI: FEN(‘,..f.,-----.-- lir' - . ......._ s89--'59'2g"W ,..„, t,,,,,, .4_ ,_...,..._________ 197.0 I); . .i b 6 ,,,.. :. , ,, - -- , v •••..1 i ..• E.A..,•T , ,_ _. . ... .,• . , . _ -,- AREA TRANSFER ' 1 .. --,. ----,/ ........... ____ . - •--.‘(•;.--:-- ... ,., ,,,.. ,- --, c„,, ...,E,“!-,,..,! : .. ..: :, ,ir,„ 4. 1 —_ ,„- - .• !! - - il LI I FROM LOT 1 TO LOT 2 , ------ • --1"--.-- -; 7) . ! .,,,. EXISTING PROPERTY LINE i ,. . .----- GA:1,C. N.Firrr:Tro!,1 .- I 2 .P- - I .,, 1,op f,') NE R A MR,.,-''''. -------- .. ___.,.....„ . CV- il .---- -- 0 * 11 Cf) 3 Id , , TAX LOT 7400 1 ' - if: LOT 14. „ 18 1 35 DB LLJ 1 LOT 2, DOGWOOD RIDGE /,. ,,,,,,,, ; l' . L __.„_ 7:,__......,..,.......,_:. ., 0) .: 1 *1- AREA=18,911 SF(BEFORE ADJUSTMENT) . t. t-.) 0 I t 0 L.. I •1 I Z ",:t. 8-H AVITH T9-0,4* t ,. r'.: . f., i 3.; 0 1 (:-.•))\ . 20,670 SF(AFTER ADJUSTMENT) r * ,....•.4%, -- -----•-i-,r-y,,....-,—-., f• -(4- T.ra-i-- . --1 CNJ ' 0 ..` A. 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Limisil w ....,._ i 1 D TAX LOT 8700 x 0 , Z is 1 35 DB TAX LOT 12400 $'-- -- TAX LOT 8500 14 1 J < in t°) (f) V) '\ 1K IE\\N SANITARY MANHOLE I RIM EL3•186.38° IE IN (N) 177.0' IE IN (E) 178.9° --„,_ _1E OUT JW) 776.81_ ___ _ ______ I EDGE OF ASPHALT is 1 35 DO ZERO REVEAL DRIVEWAY CURB 0 • 1S 1 35 DB SANITARY MAHOLE RIM EL=189.26' 1E IN (E) 179.2' E 20 GRAPHIC SCALE 0 10 20 1 ri- • 11 .41fr Cri --- DWY -40.1 t..) ___ , _ IE OUT (W) 179.0 IIIIIIMIIIIIIIIIIIIIIIIIIIIIIIIIIIINIIIIIIMIIIIIIIIIII;° E-4 241i oR I P ct , - rar- DVer„.7; roe- DWY -ow, 7 Cn 1-4 Po 4 e i 1 IN = 20 FT s 0 iho. ..41 1 1.1 i 514 ti ----------- SS SS SS „ _____ _ S S SS SS el SS SS SS SS SS 1 .---- --.'--- ,-- C.) co pi ,------ R --7•' ::::41 •44 3o* OVAL C.MP (N) SS ---- tSS ------ Id:9 , 1111111111111111■ 0 lel Il■4 L2 t- SW DAKOTA --(-, d) 0 11111111111111111■4111111111 111 ihs43g M A M M M- M 1E..185.3' M M M c5) M M ______V M 0 __ M_....----_m SIGN--\ 1 12 CONC PIPE (W) N e- BCRHOOD 1E...184,8 Pa t 4 , WATCH" (1-- -.-a. --rii• .... -4.e..... -_,..... - ......"'....., '-'..".`:. imei•=miiiii _ ,. . 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CO ; c,N LOT 16 • 41 , 12"HAW ( TAX LOT 4200 ■H c Cr O'NEEL ACRES lik.41 ,, jpt cn ;itlfzu -0t- ------96 v - __---/b I (3) OZ is 1 35 DB i) ir (n __,----- 4CC 4111111110 __ .._14:9:35_1* \_____J--- ' ' .1raC 0 X iip.., ,..... _____________- I -fr "..--------- DB bc° ASPHALT 1...... ........ w 0 r CD ss-DEcio . .0.14.7 • a 6'H CEDAR FENCE c36 • FE: 21' WEST OF UNE _zit) 2)6"H, . - x kr- 20"FzIR ip...,- to 22" EDAR t Z ,Z ----------------- -----_______._------ ......--- 1 `OCC 11144 _ 66 k' \.° ii v ' - yr gt.„,■1, a, , 3 01 x 06 VA- FEN7111111111P- • .0 e I ' '11111111FiWr- • 1' EAST i E vOZ-------S8"9129 V1111"." 1 /1 COe-' 36"PIN " I 1 360•• -4 1 w D 7-- ty)e,_. ' 'ft._GAS • 'i CTION Ok\ . PINE * SCCtriji 1 x FOR GENERAT•" LOT 14 1S (O'NEEL ACRES 1 35 DB W \, 1 4C a WALL P I 0)x • 0 1 i Ci Itt • 0 18"OAK 1 ,z, 1 Z -,* 8-1-1AWTH G (i) it,-Lu N 1 :. ,4, 3g g-bt°L. 1 I co DM DRAMS ME IC FlOPERIY OF 0 x *It 13.,,. I 1 PIEnteT 10411EILLP"ritirr 0 / / v,§g,::,' GAS SERVICE oZ,-a •11"' - (i) SIAM CODEPT WIN It MIN z LOT 2, DOGWOOD RIDGE 4 p i r.I,:1:,// 6.,,,k:c; /r, TO HOUSE I PIRAIIIION OF#113 _ 0 3t,"FIR BIRCH CLUSTER AREA-18911 SF ..i"-k /4 e • ..-.... 1 6$: 0 4:11 W I >e 0 -.. a ;1.0 . ,sys; I ., , ....., wca i (0 -i-.:, 4 4:., VI (xi ' ooz .........,_ E a) -,,,,,, i, 'ci,.. 5"c'N< 4.1 in 0) 5** ze / clv. >a Ai 4.11 sroNE WALL 4 ( 4, AREA DRAIN oa ,,, . , . ,140 RIM EL=211.27' u) • ,-.if- if I . IE OUT(41 209.9' 14"UECID 4111 ///41 I 4, :/ Vy 15.9' A 8"DECID 31.7' d z ,... 127.9' 9.0' / LOT 13 TAX LOT 7300 , / / // . . - • . a :4 ° 1 TAX LOT 4101 O'NEEL ACRES 1S 1 35 DB 4 4 4 LI/ / 4 4 4 ° / ° 4 a 4 4 .:, /44. . .r a 4 el - 4 1 1 1 I I 1 S 1 35 DB z 0 . ., .. /7; CONCRETE DRIVEWAY -. ' °4 .; 4 4 . 1 P , A., (f) i a_ l.,,, 4 4 4 a 4 U) a' ; 47 . . I 6'H CEDAR FENCE 4)6"[,ECID •:, 4 ,., ./,... .1.0.7./L" 4./ 4 c a 4 W . 1- ..., I 2'H STONE WALL . "s- ' 91ED . 3 :.; il '' x $ x---7- x Fr' it x w i SHED Tx S89`59'29 Vitair 196.97' c,i ic,■•I 0.7 6'H CEDAR FENCE I I- il a - 4'H CHAIN UNK 1.0' N OF UNE w 0 w I 0.1' E . FENCE ON UNE CC--3 C ti 1 IT X -•- ..-----1 S/AITARY MANHOLE CD Rill EL=216.44' TAX LOT 4400 0 z i CO W IE IN (E) 210.3' TAX LOT 7200 LOT 3 is i 35 DB F-(r 1 < c.4 0 0 IE OUT (N) 210.2' p DOGWOOD RIDGE i 1...0 f g . is 1 35 DB I eR I.A...1 \'9 -6 IP"' -411 A 0 5 ____. . . . .... w . fr c.i. TAX LOT 4300 TAX MAP 1S135DB - 1 z 7660 SW 74TH AVE SHEET i.' WASHINGTON COUNTY, OREGON 1 JOB NO. i 0 , .... a. 733-09 1 , It tli? , , 733009P I.DWG