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MLP1998-00010 MLP 94F- xo/ o CITY OF TIGARD Community cDeveCopment ShapingA Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS =1/21/99 FILE NO(S): MINOR LAND PARTITION (MLR 98-0010 FILE TITLE: BOUMAN PARTITION APPLICANT(S): Peter Bouman OWNER: Donna Bouman 4774 Oakridge Road 15940 SW 76th Avenue Lake Oswego, OR 97035 Tigard, OR 97224 (503) 625-3000 (503) 639-4433 REQUEST: The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: MONDAY OCTOBER 5,1998 K STAFF DECISION DATE OF DECISION: THURSDAY HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM_ PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM_ CITY COUNCIL DATE OF HEARING: TIME: 1:30 PM_ COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP K LANDSCAPE PLAN NARRATIVE K SITE PLAN K TREE PLAN ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY ARBORIST REPORT OTHER STAFF CONTACT: M.J. Roberts. Associate Planner (503) 639-4171 Ext. 315 MLP 98-0010 BOUMAN PARTITION PROPOSAL/REQUEST FOR COMMENTS November 5, 1998 °ad/op;plpl a� CITY OF 11GARD Mr. Peter Bouman OREGON 4774 Oakridge Lake Oswego, OR 97035 Dear Peter: This is in response to your letter dated October 23, 1998 regarding the decision to approve with conditions your application for Minor Land Partition (MLP 98-0010). Your letter states that you are appealing the decision. However, following our meeting on Wednesday, October 23 we agreed that written clarification of certain conditions of approval would address your concerns. This letter serves as the City's formal written clarification of the conditions of approval you have queried. I will address each point in the order presented in your letter. Under paragraph two of your letter, you mention several items you submitted previously for review. As you indicated, these materials were submitted in connection with MLP 95-0008 (your application was re-filed as MLP 98-0010 because a plat was not recorded within the original approval period). 1. Please indicate to the applicant whether the above referenced submittal items are adequate for the items requested by the City in approval condition #1 & #2. Condition #1 requires revised plans indicating that there will be no development impacts to Fanno Creek, Fanno Creek wetlands, or the 50-foot buffer measured from the wetland edge. The wetlands determination letter you mention was prepared by Dan Cary of SRI/Shapiro and is dated December 4, 1995. The letter indicates that no wetlands were found within 85 feet of the subject property. Based on this determination, you can satisfy Condition #1 by submitting a plan to scale indicating that no development (specifically the proposed storm drainage outfall) will occur within 35 feet of the east property line (i.e., 50 feet from the wetlands). This dimensional information can be displayed on the plans submitted to the Building Division for Site Permit approval. Condition #2 requires that public improvement plans be submitted to the Engineering Department. The Engineering Department has confirmed that the Public Improvement Plan and Profile prepared by David J. Newton Associates, dated August 1998, is adequate for their review. Please submit 5 copies directly to the Engineering Department. 2. Please clarify in writing what, if any, time constraints will be placed on actual construction of the utility and street improvements once ... designed, permitted and bonded ... 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 TDD (503)684-2772 Page 1 of 3 • The Engineering Department has indicated that a Street Opening Permit must be obtained prior to approval of the final plat (Condition #2). This permit is for public improvements in the right-of-way (sanitary sewer line extension and driveway entrance). These permits do not have an expiration date. The Building Division has indicated that the Site Permit (See Condition #5) is valid for 6 months with the option for a 6 month extension. Therefore, after a maximum of twelve months, work must have begun on the permitted site work. Thereafter, the applicant is responsible for scheduling inspections at maximum six-month intervals to verify that work is in progress. Failure to maintain a valid permit will require a new Site Permit application and fee. Please note that you must obtain the above permits as a condition of final plat approval. The most important time constraint is that the final plat must be approved and recorded within 18 months of October 28. 1998. the date on which your partition approval became final. 3. Please indicate whether installed fire-suppression sprinklers are a suitable alternative to placement of a fire hydrant in any home that is in excess of 500 feet from existing hydrants. I relayed this question to Jim Funk, Plans Examiner Supervisor, who confirmed that an approved sprinkler system may increase the allowable distance from a Fire Hydrant up to 650 feet, subject to Fire Marshal and Building Division approval. Approval would be based on a site-specific determination and could be proposed as an alternate by the applicant. Please contact Jim Funk at 639-4171 ext. 390 for more information. 4. As per recent conversation with D. Bewersdorff, please confirm developer's option to reduce driveway standard to 10 feet of A.C. in a 15-foot roadway dedication beyond the driveway access to Parcel#1. As noted in the approval staff report, the City requires a 25-foot roadway with a 20-foot paved surface for driveways serving three or more lots. The City would approve your proposal to reduce the roadway width to 15 feet with 10 feet paved for the portion of the driveway that serves only two lots. The width reduction must occur no sooner than the farthest (east) property line of proposed Parcel #1. You have indicated your desire to modify to this standard in order to preserve two mature trees in front of Parcel #1. In order to reduce the width of the driveway before the far property line of Parcel #1, you must apply for a variance under Tigard Municipal Code Chapter 18.134. Please review the variance approval criteria in determining whether to pursue this option. I would be happy.to advise you regarding your chances of success in obtaining variance approval. 5. Please clarify the Building Division's request for rain drains to tie into a public storm sewer. There will be none in proximity. 11/5/98 Peter Bouman Letter Page 2 of 3 Re: Clarification of Conditions for MLP 98-0010 • As I mentioned at our last meeting, I spoke with the Building Official, David Scott, about this issue (see Building Division Comments, Notice of Decision, Page 10). Mr. Scott confirmed that your proposed rip-rap outfall off-site to the east would be acceptable. Your storm drainage plan will be reviewed by the Building Division as part of the Site Permit (Condition #5). 6. In consideration of the additional time and money that the applicant has incurred as a result of information given by various City staff (see letter dated Aug. 12, 1998 and attached to this MLP application), the applicant requests the removal of • the requirement for $1017.50 fee in-lieu of undergrounding power lines on the 37-foot street frontage. The fee you refer to is charged by the Engineering Department and, as a condition of approval of your partition, cannot be removed. However, I understand the intent of your request and, as we discussed, I have forwarded a copy of your letter, with the attachments noted above, to Jim Hendryx, Community Development Director. I met with Mr. Hendryx today and relayed to him the concerns you have expressed regarding your experience of the planning process in Tigard. With respect to your additional costs, he has informed me that the Community Development Department does not have the authority to refund or waive fees. I trust I have addressed your questions adequately, if I can be of further assistance please don't hesitate to call me at 639-4171 ext. 315. Sincerely, )\kl M. J. Roberts Associate Planner i:\curpin\mlp\mlp98-10.1et c: 98-0010 Land use file • 11/5/98 Peter Bouman Letter Page 3 of 3 Re: Clarification of Conditions for MLP 98-0010 • Peter It oizman 4774®aiwidge Lake Oswego, ®l" 97035 itcc OCr28, City of Tigard 414R/ n,o�£ 998 Planning Dept. Attn.: M.J. Roberts �p October 23 1998 Cc qzS Dear M.J., This letter is submitted along with an application to appeal the decision for a minor land partition dated Oct. 15, 1998, and numbered MLP 98-0010. This application is for a Minor Land Partition that was nearly complete in it's first application period. The following three items were submitted as required in the foregoing period : • A letter of wetlands determination indicating a distance of 85 feet from the subject property to the nearest determined wetland was submitted with the original MLP application. • Engineered plans for all improvements ( street, sanitary,storm, off-site outfall, lot grading, existing structures, easements, etc.), located on both private property and in the public right of way. • A complete preliminary plat prepared by Reppeto & associates surveyors. Given this information, and telephone conversations recently with Brian Rager, Dick Bewersdorff, and M.J. Roberts, the applicant makes a request for clarifications or changes to specific portions of the decision rendered, as follows : • Please indicate to the applicant whether the above referenced submittal items are adequate for the items requested by the city in approval condition #1 & #2. • Please clarify in writing what, if any, time constraints will be placed on actual construction of the utility and street improvements once the improvements are designed,permitted, and bonded by the owner. • Please indicate whether installed fire suppression sprinklers are a suitable alternative to placement of a fire hydrant in any home that is in excess of 500 feet from existing hydrants. • • • As per recent conversation with D. Bewersdorff, please confirm developer's option to reduce driveway standard to 10 feet of A.C. in a 15 foot roadway dedication beyond the driveway access to parcel #1. • Please clarify the building division's request for rain drains to tie into a public storm sewer. There will be none in proximity. • In consideration for the additional time and money that the applicant has incurred as a result of information given by various city staff( see letter dated Aug. 12 and attached to this MLP application ), the applicant request the removal of the requirement for$1017.50 fee-in-lieu for undergrounding power lines on the 37 foot street frontage. Thank you very much, Applicant Owner Peter Bouman Donna Bouman 4774 Oakridge 15940 S.W. 76th Lake Oswego, OR 97035 Tigard,OR 97224 503-625-3000 • NOTICEOF DECISION A MINOR LAND PARTITION IMLPI 98-0010 CITY OF TIGARD Community Devekpthent BOUMAN PARTITION S!aptngA Better Community , 120 DAYS = 1/21/99 SECTION I. APPLICATION SUMMARY FILE NAME: BOUMAN PARTITION CASE NO.: Minor Land Partition MLP 98-0010 PROPOSAL: A request for Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,200, 7,300 and 11,200 square feet and a private access driveway of approximately 5,200 square feet. OWNER: Donna Bouman APPLICANT: Peter'Bouman 15940 SW 76th Avenue 4774 Oakridge Road Tigard, OR 97224 Lake Oswego, OR 97035 • ZONING DESIGNATION: Residential, 12 units per acre; R-12. • LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. APPLICABLE REVIEW • CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 1 OF 12 • CONDITIONS OF APPROVAL PRIOR TO THE APPROVAL OF THE FINAL PARTITION PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED. UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RAGER IN THE ENGINEERING DEPARTMENT AT (503) 639-4171. • 1. The applicant shall submit revised plans which demonstrate that there will be no development impacts to Fanno Creek, its associated wetlands or the 50 foot riparian buffer zone. The plans shall delineate the boundaries of the riparian buffer area per TMC 18.85.060 and confirm that proposed structures and other improvements (driveway, storm drainage line and off-site outfall, etc.) are located outside of the . buffer. If development activities are proposed within 50 feet of Fanno Creek and assoAciated wetlands or within the floodplain, staff will determine what level of additional review will be required. STAFF CONTACT: M. J. Roberts, Associate Planner (639-4171 x315). 2. Prior to approval of the final plat, a Street Opening Permit will be required for this project to cover the new public sanitary sewer line extension and the private driveway entrance onto SW 76th Avenue. The applicant will need to submit five (5) • copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 3. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 4. The offsite private storm drainage easement shall be the responsibility of the applicant to obtain. A copy of this easement shall be submitted to the City prior to approval of the final plat. 5. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Division to cover any grading for the lot(s), all on-site private utility installation (water, sewer, storm, etc.) and the private driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way (ROW). 6. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW 76th Avenue. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 2 OF 12 • 7. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private driveway (Tract A) will be jointly owned and maintained by the private property owners who abut and take access from it. 8. The applicant shall either place the existing overhead utility lines along SW 76th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and.will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $1,017.50 and it shall be paid prior to approval of the final plat. 9. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92:05), Washington County, and by the City of Tigard; C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the.City to complete the work; and D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING. CONDITIONS SHALL-BE.SATISFIED OR FINANCIALLY ASSURED: .: 10. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 11. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public sanitary sewer extension as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 12. Prior to issuance of the building permit for any of the parcels, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by Unified Sewerage Agency (USA). NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 3 OF 12 • IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 18.160.170 Improvement Agreement. Before approved construction plans are issued by the City, the Applicant (subdivider) shall: 1. Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the applicant; and 3. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.160.180 Bond: 1. As required by Section 18.160.170, the applicant shall file with the agreement an assurance of performance supported by one (1) of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety company is notified by the City in writing that ft may be terminated; or C. Cash. 2. The applicant shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. 3. The applicant shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.164.150 Installations Prerequisite/Permit Fee: 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 4 OF 12 i • • 18.164.180 Notice to City Required: 1. Work shall not begin until the City has been notified in advance. • 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.164.200 Engineer's Certification Required: 1. The applicant's engineer shall provide written certification of a form provided by the City that,all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to the City acceptance of the public works improvements, or any portion thereof, for operation and maintenance. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN(18) MONTHS OF THE FINAL DECISION DATE NOTED.UNDER THE PROCESS AND APPEAL SECTION OF THIS REPORT. SECTION III. BACKGROUND INFORMATION Property History: The subject parcel and the neighboring property (Tax Lot 701) were the subject of MLP 95-0018/MIS 95-0021, concurrent applications to adjust the common property lines • between the two parcels and then partition the subject property (Tax Lot 700). The application was approved subject to conditions but the partition plat was not recorded before expiration of the approval. The applicant has, therefore, resubmitted the partition component of the original request. O Site Information and Proposal Descriptions The subject property is currently developed with a single-family residence. The applicant is seeking Minor Land Partition approval to divide a parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,200, 7,300 and 11,200 square feet, and an approximately 5,200 square foot private drive. The applicant's preliminary plat indicates a proposed storm drainage outfall off-site to the east. Fanno Creek is located to the east and has a 50-foot protected buffer under the Water Resources Overlay District (TMC Chapter 18.85). The Water resources Overlay district does not permit private storm drainage facilities, including outfalls and drainage ditches within the riparian area buffer. The applicant may apply to have the setback area reduced up to 50% (i.e., 25 feet from the top of bank) according to the provisions TMC 18.85.100. Furthermore, the Fanno Creek floodplain and wetlands are protected under the Sensitive Land regulations (TMC Chapter 18.84y and by other state and local agencies (Division of State Lands (DSL), Army Corps of Engineers, Unified Sewerage Agency of Washington County (USA ), etc.). Any proposed development activities in the the of Fanno Creek may also require additional review and permits from one or all of these agencies. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 5 OF 12 • • . A condition of approval of this Partition (Condition #1) requires that the applicant demonstrate as part of final plat review that no development (placement of structures, construction of a driveway, grading etc) will infringe upon the 50 foot riparian setback area If an infringement into the 50 foot buffer is unavoidable and the 25 foot minimum setback can be maintained, the applicant may apply for a reduction of the setback to a minimum of 25 feet, if aligible, as provided by TMC 18.85.100. Placement of a storm drainage line, outfall or ditch within 25 feet of Fanno Creek is not permissible under any circumstances however and the City encourages the applicant to seek an alternative storm drainage solution. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL APPROVAL CRITERIA: Section 18.162.040 requires that a request to partition land shall meet all of the following criteria: The proposal conforms with the City's Comprehensive Plan; The City of Tigard Comprehensive Pan Map designates the subject property for Medium Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created lots will continue to allow for residential development. Therefore, this criterion is met. The proposed partition complies with all statutory and ordinance requirements and regulations; This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. Adequate public facilities are available to serve the proposal; Public facilities are discussed in detail later in this report. Based on the analysis provided therein, staff finds that adequate public facilities are, or will be conditioned to be available to serve the proposal and will be constructed to meet City standards. Therefore, this criterion is met. All proposed lots conform to the size and dimensional requirements of this title; and...The specific dimensional requirements of the underlying zone are discussed in detail later in this report. Based on the analysis provided therein, staff finds that all proposed tots conform, or will be conditioned to conform, with the applicable dimensional standards. Therefore, this criterion is met. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed and conditioned later in this report. Improvements will be reviewed as part of permit process and during construction at which time the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this report, staff finds that this criteria is met, or will be • met as conditioned. • NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 6 OF 12 • . • SPECIAL PROVISIONS: . Section 18.162.050 contains the following special provisions for lots created through the Partition Process: Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. There is no minimum lot width requirement in the R-12 zoning district. Therefore, this criterion does not apply. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. The minimum single-family lot area in the R-12 zoning district is 3,050 square feet for detached units. All three proposed parcels are 7,300 square feet or greater. Therefore, this criterion is met. Lot Frontage: Each lot created through the partition process shall front a public right-of-way by at least 15 feet, or have a legally recorded minimum 15-foot-wide access easement. All three parcels will front a private street proposed as part of the partition. The proposed partition plat demonstrates that no lot will have less than 25 feet of frontage onto the private street. This exceeds the minimum standard. A condition of approval will require joint ownership of the private access tract and a legally recorded reciprocal access easement in favor of each of the three parcels. Therefore, based on the above analysis this criterion will be met as conditioned. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family detached in the R-12 zoning district are 15 feet, 5 feet and 15 feet respectively. Since each of the proposed parcels exceeds the minimum dimensional standards of the underlying zone, staff finds that the applicable setbacks can be met. Compliance with setback requirements will be reviewed and insured at the time of building permit, therefore, this criterion is satisfied. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10:feet. Structures shall generally be located so as to maximize separation from existing structures. No flag lots are proposed, therefore, this standard does not apply. Screening on Flag Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. No flag lots are proposed, therefore, this standard does not apply. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and comments are included later in this report. A condition of approval will require provision of fire hydrants as necessary per the Unified Building Code. Therefore, this standard is satisfied. Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As noted above, a reciprocal easement will be required as a condition of approval. Therefore, this criterion is satisfied. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 7 OF 12 • • Accessway: Any accessway shall comply with the standards set forth in Chapter 18.108; Access, Egress, and Circulation. This chapter requires that single-family dwellings have access to a public or private street. The applicant proposes a private street to serve the three proposed parcels. This chapter further requires that a private .street access serving 3 - 6 lots be at least 25 feet wide with a 20-foot paved width. The exhibit map indicates that the proposed private street will conform to these standards. Floodplain: Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain, therefore, this standard does not apply. STREET AND UTILITY IMPROVEMENT STANDARDS: Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drainage) are addressed below: STREETS . This site is located adjacent to SW 76th Avenue, which is classified as a local residential street. There is presently 25 feet of right-of-way (ROW) on the east side of the roadway, which is adequate. No additional ROW dedications are required. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non-remonstrance agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. The applicant proposes to record a tract on the face of the final plat to provide ingress and egress from 76th Avenue to the new lots. A note shall be placed on the final plat to clearly indicate that the owners of the three parcels will jointly own and maintain the private driveway. WATER There is public water service available in SW 76th Avenue. The applicant will need to coordinate with the City's Public Works Department with regard to how to serve the three proposed parcels. • • NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 8 OF 12 • • SANITARY SEWER There is an 8-inch public sanitary sewer line located in SW 76th Avenue. The applicant proposes to extend a new public sewer line into this site along the private driveway. The final plat shall indicate that Tract A will serve as a public sanitary sewer and maintenance access easement. STORM DRAINAGE . The applicant proposes to provide storm drainage by installing a private line from the common driveway to an ouffall on the adjacent parcel to the east. This will require an easement from the owner of the adjacent parcel. The applicant shall submit proof of this easement prior to recording of the final plat. The applicant's proposed storm drainage plan indicates that the off-site outfall is to. be ditched to the bank of Fanno Creek. Fanno Creek and its associated wetlands is a significant resource, protected from development related activity by the City. The creek and wetlands are protected by a 50-foot riparian corridor buffer. Any proposed development within this buffer area requires review and approval by the City. In addition, any proposed development activities within wetlands and/or floodplain requires Sensitive Lands review and approval by the City. Additional agency permits (DSL, Corps of Engineers, USA) may also be required for work in or close to sensitive/resource areas. As a condition of approval, the applicant shall submit revised plans which demonstrate that there will be no impacts to the identified resource area and riparian buffer zone. STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, the USA standards include.a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on- site water quality facility to accommodate treatment of the storm water from the new parcels. Rather, the USA.standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. . GRADING AND EROSION CONTROL USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants. reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. EXISTING OVERHEAD UTILITY LINES There are existing overhead utility lines adjacent to SW 76th Avenue. Section 18.164.120 of the TMC requires all, overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 9 OF 12 • • paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 37 lineal feet; therefore the fee would be $1,017.50. SITE PERMIT REQUIRED: The applicant is required to obtain a Site Permit from the Building Division to cover all on- site private utility installations (water, sewer, storm, etc.) and the private driveway construction. This permit shall be obtained prior to approval of the final plat. FINDING: Based on the above analysis, staff finds that the applicable standards of Chapter 18.164, Street and Utility Improvements Standards are either met outright, can be met as conditioned, or are not applicable. SECTION V. STAFF COMMENTS The City of Tigard Engineering Division has reviewed this proposal. Comment's have been incorporated into this report under"Street and Utility Improvement Standards", above. The City of Tigard Water Department has reviewed the proposal. No comments or objections have been offered. The City of Tigard Building Division has reviewed the proposal and offered the following comments: The applicant shall provide a fire hydrant within 500 feet of all exterior walls and install "No Parking" signs on both sides of "Tract A". Roof drains are to be tight piped through curbs • and a storm drainage system connected to a public storm sewer shall be provided. A sanitary sewer piping plan shall be provided showing slopes. Condition #5. requires the applicant to obtain a Site Permit from the Building Division prior to final plat approval. The applicant's plans will be reviewed at that time for consistency with the requirements noted above. The City of Tigard. Police Department has reviewed the proposal and offered the following comments: The developer should install a sign at foot of private driveway off SW 76th identifying addresses of homes on Parcels 1, 2 and 3. Illumination of the sign is suggested. The City of Tigard Maintenance Services Division has had the opportunity to review the proposal. No comments or objections have been offered. SECTION VI. AGENCY COMMENTS Tualatin Valley'Fire and Rescue has reviewed the proposal. Comments concur with the Building Divisions'. comments noted above. NOTICE OF.DECISION MLP 98-0010/BOUMAN PARTITION PAGE 10 OF 12 • • GTE has reviewed the proposal and offered the following comments: The applicant shall provide trench/conduit for all three lots to SW 76th Avenue. Unified Sewerage Agency has reviewed the proposal. Comments they offered area as follows and have been addressed by the Engineering Department in this decision. A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&) 96-44 separating the sensitive area from the impact of development. The wetland/sensitive area shall be identified on plans. The site may contain floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without affecting any upstream or downstream properties in accordance with R&O 96-44. A DSUCorps of Engineers permit may be required for any work in the creek or wetlands: (Please note that the City's Water Resources Overlay regulations are more restrictive for Fanno Creek both in terms of permitted activities and width of setbacks.) The USA's comments regarding Sanitary Sewer, Storm Sewer and Water.Quality have been incorporated under"Street and Utility Improvement Standards", above. Portland General Electric has all had the opportunity to review the proposal: No comments or objections were provided. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: This notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: • DATE OF FILING: OCTOBER 15, 1998 THE DECISION SHALL BE FINAL ON WEDNESDAY-OCTOBER 28, 1998 UNLESS AN APPEAL IS.'FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within ten (10) days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR 97223. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 11 OF 12 • • • THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON OCTOBER 28, 1998. 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. QZWS October 15. 1998 PREPARED BY: M. J. Roberts DATE Associate Planner . ��:�. i _ may:Iii - _.. October 15. 1998 A' -R•VED BY Richard Be,(-'ado � DATE Planning Manager is\curpin\mjr\mlp\mIp98-10.dec NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 12 OF 12 • • I I 0 . • r • • • • • • . 4n • • • • z 0 1 PARCEL 2 I PARTITION PLAT PARCEL 1 ��j ��G • NO..1994-100 PARTITION PLAT NO. 1995-049 -1.••</T�y S�,�Qt`' 25 PARCEL 2 e".12;yy, �i 4'tQ��Q1 I 5/8-LR. W/YPC 90 �"' p...$,a STAMPED "LS 1841; �•SET IN RJ. S 88'43.00.E 305.85 0 �s�r.f 5��`1). Q •205.85 •* E'' 03 'I o o TRACT A" 1...._____PR/VATE,NCR£SS-EGRESS ANO Q 3 SEt pZ UTILITYIEASEM£NT,SEE NOTE L h 3 5,327 S.F. ( cr o •„1 3/ 53.00 • S 88"43'OO'f N N 20 Z 32.12Q"NI N 88'4300°W 67.00 IL 55.97 00 0 N. ■ J 3 N w ,183 S.F. p Z • z I Q h s a 4l • o n s9sj.• DEED DOG. NO. O O SET . R2,DOWN LS, Z PARCEL 1 rry 9�ss'OiF 2'LP. GUARD 47 POST t^p 97011910 `� 7,330 S.F. , =. UP 2.0,N 47.58120 E ° OEN ' PARCEL 2 'S o c W W h 11,199 S.F. C (� y0 rcc^ pb •W qh \ Ca i�;�C Q= h'' ' OQ N. Io ati `0 by h� a 4.6 r 121.74 ry _ 0 •20 26.4Jt(Rq��•YYY6"��7.00 . ' F s i - N 88'43'00"W 188.74 �NRa 5/8"I.R. W/YPC _ q STAMPED LS 184I", SET IN R.J. DEED BK. 403, PC. 339 O 3 m h ` sr N • o ■ h P U 1 I • CASE NOISI&CASE NAMEISk • SITE P MINOR LAND PARTITION[MLPI 98-0010 • Ems!1 B!T �IAP BOUMAN PARTITION. • . . . N : - • a • �� I r� I - > CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM �� r o \ VICINITY MAP ,• ~' liar. fY 1 CBLE LN . Nor D - > M LP 98-0010 .1,, 0 4. a • I= . • . _i_______. W Bouman Partition 0 SUBJECT Q _ ,t' PARCEL 111111 1 w N ° sT > .—._ • .I1 I'll' 111111< 4' .A Pv I2.— If\_... . . . 0 . 0 . _ .) . T 11/ . a . I 1ti co K . . . Ilk o�R : 44 b 0 100 200 300 400 500 Feet • 1'=384 feet . CO . A . , se •10-Q0- 4 G o City of Tigard r'y ^ Information on this map is for general location only and f should be verified with the Development Services Division. gyp 13125 SW Hall Blvd Ca Q Tigard,OR 97223 • � http:/lwww.ci.tigard.or.us Community Development Plot date:Sep 29, 1998;C:\magic\MAGICO2.APR QQAA(EA1T3 • • • MEMORANDUM CITY OF TIGARD, OREGON DATE: October 9, 1998 TO: MJ Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer — RE: MLP 98-0010, Bouman Partition • Description: The applicant is requesting partition approval to divide one parcel of approximately 31,000 square feet into three parcels of approximately 7,300, 7,300 and 11,200 square feet each with a private driveway tract. The site is located at 15940 SW 76th Avenue (WCTM 2S1 12CD, Tax Lot 700). Findings: 1. Streets: This site is located adjacent to SW 76th Avenue, which is classified as a local residential street. There is presently 25 feet of right-of-way (ROW) ' on the east side of the roadway, which is adequate. No additional ROW dedications are required. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non-remonstrance agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. ENGINEERING COMMENTS MLP 98-0010 Bouman Partition PAGE 1 • • • • The applicant proposes to record a tract on the face of the final plat to provide ingress and egress from 76th Avenue to the new lots. A note shall be placed on the final plat to clearly indicate that the owners of the three parcels will jointly own and maintain the private driveway. 2. Water: There is public water service available in SW 76th Avenue. The applicant will need to coordinate with the City's Public Works Department with regard to how to serve the three proposed parcels. 3. Sanitary Sewer: There is an 8-inch public sanitary sewer line located in SW 76th Avenue. The applicant proposes to extend a new public sewer line into this site along the private driveway. The final plat shall indicate that Tract A will serve as a public sanitary sewer and maintenance access easement. 4. Storm Drainage: ' The applicant proposes to provide storm drainage by installing a private line from the common driveway to an outfall on the adjacent parcel to the east. This will require an easement from the owner of the adjacent parcel. The applicant shall submit proof of this easement prior to recording of the final plat. . 5. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, the USA standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from the new parcels. Rather, the USA standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. 6. Grading and Erosion Control: USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates • ENGINEERING COMMENTS MLP 98-0010 Bouman Partition PAGE 2 • erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines adjacent to SW 76th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 37 lineal feet; therefore the fee would be $ 1,017.50. 8. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and the private driveway construction. This permit shall be obtained prior to approval of the final plat. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian gager, Engineering Department (639-4171). 1. Prior to approval of the final plat, a Street Opening Permit will be required for this project to cover the new public sanitary sewer line extension and the private driveway entrance onto SW 76th Avenue. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. ENGINEERING COMMENTS MLP 98-0010 Bouman Partition PAGE 3 • • Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 3. The offsite private storm drainage easement shall be the responsibility of the applicant to obtain. A copy of this easement shall be submitted to the City prior to approval of the final plat. 4. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover any grading for the lot(s), all on-site private utility installation (water, sewer, storm, etc.) and the private driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way. 5. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW 76th Avenue. 6. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private driveway (Tract A) will be jointly owned and maintained by the private property owners who abut and take access from it. 7. The applicant shall either place the existing overhead utility lines along SW 76th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 1,017.50 and it shall be paid prior to approval of the final plat. 8. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the ENGINEERING COMMENTS MLP 98-0010 Bouman Partition PAGE 4 applicant's surveyor, and 2) that the applicant has either completed any • public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the • work. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: 9. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 10. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public sanitary sewer extension as follows: 1) mylars, and 2) •a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. • 11. Prior to issuance of the building permit for any of the parcels, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). . is\eng\brianr\comments mIp98-10.bdr • ENGINEERING COMMENTS MLP 98-0010 Bouman Partition PAGE 5 • 4ayn�ri, REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: September 25,1998 TO: David Scott,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner(x3151 Phone:(503)639-4171 Fax:(50316847297 RE: MINOR LAND PARTITION(MLPI 98-0010 ➢ BOUMAN PARTITION < The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (MONDAY - OCTOBER 5,19981. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: t�roVide A 7lIJe li7 �r f �,.% � A ) )' 5`aa t' P a iI rx *Pr, d►- L, 4. l/J e /11:, o 0 .a *et, 0 ' o4Lor ? Oil �JJ}r�•trkt f rty;,/ 6 a l, h e_. , -1-n4-e+ A- C4011'+ /Ctrl O H 07172 ,07.rovYd/ M t or PAN 1 r ]h r a", /!Jh ,- Q -f /✓1 -I( pInb / / ? J7'vii' P, (1 1^Y7 \J% e S'€► p.), - , - It'.✓r r 4171,91 7.7 pL. +r SA • V � ('lease provide the fodowing information)Name of Person(s)Commenting: 1 /� Phone Number(sl: 3 7'0 MLP 9 8-0010 BOUMAN PARTITION PROPOSAL/REQUEST FOR COMMENTS 2 k • 0 PAPTDI RECORC A RI DURHAM . OF ....' CITY OF T PARCEL 2 . PARTITION PLAT PARCEL I tO3 0 4C) 44 IVO. 1 1994-100 5,v‘5.5 PARTITION PI..tflA zli oa,,,,,,,,N,n0. 995-049 O-5,-;a, o <5 f 1k' 2 fc- ovaiiI itk( 0/8- 1 R W/YPC STAMPED 'LS 184111. Ns a SE r IN R3 OS 88'4-3'00"E 305.85 SCALE: 1 Of 03 p 0 ACT A TR ° Le) P01714 TO GRESS-EGRESS AND , 70 UriLiT7 *AS041E7713 SEN NOTE 1 LAI be rn iN 53.00 S 88.43i0OT ca '5) 52- 3 0350. IV 88.43'00"w PARCEL v3i1C.‹el''''S C i:11->ai*w. 1i-ewtc:717::11;61:::\C'11:11)C'litli\l'j:1/(1:1/ if ww°11a1a- 569 t Ytt 18 / 18 S F- (6; a, / LI (3(5 (f)/ N.Di ,14.a • a9t .Z. ww Oto SET ia 2, 1--- DEED DOC IVO .. I.4 ,ov ,Sys ,70 s 1 2 711, SitiARD POST, NO c117011910 '114111:Z111O,oziwous, 0)11:7 223:6043PARCEL 1 7 -3, 5 ..ot- a a nv35- „, OP 2 0, N 47158100'N 0,6 7 33 7c PARCEL 2 Ao. vv ..-, ,, 30 1,").s3 4 " 11199 RJR Int lute le I 01 S C3 Cb \ V) n V5 a3 4,0 40' V tix, NOES' Trost A is e, 4A0P fe) private utility e - A b - ntiA''' A joint use, owl A 12t 74 "A has been t R26 4 Ri ' 64.80 , / Washington Cons 5 E 8' -I FI 44L/YPC ER 05 si A TOF0 0. 3 184 Ot / — Washington Con, st 7 IN R:3, DEE0 BK. 05 NU 339 . , , 3. Th 4 is plot Is f . Toaca case file Le) 1 V ---- LEGEND . (v NARRATIVE o v 5/8" X 30" iron Rod with yellow bIu,+RIe'- i • • A REQUEST FOR COMMENTS CITY OF TIGARD Community(Development Shaping Better Community DATE: September 25,1998 TO: John Roy,Property Manager/Operations Departmen FROM: City of Tigard Planning Division STAFF CONTAC • MJ.Roberts,Associate Planner(x315) Phone:(5031639-4111 Fax:(503)684-1291 RE: MINOR LAND PARTITION(MLPI 98-0010 > BOUMAN PARTITION < The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (MONDAY - OCTOBER 5,1998). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. i)( _ Please contact of our office. Please refer to the enclosed letter. f- - - - Written comments provided below: i u4'''''-' i c — l'oz,,,�(zL« — �� - , k- —ICI` - • — — (Please provide the foffawing information)Name of Perseids)Commenting: Phone Numberts): MLP 98-0010 BOUMAN PARTITION PROPOSAL/REQUEST FOR COMMENTS c.Q-�-- • • dkivitr REQUEST FOR COMMENTS CITY OF TIGARD Community Development (jj)1 % I a nq l P haping A Better Community DATE: September 25,1998 1 ' S E P 2 8 1998 , )7".�j TO: Julia Huffman,USA/SWM Program I B v _. 7.2._ FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner(x315) ;Phone:[5031 639-4171 Fax:(5031 684-7297 RE: MINOR LAND PARTITION[MLPJ 98-0010 > BOUMAN PARTITION < The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. Attached is the Site Plan,Vicinity Map and Appiicanrs Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: [MONDAY - OCTOBER 5,1998). You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. — _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: f c \ .,eyl� .i'a 1)c:1 ,\r 4 (PTase provide the fort-awing information)Name of Persons!Commentin � 0 iclii)g I Phone Number[sl: `t-4 —Z16 8- MLP 98.0010 BOUMAN PARTITION PROPOSAL/REQUEST FOR COMMENTS • • f UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: October 6, 1998 TO: MJ. Roberts, City of Tigard FROM: Julia Huffman, USA j-,. SUBJECT: Bouman Partition, MLP 98-0010 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is , necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development. The wetland/sensitive area shall be identified on plans. FLOODPLAIN Site may contain flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. DIVISION OF STATE LANDS/CORPS OF ENGINEERS A DSL/Corps of Engineers permit may be required for any work in the creek or wetlands. 155 North First Avenue, Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 �-^ 10%06/98 10:36 FAX 503 6403525 UNIFIED SEWERAGE AGENCY 001 cf-v-:- -. s • A.. REQUEST FOR COMMENTS C OF`TI'GARD Community Development it U T n rC u yJ r fl I aringABetterCommunity it; LAC �/ �...0 1 ' DATE: September 25,1998 i ' S E P 2 8 1998 LI !r G ° TO: Julia Huffman,OSA/SWM Program 1 4 By FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner 1118151 ;'Phone:(5031639-4171 Faic[50316844297 RE MINOR LAND PARTITION IMIP198-0010 . BOUMAN PARTITION < The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18,54, 18.162 and 18.164. Attached is the Site Plan,Vicinity M89 and A oficanrs Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near.future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: [MONDAY - OCTOBER 5.19981 You may use the space provided below or attach a separate letter to return your comments. If YOU are unable to respond by the above dates please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: I We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. . Written comments provided below: 2 f e,-)e, c,L_. 1ck1 zt iv- -tea 11.=y-).,r J( (eerefotTheinformation)NameOtPeI$0fl(SJComfflefl !]),1 6 I 1 Phone Numbertsl:. t g-4- —75-63-- J • oo.+o-.ce,/men],tar arum eV MMENTS 1.,' 16706/98 10:37 FAX. 503 6403525 UNIFIED SEWERAGE AGENCY a002 4 Ur . f ___ UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: October 6, 1998 TO: MJ. Roberts, City of Tigard FROM: . Julia Huffman,USA . SUBJECT: Bouman Partition,MLP 98-0010 SANITARY SEWER Each lot within the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with R&O 96-44 (Unified Sewerage Agency's Construction Design Standards, July 1996 edition). Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 96-44. STORM SEWER Each lot within the development should have access to public storm sewer. Engineer should verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O 96-44. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year,24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY - Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA A "Sensitive Area" exists (may exist).. Developer must preserve a 25-foot corridor as described in R&O 96-44 separating the sensitive area from the impact of development_ The wetland/sensitive area shall be identified on plans. FLOODPLAIN Site may contain flood plain/flood way.designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood.storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 96-44. DIVISION OF STATE LANDS/CORPS OF ENGINEERS A DSL/Corps of Engineers permit may be required for any work in the creek or wetlands. 155 North First Avenue, Suite 270,MS 10 Phone: 503/648-8621 • • • • REQUEST FOR COMMENTS CITY OF TIIGARD Community Deve(opment Shaping A Better Community DATE: September 25,1998 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner 1x3151 Phone:[5031639-4111 Fax:[5031684-1291 RE: MINOR LAND PARTITION[MLR 98-0010 ➢ BOUMAN PARTITION < The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: [MONDAY - OCTOBER 5,19981 You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: I\ p4e4\c\o(\ \S a dae3'• vAska.\\rhw■ o.c smko dt •cao'c 6.k ' pt�Ja)c9.. ` cA(P- o k* NY's \ Ic NC.11w6 04tairiates of Qcio4t \.1, conk 3. Z\\vm0Nakta• ic, (nred V � (Please provide the fang information)Name of Persons]Commenting: O\M O\ Phone Numbertsl: i%1A0 MLP 98-0010 BOUMAN PARTITION PROPOSAL/REQUEST FOR COMMENTS • REQUEST FOR COMMENTS CITY OF TIGARD Community(Development ShapingA(Better Community DATE: September 25,1998 TO: Michael Miller,Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner 1x3151 Phone:MOM 639-4171 Fax:[5031 684-7297 RE: MINOR LAND PARTITION LMLPI 98-0010 ➢ BOUMAN PARTITION < The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: [MONDAY - OCTOBER 5,19981. You may use the space provided below or attach a separate letter to return your comments. If You are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: v � (cPtease provide the foffowing information)Name of Persons)Commenting: Phone Number[s): MLP 98-0010 BOUMAN PARTITION PROPOSAL/REQUEST FOR COMMENTS FL ANN//V& A • • • A; AFFIDAVIT OF MAILING CITY OF TIGARD Community cDeve(opment Shaping Better Community 1 STATE OF OEGON ) County of Wasfiington )ss . City of 7►gard ) I, Patricia L. Lunsforcd being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of tigarc Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR:I :7' MLP 98-0010 - BOUMAN PARTITION AMENDED NOTICE (File No/Name Reference) RI City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: rE77 AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF FINAL ORDER FOR: AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: I (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S) of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B",on the 15 day of October,1998, and deposited in the United States Mail on the 15 day of October,1998, postage prepai• / / . r• (Person th-yep- d N,1 e) ; /n Subscribed and sworn/affirmed before me on the day of ■ .... , 19 -, .• .,�� OFFICIAL SEAL / . `` /... / : t.,-F.a DIANE M JELDERKS "r. NOTARY PUBLIC-OREGON N* ® COMMISSION NO.048142 NOT S P BLICOF 0 ijrN MY COMMISSION EXPIRES SEPTEMBER 07,1999 MY Commission Expires: 9/7/11 • • EXIIMIT A NOTICE OF DECISION A MINOR LAND PARTITION IMP] 98-0010 CITY OOF TIIGARD' Community Development BOUMAN PARTITION SFiapingA Better Community 120 DAYS = 1/21/99 SECTION I. APPLICATION SUMMARY FILE NAME: BOUMAN PARTITION CASE NO.: Minor Land Partition MLP 98-0010 PROPOSAL: A request for Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,200, 7,300 and 11,200 square feet and a private access driveway of approximately 5,200 square feet. OWNER: Donna Bouman APPLICANT: Peter Bouman 15940 SW 76th Avenue 4774 Oakridge Road Tigard, OR 97224 Lake Oswego, OR 97035 ZONING DESIGNATION: Residential, 12 units per acre; R-12. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. SECTION II. DECISION ' Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 1 OF 12 • ti CONDITIONS OF APPROVAL PRIOR TO THE APPROVAL OF THE FINAL PARTITION PLAT, THE FOLLOWING CONDITIONS SHALL BE SATISFIED. UNLESS OTHERWISE NOTED, THE STAFF CONTACT SHALL BE BRIAN RAGER IN THE ENGINEERING DEPARTMENT AT (503) 639-4171. 1. The applicant shall submit revised plans which demonstrate that there will be no development impacts to Fanno Creek, its associated wetlands or the 50 foot riparian buffer zone. The plans shall delineate the boundaries of the riparian buffer area per TMC 18.85.060 and confirm that proposed structures and other improvements (driveway, storm drainage line and off-site outfall, etc.) are located outside of the buffer. If development activities are proposed within 50 feet of Fanno Creek and assoAciated wetlands or within the floodplain, staff will determine what level of additional review will be required. STAFF CONTACT: M. J. Roberts, Associate Planner (639-4171 x315). 2. Prior to approval of the final plat, a Street Opening Permit will be required for this project to cover the new public sanitary sewer line extension and the private driveway entrance onto SW 76th Avenue. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 3. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 4. The offsite private storm drainage easement shall be the responsibility of the applicant to obtain. A copy of this easement shall be submitted to the City prior to approval of the final plat. 5. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Division to cover any grading for the lot(s), all on-site private utility installation (water, sewer, storm, etc.) and the private driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way (ROW). 6. An agreement shall be executed by the applicant, on forms provided by the City, which waives the property owner's right to oppose or remonstrate against a future Local Improvement District formed to improve SW 76th Avenue. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 2 OF 12 • • 7. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private driveway (Tract A) will be jointly owned and maintained by the private property owners who abut and take access from it. 8. The applicant shall either place the existing overhead utility lines along SW 76th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $1,017.50 and it shall be paid prior to approval of the final plat. 9. Final Plat Application Submission Requirements: A. Submit for City review three paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes.(ORS 92.05), Washington County, and by the City of Tigard; C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work; and D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT THE FOLLOWING CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED: 10. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a recorded mylar copy of the subdivision/partition plat. 11. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of the public sanitary sewer extension as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 12. Prior to issuance of the building permit for any of the parcels, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by Unified Sewerage Agency (USA). NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 3 OF 12 • • IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE FOLLOWING SECTIONS OF THE COMMUNITY DEVELOPMENT CODE; THIS IS NOT AN EXCLUSIVE LIST. 18.160.170 Improvement Agreement. Before approved construction plans are issued by the City, the Applicant (subdivider) shall: 1. Execute and file an, agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; 2. Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the applicant; and 3. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. 18.160.180 Bond: 1. As required by Section 18.160.170, the applicant shall file with the agreement an assurance of performance supported by one (1) of the following: A. An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; B. A surety bond executed by a surety company authorized to transact business in the State of Oregon which remains in force until the surety • company is notified by the City in writing that ft may be terminated; or C. Cash. 2. The applicant shall furnish to the City Engineer an itemized improvement estimate, certified by a registered civil engineer, to assist the City Engineer in calculating the amount of the performance assurance. 3. The applicant shall not cause termination of nor allow expiration of said guarantee without having first secured written authorization from the City. 18.164.150 Installations Prerequisite/Permit Fee: 1. No land division improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans therefor have been approved by the City, permit fee paid and permit issued. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 4 OF 12 • 18.164.180 Notice to City Required: 1. Work shall not begin until the City has been notified in advance. 2. If work is discontinued for any reason, it shall not be resumed until the City is notified. 18.164.200 Engineer's Certification Required: 1. The applicant's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade,•prior to the City acceptance of the public works improvements, or any portion thereof, for operation and maintenance. • THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE FINAL DECISION DATE NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS REPORT. SECTION III. BACKGROUND INFORMATION Property History: The subject parcel and the neighboring property (Tax Lot 701) were the subject of MLP 95-0018/MIS 95-0021, concurrent applications to adjust the common property lines between the two parcels and then partition the subject property (Tax Lot 700). The application was approved subject to conditions but the partition plat was not recorded before expiration of the approval. The applicant has, therefore, resubmitted the partition component of the original request. • Site Information and Proposal Descriptions The subject property is currently developed with a single-family residence. The applicant is seeking Minor Land Partition approval to divide a parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,200, 7,300 and 11,200 square feet, and an approximately 5,200 square foot private drive. The applicant's preliminary plat indicates a proposed storm drainage outfall off-site to the east. Fanno Creek is located to the east and has a 50-foot protected buffer under the Water Resources Overlay.District (TMC Chapter 18.85). The Water resources Overlay district does not permit private storm drainage facilities, including outfalls and drainage ditches within the riparian area buffer. The applicant may apply to have the setback area reduced up to 50% (i.e., 25 feet from the top of bank) according to the provisions TMC 18.85.100. Furthermore, the Fanno Creek floodplain and wetlands are protected under the Sensitive Land regulations (TMC Chapter 18.84) and by other state and local agencies (Division of State Lands (DSL), Army Corps of Engineers, Unified Sewerage Agency of Washington County (USA), etc.). Any proposed development activities in the vicinity of Fanno Creek may also require additional review and permits from one or all of these agencies. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 5 OF 12 • • A condition of approval of this Partition (Condition #1) requires that the applicant demonstrate as part of final plat review that no development (placement of structures, construction of a driveway, grading etc) will infringe upon the 50 foot riparian setback area. If an infringement into the 50 foot buffer is unavoidable and the 25 foot minimum setback can be maintained, the applicant may apply for a reduction of the setback to a minimum of 25 feet, if aligible, as provided by TMC 18.85.100. Placement of a storm drainage line, outfall or ditch within 25 feet of Fanno Creek is not permissible under any circumstances however and the City encourages the applicant to seek an alternative storm drainage solution. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS GENERAL APPROVAL CRITERIA: Section 18.162.040 requires that a request to partition land shall meet all of the following criteria: The proposal conforms with the City's Comprehensive Plan; The City of Tigard Comprehensive Pan Map designates the subject property for Medium Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created lots will continue to allow for residential development. Therefore, this criterion is met. The proposed partition complies with all statutory and ordinance requirements and regulations; This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. Adequate public facilities are available to serve the proposal; Public facilities are discussed in detail later in this report. Based on the analysis provided therein, staff finds that adequate public facilities are, or will be conditioned to be available to serve the proposal and will be constructed to meet City standards. Therefore, this criterion is met. All proposed lots conform to the size and dimensional requirements of this title; and...The specific dimensional requirements of the underlying zone are discussed in detail later in this report. Based on the analysis provided therein, staff finds that all proposed lots conform, or will be conditioned to conform, with the applicable dimensional standards. Therefore, this criterion is met. All proposed improvements meet City and applicable agency standards. The public facilities and proposed improvements are discussed and conditioned later in this report. Improvements will be reviewed as part of permit process and during construction at which time the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this report, staff finds that this criteria is met, or will be met as conditioned. • NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 6 OF 12 • • SPECIAL PROVISIONS: Section 18.162.050 contains the following special provisions for lots created through the Partition Process: Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. There is no minimum lot width requirement in the R-12 zoning district. Therefore, this criterion does not apply. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. The minimum single-family lot area in the R-12 zoning district is 3,050 square feet for detached units. All three proposed parcels are 7,300 square feet or greater. Therefore, this criterion is met. Lot Frontage: Each lot created through the partition process shall front a public right-of-way by at least 15 feet, or have a legally recorded minimum 15-foot-wide access easement. All three parcels will front a private street proposed as part of the partition. The proposed partition plat demonstrates that no lot will have less than 25 feet of frontage onto the private street. This exceeds the minimum standard. A condition of approval will require joint ownership of the private access tract and a legally recorded reciprocal access easement in favor of each of the three parcels. Therefore, based on the above analysis this criterion will be met as conditioned. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family detached in the R-12 zoning district are 15 feet, 5 feet and 15 feet respectively. Since each of the proposed parcels exceeds the minimum dimensional standards of the underlying zone, staff finds that the applicable setbacks can be met. Compliance with setback requirements will be reviewed and insured at the time of building permit, therefore, this criterion is satisfied. Front Yard Determination for Flag Lot: When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. No flag lots are proposed, therefore, this standard does not apply. Screening on Flag Lots: A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. No flag lots are proposed, therefore, this standard does not apply. Fire Protection: The.fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. The Fire District and Building Division have reviewed the proposal and comments are included later in this report. A condition of approval will require provision of fire hydrants as necessary per the Unified Building Code. Therefore, this standard is satisfied. Reciprocal Easements: Where a common drive is to be provided to serve more than one (1) lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. As noted above, a reciprocal easement will be required as a condition of approval. Therefore, this criterion is satisfied. NOTICE OF DECISION MLP 9 8-0010/BOUMAN PARTITION . PAGE 7 OF 12 • • Accessway: Any accessway shall comply with the standards set forth in Chapter • . 18.108; Access, Egress, and Circulation. This chapter requires that single-family dwellings have access to a public or private street. The applicant proposes a private street to serve the three proposed parcels. This chapter further requires that a private street access serving 3 - 6 lots be at least 25 feet wide with a 20-foot paved width. The exhibit map indicates that the proposed private street will conform to these standards. Floodplain: Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. According to adopted FEMA floodplain maps, this site is not within a 100-year floodplain, therefore, this standard does not apply. STREET AND UTILITY IMPROVEMENT STANDARDS: Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drainage) are addressed below: STREETS This site is located adjacent to SW 76th Avenue, which is classified as a local residential street. There is presently 25 feet of right-of-way (ROW) on the east side of the roadway, which is adequate. No additional ROW dedications are required. The roadway is paved but not fully improved to City standards. TMC 18.164.030(A)(1)(a) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.164.030(A)(1)(c) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. Staff therefore recommends that the applicant be required to enter into a non-remonstrance agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out through a local improvement district. This agreement must be executed prior to approval of the final plat. The applicant proposes to record a tract on the face of the final plat to provide ingress and egress from 76th Avenue to the new lots. A note shall be placed on the final plat to clearly indicate that the owners of the three parcels will jointly own and maintain the private driveway. WATER There is public water service available in SW 76th Avenue. The applicant will need to coordinate with the City's Public Works Department with regard to how to serve the three proposed parcels. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 8 OF 12 • • SANITARY SEWER There is an 8-inch public sanitary sewer line located in SW 76th Avenue. The applicant proposes to extend a new public sewer line into this site along the private driveway. The final plat shall indicate that Tract A will serve as a public sanitary sewer and maintenance access easement. STORM DRAINAGE The applicant proposes to provide storm drainage by installing a private line from the common driveway to an outfall on the adjacent parcel to the east. This will require an easement from the owner of the adjacent parcel. The applicant shall submit proof of this easement prior to recording of the final plat. The applicant's proposed storm drainage plan indicates that the off-site outfall is to be ditched to the bank of Fanno Creek. Fanno Creek and its associated wetlands is a significant resource, protected from development related activity by the City. The creek J and wetlands are protected by a 50-foot riparian corridor buffer. Any proposed development within this buffer area requires review and approval by the City. In addition, any proposed development activities within wetlands and/or floodplain requires Sensitive Lands review and approval by the City. Additional agency permits (DSL, Corps of Engineers, USA) may also be required for work in or close to sensitive/resource areas. As a condition of approval, the applicant shall submit revised plans which demonstrate that there will be no impacts to the identified resource area and riparian buffer zone. STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. However, the USA standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on- site water quality facility to accommodate treatment of the storm water from the new parcels. Rather, the USA standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. GRADING AND EROSION CONTROL USA Design and Construction Standards also regulates erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. EXISTING OVERHEAD UTILITY LINES - There are existing overhead utility lines adjacent to SW 76th Avenue. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 9 OF 12 • • r paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 37 lineal feet; therefore the fee would be $1,017.50. • SITE PERMIT REQUIRED: The applicant is required to obtain a Site Permit from the Building Division to cover all on- site private utility installations (water, sewer, storm, etc.) and the private driveway construction. This permit shall be obtained prior to approval of the final plat. FINDING: Based on the above analysis, staff finds that the applicable standards of Chapter 18.164, Street and Utility Improvements Standards are either met outright, can be met as conditioned, or are not applicable. SECTION V. STAFF COMMENTS • The City of Tigard Engineering Division has reviewed this proposal. Comments have been incorporated into this report under"Street and Utility Improvement Standards", above. The City of Tigard Water Department has reviewed the proposal. No comments or objections have been offered. • The City of Tigard Building Division has reviewed the proposal and offered the following comments: The applicant shall provide a fire hydrant within 500 feet of all exterior walls and install "No Parking" signs on both sides of "Tract A". Roof drains are to be tight piped through curbs and a storm drainage system connected to a public storm sewer shall be provided. A sanitary sewer piping plan shall be provided showing slopes. Condition #5 requires the applicant to obtain a Site Permit from the Building Division prior to final plat approval. The applicant's plans will be reviewed at that time for consistency with the requirements noted above. The City of Tigard. Police Department has reviewed the proposal and offered the following comments: The developer should install a sign at foot of private driveway off SW 76th identifying addresses of homes on Parcels 1, 2 and 3. Illumination of the sign is suggested. The City of Tigard Maintenance Services Division has had the opportunity to review the proposal. No comments or objections have been offered. SECTION VI. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal. Comments concur with the Building Divisions' comments noted above. NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 10 OF 12 • .410 GTE has reviewed the proposal and offered the following comments: The applicant shall provide trench/conduit for all three lots to SW 76th Avenue. Unified Sewerage Agency has reviewed the proposal. Comments they offered area as follows and have been addressed by the Engineering Department in this decision. A "Sensitive Area" exists (may exist). Developer must preserve a 25-foot corridor as described in R&) 96-44 separating the sensitive area from the impact of development. The wetland/sensitive area shall be identified on plans. The site may contain floodplain/floodway designations. Grading within the floodplain/floodway shall be done in such a manner as to preserve the flood storage and flood conveying area without affecting any upstream or downstream properties in accordance with R&O 96-44. A DSL/Corps of •Engineers permit may be required for any work in the creek or wetlands. (Please note that the City's Water Resources Overlay regulations are more restrictive for Fanno Creek both in terms of permitted activities and width of setbacks.) The USA's comments regarding Sanitary Sewer, Storm Sewer and Water Quality have been incorporated under"Street and Utility Improvement Standards", above. Portland General Electric has all had the opportunity to review the proposal. No comments or objections were provided. SECTION VII. PROCEDURE AND APPEAL INFORMATION Notice: This notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: DATE OF FILING: OCTOBER 15, 1998 THE DECISION SHALL BE FINAL ON WEDNESDAY -OCTOBER 28, 1998 UNLESS AN APPEAL IS FILED. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code that provides that a written appeal must be filed with the City Recorder within ten (10) days after notice is given and sent. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, OR 97223. • NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 11 OF 12 • • • THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON OCTOBER 28, 1998. 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. 1 )\ 141 �October 15. 1998 PREPARED BY: M. J. Roberts DATE Associate Planner _..� _ i _ �1�—L-A/ - October 15. 1998 A� �R•VED BY (- _Richard Be, ado • DATE Planning Manager i:\curpin\mjr\mlp\mlp98-10.dec • • • NOTICE OF DECISION MLP 98-0010/BOUMAN PARTITION PAGE 12 OF 12 _/ CITY of TIGARD W GEOGRAPHIC INFORMATION SYSTEM Q, Q VICINITY MAP 0 I F-I ' 0 ,, ct i, ___/-!CABLE LN 2/ >� CD Q MLP 98-0010 2 P. 1 SUBJECT Q Bouman Partition 1 . y . III PARCEL I 7_ . , . . . A U :.111111 w , ;....„„ J __, 0 ,W. N �S� i liii HR ., it • N p,... , a • 9titi O � .4(<, p 4 Sy 0/ ��P �� / A Ry q MRo ■ A 0 100 200 300 400 500 Feet , 1"=384 feet C!O 4§, G y City of Tigard ' N Information on this map is for general location only and P. 9A� I should be verified with the SW Development Services Division. • !� Tigard,OR 97223 t „ (503)639-4171 http://wAw.ci.tigard.or.us Community Development • Plot date:Sep 29, 1998;C:\magic\MAGICO2.APR II��P 9g oiO 8ot-Otti, Pat--igi\on ( • lof EXHIBIT B 2S112CD-00400 2S112CD-00700 KNAUSS HARVEY L BOUMAN DONNA L 14383 SW MCFARLAND BLVD 15940 SW 76TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S112CD-00701 2S112CD-00800 BLACKWELL JAY M&TRACI N HAVERY JOHN W MADELON 15950 SW 76TH 15970 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR_97224 2S112CD-00900 2S112CD-01000 RIVAS ERNEST ROSE HAMBACK HAROLD MILDRED 16060 SW 76TH AVE 7735 SW DURHAM RD TIGARD,OR 97223 TIGARD,OR 97223 . 2S112CD-03000 2S112CD-03100 CUNNINGHAM RONALD R&ANNE C WALTON WILLIAM TODD&MARY FRAN 7685 SW BOND 7655 SW BOND ST TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-03200 2S112CD-03300 DAVIS EDWARD L CAMERON WILLIAM L 7645 SW BOND ST 15895 SW 76TH AVE TIGARD,OR 97223 . TIGARD,OR 97224 2S112CD-03400 2S112CD-03500 LAIRD WAYNE E&TRACI L • WAGNER ERNST J 7660 SW BOND 7680 SW BOND TIGARD,OR 97223 TIGARD,OR 97224 2S112CD-03600 2S112CD-03700 LEBEDA VLASTIMIUSHARON SIMMONS BRIAN W&JENNIFER B 15607 SW HIGH PIONT DR 7720 SW BOND ST SHERWOOD,OR 97140 TIGARD,OR 97224 2S112CD-07300' 2S112CD-07400 BRANSON GREGORY L&LESLIE H . ERDMANN LENNY G&CAROL A 15838 SW 76TH AVE 15854 SW 76TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S112CD-07600 2S112CD-07700 HOWIE GEORGE E&DEBRA A SANDERS RODNEY E&KANA M 15876 SW 76TH AVE 15900 SW 76TH TIGARD,OR 97224 TIGARD,OR 97224 2S112DC-01400 2S112DC-01500 PACIFIC SANTA FE CORP CASTILE JAMES/AUDREY& 17700 SW UPPER BOONES FERRY RD#100 8100 SW DURHAM RD PORTLAND,OR 97224 TIGARD,OR 97224 ALP 9 g -W/6 out-trer) Par-Y-Won P9 O f 2.s113AB-00800 DUNCAN JOHN A AND 16055 SW 74TH AVE TiGARD,OR 97223 PETER BOUMAN 4774 OAKRIDGE ROAD LAKE OSWEGO OR 97035 • . • . 1 ell Z • PARCEL 2 r O PARTITION PLAT PARCEL 1 j �►Q�o�c Nom • • NO.. 1994-100 PARTITION PLAT NO. 1995-049 O< �4 t�tS Se '25 PARCEL 2 �y�P`.4) QP ps, G 5/B"I.R. W/YPC C��i2T ���S5k� - STAMPED LS 1841; FS OT g��M1. moms .SET IN R . S 88'43'00"E 305.85 , ‘).6'0' Q W 2�• f 205.85 R P O TRACT A� h PR/VA TE INGRESS-EGRESS AND 3 SET IN .w O N UTILITY EASEMENT, SEE NOTE 1. V v- 5,327 S.F. v ° n ^ 53.00 S 88'43.00-E °ON ENI •20 ° X32 37 Yd N 88'43'00"W 67.00 • - 55.97 p i� •W Z 3�2�„ °o ° PARCEL 3 cv Z 569 • 0 o N y 7,183 S.F. (0 p Z °v zj i-of • cn o °°h S a s W H oh .96j, SET IN R2,DOWN 1.5, IF� DEED DOG. NO. O o PARCEL =h 9 95/0 2"/.P. GUARD POST CO 97011910 `r 7,330 S.F. PARCEL 2 �,� UP 2.0,N 47'58'00 E. — O •1`O s O CI . W 4! I 11,199 S.F. O i \ yOS"Lr c• 2 b W O t .�C • Ivl �O�an4t^Cj� O4 O ZhI' ___...._OO O'\ r Qe d 1 26.4 �o in h I 4 CD .61 -----4— I } 121.74 26 43t(RI=— t t • F ■ 20 I�67.00 N 88'43'00"W 188.74 Sfr�N RZ " (` 5/8"I.R. W/YPC of STAMPED "LS 1841" SET IN R.S. DEED BK. 403, PG. 339 co O n • ' ` N O • CASE NO(Sl a CASE NAMES): xt- SITE PLAN MINOR LAND PARTITION(MLP)98-0010 . j BOUMAN PARTITION I EXHIBIT MAP I • 40 COMMUNITY NEWSPAPERS, INC. - Legal a P.O. BOX 370 PHONE(503)684-0360 Notice TT 9246 BEAVERTON,OREGON 97075 Legal Notice Advertising city of Tigard • ❑ Tearsheet Notice , " - •13125 SW Hail Blvd. z Tigard,Oregon 97223 • ❑ Duplicate Affidavit -1 Y v (loft yl : Y W c,a, . • MINOR LAND PARTITION[MLP]98-0010 Accounts Payable • >BOUMAN PARTITION< The applicant is requesting Minor Land Partition approval to divide one - (1)parcel of approximately 31,000 square feet into three(3)parcels of ap- proximately 7,200, 7,300 and 11,200 square feet respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM AFFIDAVIT OF PUBLICATION 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 units per acre. STATE OF OREGON, ) The R-12 zone allows single-family attached/detached residential units, COUNTY OF WASHINGTON, )SS' multiple-family residential units, residential care facilities,mobile home parks and subdivision,public support services,family daycare,home oc- I, Kathy Snycln r cupation, temporary use, residential fuel tank,and accessory structures, being first duly sworn, depose and say that I am the Advertising among other uses. APPLICABLE REVIEW CRITERIA: Community Director, or his principal clerk, of th: ' • - . . • , m• Development Code Chapters 18.32, 18.54, 18.162 and 18.164. a newspaper of general circulation as defined in ORS 193.010 .M- , -1---1-� j i 1-1A+ ...J J--Li la I--- , -'s�co-,=_., and 193.020; published at `1"i gar d - in the- �--i-._�__._.�_,.L}r�,�— ._... ." + i aforesaid county and state; that the ; ,�� 1 J L�__l.._.:_.... 1Aap 9J3-0010 Ronman Partition __ ''-I i�elEii j a printed copy of which is hereto annexed, was published in the, _._^,;\__...�.__L__.__�._ _."._.. -.____._ 1PAAEEI g• entire issue of said newspaper for ONE successive and —` '-$ „ ,i - , 1 ; iz consecutive in the following issues: _` - P I �=�-I- r W 1 October ].5 ,7.9 913 i !� _ !_ .i__.X11: �: T g'LL__ _.._ .1-•._ -Kat-116 ......9-4\416,3a", i , + . Subscribed and sworn to before me thisl S t-h clay n f Oc t-o !L______ °Q� , �C�J1L C.0 'CJir.� i ! x�'I L. tary Public for Oregon — °� 't.,, 9 , My Commission Expires: The adopted finding of facts, decision, and statement of conditions can be AFFIDAVIT obtained from the Planning Division,Tigard Civic Center, 13125 SW Hall Boulevard,Tigard,Oregon 97223.The decision shall be final on October 28, 1998. Any party to the decision may appeal this decision in accord- i ance with Section 18.32.290(A)and Section 18.32.340 of the Community Development Code, which provides that a written appeal may be filed 4 within ten(10)days after notice is given and sent.The deadline for filing of an appeal is 3:30 P.M.,October 28,1998. a TT9246-Publish October 15, 1998. t d pul 1 b d l xi, .ICi il` a i • • JVB66'6�i$ - 00'SZ$0 in O Adb 37aVIaV/� iii 1 if COMMUNITY NEWSPAPr P.O.BOX 370 PHONE(50, 924,6. 9 BEAVERTON,OREGON 97075 Legal Notice Advertisi • city • of Tigard ❑ Tearsh . 1 • 312 5 S1/4 Hall Blvd. • ❑ Du IIGF Tigard,Oregon 97223 p ▪ (Ubt►, : v W��,. • Accounts Payable - - - - - 3__/1, ,,,08V 000115$ i.. w�. AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) -- COUNTY OF WASHINGTON, )ss. I, Kathy Snyder being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of the ' • - _" . _ ' . " .mes a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Ti ga rd - in the aforesaid county and state; that the LiLP 98-0010 Amman Partition a printed copy of which is hereto annexed, was published in the entire issue of said newspaper for ONE successive and consecutive in the following issues: , October- 15 , 1998 110 -6 __4\112A, . • , Subscribed and sworn to before me this qt-h day of October,1998 1.., OFFICIAL SEAL j 7, . ROBIN A. BURGESS Zcih: �,tary Public for Oregon .NOTARY PUBLIC-OREGON Nrti • COMMISSION NO. 062071 My Commission Expires: MY COMMISSION EXPIRES MAY 16, 2001 1 i AFFIDAVIT , • rY.LP q?-co/O • • CO M M U N ITY NEWSPAPERS INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 9 2 4 6 BEAVERTON,OREGON 97075 Legal Notice Advertising *City of Tigard • ❑ Tearsheet Notice MINOR LAND PARTITION[MLP]98-0010 13125 SW Hall Blvd. >BOUMAN PARTITION< •Tigard,Oregon 97223 • ❑ Duplicate Affidavv The applicant is requesting Minor Land Partition approval to divide one (1)parcel of approximately 31,000 square feet into three(3)parcels of ap- • i proximately 7,200, 7,300 and 11,200 square feet respectively and a 'Accounts Payable private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 units per acre. The R-12 zone allows single-family.attached/detached residential units, multiple-family residential units, residential care facilities;mobile home . parks and subdivision, public support services,family daycare, home oc- AFFIDAVIT OF PUBLICATION cupation, temporary use, residential fuel tank,and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community STATE OF OREGON, )ss a Development Code Chapters 18.32, 18.54, 18.162 and 18.164. COUNTY OF WASHINGTON, ) .ate"! ', 1.�.!-•k ice [..._,-. ._ I Fir ■i, Kathy Snyder -4:717-- _ being first duly sworn, depose and say that I am the Advertising i .r_, Director, or his principal clerk, of theTi gard-Tna 1 at in 1Times = I a newspaper of general circulation as defined in.ORS 193.010 ) ;' - i I i< and 193.020; published at Tigard in the —_^�-L_.-�—L—___�_ .._.... ______ SJBJFO aforesaid nun and state; that the ' ---- . PARR ' a M1;P-9 8-0 t - '4,„:. u - s • 11 -- i _ i 1 W �- P �a printed copy of which is hereto annexed, was published in the —y$- L � � IW—T"~l`-/ .� ' W:----1.- ! i • entire issue of said newspaper for ONE - successive and. r 1_ r__IL__l.1__._1 i consecutive in the following issues: �� - \\\ !`--� j• October 15 .1998 . :� 1 1 I r---- ..Sw ."i' 'o k'cdL,i. Il !rttr - I. , 4r+ 1 spsY'� I IL. . .Subscribed and sworn to fore me thisl 5th day of October,1S.' —- 4�°�' �^ The adopted finding of facts,decision, and statement f conditions can be [� obtained from the Planning Division,Tigard Civic Center, 13125 SW Hall Nota ublic for Oregon Boulevard,Tigard,Oregon 97223.The decision shall be final on October 28; 1998. Any party to the decision may appeal this decision in accord- My Commission Expires: j ance with Section 18.32.290(A)and Section 18.32.340 of the Community Development Code, which provides that a written appeal may be filed AFFIDAVIT i within ten (10)days after notice is given and sent.The deadline for filing of an appeal is 3:30 P.M.,October 28,1998. T1'9246-Publish October 15, 1998. kj > 4 .. ,w=MOW/IL , /;419,0'4F 3 1 V d l 3 H S 66'6�i$ - OOO'SZ$ V8 NO Add 319VI IVA • Of s9 0 , , COMMUNITY'NEWSPAPERS, i P.O. BOX 370 PHONE(503)684-0360 • BEAVERTON,OREGON 97075 Legal Notice Advertising , 3A08V ONV OOO'OS$ •City of Tigard • ❑ Tearsheet NoticelV8 NO 4AdV 318VIaVf 13125 SW Hall Blvd. •Tigard,Oregon 97223 • ❑ Duplicate Affidavli •Accounts Payable • ` • AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )ss. I, Kathy Snyder being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of theTigarrl—Thal ati n Times • a newspaper of general circulation as defined in.ORS 193.010 and 193.020; published at Tigard in the aforesaid • ' and state; that the —M-L-- • 8-01 _: :ouman Partition ` P a prin e• copy of which is hereto annexed, was published in the ' entire issue of said newspaper for ONE - successive and consecutive in the following issues: October 15 ,1998 Subscribed and sworn to fore me thisl5th day of nrtober,1998 `G>� . 4 `ate,, OFFICIAL SEAL rTrf ' ROBIN A. BURGESS Not ublic for Oregon `R,?"�' `NOTARY PUBLIC OREGON lr COMMISSION NO. 062071 My Commission Expires: MY COMMISSION EXPIRES MAY 16, 2001 AFFIDAVIT y/I/ U r i > n9-AA-e.0 -� ,e/, V�ri�- . nQYGi/'L . / - i/� / I . J • • A REQUEST FOR COMMENTS C.OF TIIGARD Community(Development Shaping Better Community DATE: September 25,1998 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner(x3151 Phone:15031639-4171 Fait 150316841291 RE: MINOR LAND PARTITION[MLP)98-0010 ➢ BOUMAN PARTITION < The applicant is requesting Minor Land Partition approval to divide one (1) parcel of approximately 31,000 square feet into three (3) parcels of approximately 7,300, 7,300 and 11,200 square feet each respectively and a private accessway. LOCATION: 15940 SW 76th Avenue; WCTM 2S112CD, Tax Lot 00700. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zone allows single-family attached/detached residential units, multiple-family residential units, residential care facilities, mobile home parks and subdivision, public support services, family daycare, home occupation, temporary use, residential fuel tank and accessory structures, among other uses. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.54, 18.162 and 18.164. Attached is the Site Plan,Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: (MONDAY - OCTOBER 5,19981. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact • of our office. _ Please refer to the enclosed letter. Written comments provided below: v � (Please provide the following information)Name of Persons)Commenting: l Phone Number(s): MLP 98-0010 BOUMAN PARTITION PROPOSAL/REQUEST FOR COMMENTS SREQUEST FOR COMMENTS • NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS cRaeivcitinsirninV;ff a �;tgla titiiE INYO LYEMENRLAAS ' Irjaaf.�Y S --- iii ►irlY a/ a.; FILE NO[S : A4 ct-c c o FILE NAMEESI: 'T Ttc5N1 `�.�:1. '�,s�'t'aro" .n;^s§±:' X;%x Q ;�. ,-u': v •�_•�._ a.: �• 4 a!;.;�.„ .�yy�,� -w ,,.�„�u:Y':.s•. a „_ p'vefiS•'�W. 3.:C y;C}syi'� "'�'),�� -:n�,-i rtk `>, >l :v;Y J y ., X'".n i i' .;w,x+�rti.�.'diV!i'e,y Y;.C?i.w?t`.:�,.- �-'"� _ADVANCED PLANNING/Nadine Smith,Funning Supervisor COMMUNITY DVLPMNT.DEPTJo. .wv.svc..Technicians -"POLICE DEPTJJim Wolf,C,rrn.Prevention Officer BUILDING DIVJDavid Scott,Building onw s NGINEERING DEPTJBrian Rager,tMpmra.Review.Engineer .1 NATER DEPTJMichael Miller,op.man.M.nug., _CITY ADMINISTRATION/Cathy Wheatley,csy Record. PERATIONS DEPTJJohn Roy,Property•.4.9. _OTHER . fi/. e z,'✓=:." '-""b-..t z7'X;'4X '.,:"-i:.f�:,: >%sib��a-:.:.'Y-, s�q;f;,.:.:b, �; ;:'2 sy ,;:y,:i",Y�.r..<^; �r, .ii-+tea .#, � .„, r s,, 4'S. z.. r PEYYY CTS ,���. 1 0 v^.' :!-;,-a VA.giit,v....v"F4' :» -c"�; tx:.§_ .« ,u"k. .�., ,.. -.;.a? <..2t,,u - i ,,.r ..$cn.:9r.G..'"�:s�.iti;: :,.-: � tv ws:: Y,s�` �''::s'ygi<..,� _TUAL HILLS PARK&REC.DIST.O TUALATIN VALLEY FIRE&RESCUE* TUALATIN VALLEY WATER DISTRICT* UNIFIED SWRGE.AGENCY* Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up ' pic k-upb ox) Beaverton,OR 97075 Hillsboro,OR 97124 . 37 F c'$ t `I / » : ■ CAL , NDZSTAM RpIli fill , s AT IUdIN ? —CITY OF BEAVERTON* —CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE • Mike Matteucci,Neighbrhtl.Camel PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _OR.PUB.UTIUTIES COMM. _METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE • _CITY OF DURHAM* 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _Paulette Allen,Growth Management coormnatce _OR.DEPT.OF LAND CONSERV.&DVLP_333 SW First Avenue _M I Huie,GreenepacesCorrrflnefor(CPA'a20A'$) 1175 Court Street,NE PO Box 2946 —CITY OF KING CITY* Salem,OR 97310-0590 Portland,OR 97208-2946 City Manager _METRO AREA BOUNDARY COMMISSION 15300 SW 116th Avenue 800 NE Oregon Street _OREGON DEPT.OF TRANS.(ODOT) _WASHINGTON COUNTY* King City,OR 97224 Building#16,Suite 540 Aeronautics Division Dept.of Land Use&Trans. Portland,OR 97232-2109 Tom Highland,Planning 155 N.First Avenue _CITY OF LAKE OSWEGO* 3040 25th Street,SE Suite 350,MS 13 Planning Director _OR.DEPT.OF ENERGY Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Bonneville Power Administration • Lake Oswego,OR 97034 Routing TTRC-Attn: Renae Ferrera _ODOT,REGION 1 O _ Brent Curtis(CPA's) PO Box 3621 Sonya Kazan,wiprm.Rev.Coord. ' _ Scott King(CPA's) _CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders — Mike Borreson(near) David Knowles,Planning Bureau Do-. Portland,OR 97209-4037 _ Jim Tice(IGA's) Portland Building 106,Rm.1002 OREGON,DEPT.OF ENVIRON.QUALITY _ Tom Ham/(ua.em w s.) .App 1120 SW Fifth Avenue 811 SW Sixth Avenue _ODOT,REGION 1-DISTRICT 2A* _ Phil Healy(current w.Anna) Portland,OR 97204 Portland,OR 97204 Jane Estes,Permit Specialist _ Sr.Cartographer(CPA2cA'Ms 14) PO Box 25412 Portland,OR 97298-0412 "';a;y�:wl��`--.'.,3;fm..,.p�;.,; ,� .�_ ..,�,,�..�.,,�. .�.� Y - �'� aa�s��,�,::�., Vas:- �'�. .s.Y �.>�a5'�<n X1.1 AIT.:` z . ��� ° ';1 tior PDOYI�EDSAND?SPEearl6ElIPos�1 x cwaree` •,.- ' :,<s.u(�ra+' t �r;t.C,rSG�.�'�e.+�''mod':.vas-�,�,...., , ..' .�"X.r'X:`sq.�:<._,. _BURLINGTON NORTHERN/ • SANTA FE R/R _METRO AREA COMMUNICATIONS _PORTLAND GENERAL ELECTRIC _TCI CABLEVISION OF OR. Reed Fay,Division Superintendent Jason Hewitt Brian Moore,Svc.Design Consultant Linda Peterson 1313 W. 11th Street Twin.Oaks Technology Center 9480 SW Boeckman Road 3500 SW Bond Street Vancouver,WA 98660-3000 1815 NW 169th Place,S-6020 Wilsonville,OR 97070 Portland,OR 97201 Beaverton,OR 97006-4886 —COLUMBIA CABLE COMPANY —PORTLAND WESTERN R/R —TRI-MET TRANSIT DVLPMT. Craig Eyestone _NW NATURAL GAS COMPANY Steve Myhr,Region Manager Michael Kiser,Project Planner 14200 SW Brigadoon Court Scott Palmer Catellus Property Management 710 NE Holladay Street Beaverton,OR 97005 220 NW Second Avenue 999 Third Avenue,Suite 2120 Portland,OR 97232 Portland,OR 97209-3991 Seattle,WA 98104-4037 _GENERAL TELEPHONE Elaine Self,Engineering _OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS.CO.R/R _US WEST COMMUNICATION MC: ORO3O546 (Burlington NortheMSanta Fe FUR Predassor) Clifford C.Cabe,Construction Engineer Lori Domey,Engineering Dept. Tigard,OR 97281-3416 - Reed Fay,Division Superintendent 5424 SE McLoughlin Boulevard 421 SW Oak Street,Rm. 110 1313 W.11th Street • Portland,OR 97232 Portland,OR 97204 Vancouver,WA 98660-3000 * -MOSCOW AUTOMATIC MOfl/ICA170N If WITHIN 310.Of INS SUMJSCT 11110IiitlA/OA ANY/ALL CITY PIOJSCVs. 0110I11CT mamma IS ITSDOJISIJU/rob/NOICAtfI/IC NUMBS TO NOW T/ hApattymastersWenotice.mst 18-Jan-98 INFONET Map Page 1 of 1 On Click (... Zoom In r Zoom Out r Pan r Identify Taxlot I CSI C � y:-;-^�±v_TC?--:?y '-.\.y t� Taxlots 1 _",,,,Y Environment` �, Streets-,,- ::t ,1a ,n :-;,. E �.. =S:P-1ann ng. , . ; ,: _*;,> F Street Names 11111 _ 1 ,..,, y ` ° �Jt,' 4 . t Distr ct'ssq•.,,;. 4 ,. r Flood Plain , ill O oyg.,-;.�;,,,mo. .:, n . :. 4.;�$<.Emergency„-L 4d 1 11111 1111111111111� f.777--7477° 7 7 .. 7$.:*",..4-4.71 Plan Desig. ., Tran`sport4‘7- I1I1I111�' fs.:Xi-:s .x a,. :d.,�,t;'t:.,,, .+•:;.fir r Fire Dist Iii›- il11 - General. ` ���!''• r . E UGB r School Dist. o ,_ . , r Cities a r Contours �. (0 fir_ rr �: #• r Shaded Relief :T r Air Photos — I ,./ 4 :Zfr 0 r USGS - Quad Re fire sh tMap,„#,,:ii pr County ;pw _V ; • _/ � CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM NOTIFICATION AREA MAP LLI 2S112DC01500 Q 0 0 MLP 98-0010 �// 2Sn2CD00400 J SUBJECT w 2S11, IIi200 PARCEL Bowman Partition -S112CD I I I C�0381I12CD07300 2S112CD03�8o 112CD0 ' I 0 2S1120001400 2S112CD03100 I 25112CD0 00 2 W 2S112CD03600 'f;12CD01400 1• Q `1 'All 1` I 2S1 2CD01ti a& `� 2S112CD01000 T -V 2S112CD00800 �� 0 A • ■ 2S113AB00800 N 12CD00' 10 �w //,� 0 100 200 300 400 � Y C CO 1"=384 feet C,) ��F / ,A. Sp _ e City of Tigard -!/ �O�/////���� w t"' Information on this map is for general location only and /\J� -\ should be verified with the Development Services Division. 1 Ai� 13125 ir,OR 97223 Tigard,OR 97223 in (503)639-4171 http://www.ci.tigard.or.us Community Development Plot date:Sep 29, 1998;C:\magic\MAGICO2.APR • LAND PARTITION APPLICATION - ,�,�r, 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 CITY OF TIGARD GENERAL INFORMATION PRE-APP. HELD WITH: DATE OF PRE-APP.: Property Address/Location(s): l S S'411 C-kGAZ_z_4 FOR STAFF USE ONLY : • Tax Map &Tax Lot#(s): Z 5 1 1-1 A Case No.(s) v /n Site Size: " .(„,, k-3(, Other Case No.(s): Property Owner/Deed Holder(s)': r44■1A sv cos Receipt No. g.:7:7742: : j fr.( :': .• Address: A ,4 D4. r(� Phone: CJ -4143 Application Accepted City: Zip. Date: (3 �--65 APP � �t': �.t\ c.).M Date Determined TO:Be C Address: IA114 C\,4 V-2--A [ Phone: �z s- 3a'(4�c� City: LA+-V- C s<C),tMer.—!l Zip: Q t (a'� Comp Plan/Zone Designation: •When the owner and the applicant are different people, the applicant CIT CT • must be the ea '::.'�:�:>`_`:>`' <: :r:>;:: ,<_:::'>; >::�: _:'�<`�.. purchaser of record or a lessee in possession with written :authorization from the owner or an agent of the owner with written Recording Date and Number: authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with this application. Rev.8/28/96 l:carpi+ 11astersuandpartdoe PROPOSAL SUMMARY The owners of record of the subject property request permission to allow a Land Partition to A REQUIRED SUBMITTAL ELEMENTS divide toy \3(, into i (total area) (#of arcels) containing ) 1}ZefO and 9.7.4M4 13Q0° 1 Application Elements Submitted: (sq. ft. or acres) (sq. ft or acres) p Application Form is' Owner's Signature/Written Authorization (provide any additional information here) Q Title Transfer Instrument or Deed M ‘__P3 57-0b1 a Site/Plot Plan (#of copies based on pre-app check list) ' A e 4 -t 2-1 a- . 1:I/ Site/Plot Plan (reduced 81/2"X 11") D Applicants Statement (#of copies based on pre-app check list) 0' Filing Fee$780.00 1 • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: 0 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 po 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 prop EM • 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 ad day of , 19 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 • .197 CITY OF TIGARD • OREGON September 24, 1998 Mr. Peter Bouman 4774 Oakridge Road Lake Oswego, OR 97035 • Re: Notice of Complete Application Submittal Dear Mr. Bouman: This letter is to inform you that your application for a Minor Land Partition (City file reference: MLP 98-0010) is considered complete and has been accepted by the Planning Division. If you have any questions concerning this information, please feel free to contact me at (503) 639-4171. Sincerely, OP • mob- M. J. Roberts Associate Planner is\curpin\mjr\m1p98-10.cmp c: MLP 98-0010 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • • Peter Bauman 4774 Oakridge Rd. Lake Oswego, OR 97035 503-625-3000 Brian Rager et al City of Tigard Planning Dept. August 12, 1998 Dear Brian, I have enclosed with this letter all of the required submittal elements for the re- evaluation of M.L.P. application 95-0018. This is a Minor Land Partition that has been under way in the city, and as per our conversation at the counter the other day, is nearly complete with preliminary plat and engineering already submitted and waiting for city review. We are disappointed with the city's requirement to re-submit to a complete M.L.P. process, especially after being assured on more than one occasion by City staff, in recent weeks, that there should not be a problem with our expiration date because we were so close to finished, and in view of the fact that the filing fee for a M.L.P in Tigard has escalated 330% from the time of the original application. Inasmuch as it is our desire to complete the M.L.P.., I have enclosed all required items with the completed application form and the 5780.00 filing fee. We would appreciate whatever the City is willing to do to expedite this nearly completed development. Thank you, t • • To: City of Tigard Planning Dept. From: Peter Bouman 15940 S.W. 76th. Tigard, OR. 97224 Re.: Proposed minor land partition Aug. 1, 1995 It is our intention to apply for a M.L.P. for the purpose of creating two new buildable lots in addition to a third lot remaining with the existing house at 15940 S.W. 76th., Tigard. The house currently sits on 0.60 acres (26,136 sq. ft.) in an R-12 zone,map # 2S 1 13AB, lot 700. The two new lots would be approx. 7000 sq. ft. each, leaving approx.12,000 sq. ft. with the existing house. Some of the questions that we would like to resolve at this point are as follows: I) What , if any, street and driveway improvements would be required ? 2} Are there any potential proximity problems with Fanno creek. Would an environmental survey be necessary? 3} Sewer and storm run-off specifications ? 4} Does existing house incur traffic impact or sewer connection fees ? 5) Can existing utility easements remain ? Thank you, TRANSNATION TITLINSURANCE COMPANY • TRANSNATION TITLE INSURANCE COMPANY 10135 SE Sunnyside Road Ste 120 Clackamas . OR 97015 Transnati®n (503) 654-0441 FAX (503) 654-0898 Peter Bouman 4774 Oakridge Lake Oswego, OR 97035 icc Order No. : 4422633SS July 27, 1998 RE : BOUMAN, Donna 15940 SW 76th Avenue In connection with the above matter, we are enclosing herewith the following: Subdivision Guarantee We are pleased to have the opportunity to be of service . • TRANSNATION TITLE INSURANCE COMPANY TRANSNATION TITLE INSURANCE COMPANY 10135 SE Sunnyside Road Ste 120 Clackamas. OR 97015 (503) 654-0441 FAX (503) 654-0898 Transnation Peter Bouman 4774 Oakridge Lake Oswego, OR 97035 2cc 02-41-01/Kathy Roberts DATED : July 20, 1998 • ORDER NUMBER :. 4422633SS TITLE OFFICER : Shirley Scott SUBDIVISION GUARANTEE Transnation Title Insurance Company GUARANTEES The Oregon Real Estate Commissioner, and any County or City within which said subdivision or proposed subdivision is located: That, according to the public records which impart constructive notice of matters affecting title to the premises hereinafter referred to, we find that effective as of July 9, 1998, the last deed of record runs to: DONNA L. BOUMAN. We also find the following apparent encumbrances, which include "Blanket f Encumbrances" as defined by ORS 92.305(a) , and also easements, restrictive covenants and rights of way prior to the effective date hereof: 1. City liens, if any, of the City of Tigard. (An inquiry has been sent concerning the status of liens and a report will follow if any liens are found. ) 2. Regulations , including the power to acquire rights of ways and easements , and to levy assessments of the Unified Sewerage Agency. 3. An easement created by instrument, including the terms and provisions thereof. Dated : March 31 , 1981 Recorded : June 19, 1981 Recorder's Fee No. : 81021184 In favor of : Portland General Electric Co. For : Underground distribution line Location : 6 feet in width, Please see recorded document for exact location 4. Restrictive covenants, including the terms and provisions thereof, to waive right of remonstrance, Recorded : November 4, 1985 Recorder's Fee No. : 85044011 For : Street improvements • • • 5. An easement created by instrument, including the terms and provisions thereof, Recorded : January 2, 1986 Recorder's Fee No. : 8600449 In favor of : Owners of Lot 1. DURHAM ACRES For : Utilities Location : Southerly 10 feet of Parcel II 6. Trust Deed, including the terms and provisions thereof, $154,000.00 Amount : September 1, 1995 Recorded : September 7, 1995 Recorder's Fee No : 95063029 Trustor : Donna L. Bouman. an unmarried woman Trustee : Stewart Title Beneficiary : North American Mortgage Company Loan No. : 497717-732 Affects additional property 7. Trust Deed, including the terms and provisions thereof. Amount : $12,000.00 Dated : March 1, 1996 Recorded : March 11. 1996 Recorder's Fee No : 96020965 Trustor : Donna L. Bouman Trustee : U.S. Bank of Washington. National Association Beneficiary : United States National Bank of Oregon Affects additional property NOTE 1: Taxes paid in full for the year 1997-98 Total Amount : $2.169.92 Levy Code : 023.74 Account No. : 2S1 12CD 00700 Map No. : 512216 We have also searched our General Index for judgments and state and federal tax liens against the grantees named above and find: NONE The premises are described as follows: Beginning at the Northeast corner of Lot 1 . DURHAM ACRES plat; thence along the East line of said Lot 7 . 27' the Northeasttcorner angle point: thence South 27° 48' 07 conveyed to Wayne Edward and wife, by Deed recorded March 28. 1958 in Deed Book 403. Page 339; thence along the North line of last said deed North 88° 43" 00" West 188.74 feet; thence North 01° 17' 00" East 109.40 feet: thence North 88° 43' 00" West 53.00 feet; thence South 69° 31' 20" West 32.37 feet to the Easterly 25 foot right-of-way line of SW 76th Avenue, as described in Dedication Deed recording No. 85-044010: thence along last said line North 01° 34' 08" East 37.00 feet to the North line of said Lot 1 : thence along the North line of Lot 1 . South 88° 43' 00" East 305.85 feet to the point of beginning. REMARKS: Sunnyside Branch By Attn: Shirley Scott/jm 02-41-04 July 20. 1998 2 4422633SS a• .3.c. .- 1. I. -"1:71, ' 7100 .4,7,;4 27 2a.Ec.Ja �" ev, I •I , .., „,...) • F- 4 330.50 330.50 1 • 2400 2500 / 2600 2700 2800 2900 3000 3100 3200_ 9 N 1'I '^. w, A 0 5 °1 6 i P 8 �; 9 ,; 10 ,; I I 12 m T e°20 3z 1 Im °, o. m °. ,r m x;.4- s it i J !3396 io \�12 50 50.99 'SS 145.12,,668 •� g785 N7600 - 7700 ' . �+ j 50.19 50.19 o 0 0 .0 It 7300 .32AC. Q .86AC. -•-6 '4"' 224C. o�� °o ■ N 0 BOND STREET tN. f° I `' "a •=27. 9th h p 1 2 O ry 0 5.17 50.19 7?SZ ll 49 49 48.95 40 43 40\. 95• �v Z 0 45.17 17.941- o-1144 :00 4100 4000 3900 3800 '3700 .3600 3500 3400 13300 74 00 ' R r , r 0 m CO m J J J - /I r " 19 a I8 I7 = I6 15 14 I3 0 44.7. /a.oc. :i Nn f x_20 21 20 - - - — - - m � .;� m 0 _ }� .2 P A : R A INITIAL I� h POINT 95• 75' 1f, PS. 45 • 50 50 49 49 48.95 40 45 50 +O rr". rr 305 9 f �i�ii Yisl-e.d ..�,js -sus = •�j + r4.v�s�..� 97 330.97 588°43'00•E • I n f { 31 _ _ _ / r"' • },% s3' 700 � 20 is - 1 .7/AC. °/ I •e 0I 701 ° I iD 5 v- ti I ' - e3ss ' saw' . • 1 14- N N c �I 1 o 2 �, i4 AC. O ) i N 1• V.. �! m IN!T(AL POINT /4J I a L °n 233.40 • DURHAM ACRrt s 3 r _� NVhQi �� )67. I 900 g m ' SEE M fcc sr s 4 2S 1 1_ �.rR'4.0 4S�kr, 0 �, 3 ti too V 4�„�f 40 le; S. s?S Ory .e „ .00. 4 U3 SEE MAP �r�Qr h" r2S I 13BA 40 �` S s0 8 x • - Thb si acti.ii provided,wimui*chops,for your inleaa.tion.It is not in ended to show ail maim Misled hill ` : 14. . . propwtr including,but not Milted to.ar.s,dimensions.easements.i��orlooJ-- of boimtlrf...It . .;.< is not apond,nor does*modify,any report orpoiicytowhich R is attached.TN ComperryasatinisNO LIABILITY w for any matter related to this sketch. Reference should be made to an acanthi survey for further information. • • - December 4, 1995 �— -"^ SRI/SHAPIRO Peter Bouman I 1688 Sunset Avenue West Linn, Oregon 97068 Re: Wetland Determination on an Approximately 0.84-acre Development Property Located East of S.W. 76th Avenue in Tigard, Oregon (SRI/SHAPIRO Project #7955198) Dear Peter: This letter is in reference to the determination of wetlands on an approximately 0.84-acre development property located east of S.W. 76th Avenue and north of S.W. Durham Road in Tigard, Oregon (Figure 1). SRI/SHAPIRO, Inc. was hired by you to determine potentially jurisdictional wetlands on the site and within an area 25 feet beyond the property boundary; the site is proposed for a partitioning into 4 residential lots. As part of the partitioning process, the City of Tigard requires that a wetland determination be conducted and any wetlands found on the property be delineated. In addition, the city requires a determination of wetlands on adjacent property and an assessment made to ascertain if the 25-foot protection buffer surrounding off-site wetlands includes part of the property proposed for partitioning. A wetland is defined as containing three criteria: a dominance of hydrophytic vegetation, hydric soil conditions, and wetland hydrology. • The project site is located on an old terrace west of Fanno Creek. The topography of the site is flat. East of the site is a narrow, flat terrace between two steep slopes to the flat floodplain of Fanno Creek. Two houses are located on the site. Fremont II Two soil types, Hillsboro silt loam, 3-7 % slopes (mapping unit 21B) and 1650 N.W. Front Ave. Xerochrepts and Haploxerolls, very steep (mapping unit 46F) have been mapped by the USDA Soil Conservation Service (USDA SCS, 1972) as Suite 302 occurring on the project site. One soil type, Chehalis silty clay loam, occasional overflow (mapping unit 9) has been mapped by the SCS_(1972) as occurring on the floodplain east of the project site. None of the soils has Portland, OR 97209 been listed as hydric by the SCS (1989). The soils in the flat, Fanno Creek floodplain, east of the site, exhibited wetland characteristics. Telephone: Soils sampled on the site are primarily comprised of silt loam. Soils 503.274.9000 sampled on the floodplain east of the site are composed of silty clay loam and sandy gravel. Soil colors range from very dark grayish brown and Facsimile: 503.274.0123 41/ • w • • brown (10YR 3/2, 4/3) on the site and dark grayish brown (10YR 4/2) in the floodplain east of the site. Mottling was apparent at the sample site in the floodplain. Vegetation on the site is dominated by lawn grasses and ornamental shrubs. East of the site the narrow terrace and slope are dominated by bigleaf maple (Acer macrophyllum) and western red cedar (Thuja plicata)(FAC). Red alder (Alnus rubra) and black cottonwood (Populus trichocarpa) dominate the floodplain. The understory off-site on the slope is sparse, but where present is dominated by spreading bentgrass (Agrostis stolonifera), youth-on- age (Tolmiea menziesii), and nipplewort (Lapsana communis). In the floodplain wetland area, red-osier dogwood (Corpus stolonifera) dominates the shrub layer, while reed canary grass (Phalaris arundinacea) and climbing nightshade (Solanum dulcamara) dominate the herbaceous layer. Himalayan blackberry (Rubus discolor) is common in many areas east of the site. The U.S. Fish and Wildlife Service, as part of the National Wetland Inventory (NWI) program, has not mapped wetland within the project site (USFWS, 1988). Fanno Creek is mapped as having a narrow associated forested (PFO1Y) wetland. The NWI maps were generated primarily on the basis of interpretation of color infrared aerial photographs (scale of 1:58,000), with selected "ground truthing" only conducted to confirm the interpretations. This mapping is consistent with SRI/SHAPIRO's field investigation. However, SRI/SHAPIRO's field investigation suggests that the wetland is wider along the creek than the NWI mapping. Potentially jurisdictional wetlands were not found on the site and no potentially jurisdictional wetlands were found within 25 feet of the site boundaries. However, potentially jurisdictional wetland was found approximately 85-95 feet east of the site within the floodplain of Fanno Creek (Figure 2). The developable lots created by the proposed plot partitioning are outside the City of Tigard's 25-foot buffer requirement from wetland areas east of the site. Approximate wetland boundaries were roughly measured and mapped, but were not surveyed. The wetland receives groundwater and surface water from flood water overflow from Fanno Creek. This floodplain area contained all three required wetland criteria, and is potentially jurisdictional wetland. Data sheets are available upon request. Please contact me if you have any questions regarding this project. • Sincerely, C2?„-- Dan Cary Wetland Scientist • Y 4 • -- --- - 0 D Lil-'..----.85 FEET 1 ) . 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I ■..v_.i -.. __ PART! , • • RECORL A Ri DURHAM OF : CITY OF 7 N , 1 ... 25 , PARCEL 2 �O G PARTITION PLAT PARCEL 1 � � �P��`'\� NO.. 1994-100 PARTITION PLAT NO. 1995-049 ' J' /'9� GSG�Q FP PARCEL 2 X3 .-coo .o �Q p�Q� p,( 5/8" I.R. w/YPC C' # \ �� 5� STAMPED LS 1841", ��`r OT \$��'L�• SET IN R3. S 88'43'00"E 305.85 ? h.c ' 0 • 1" = 30' `'• 0 f• C/ SCALE. 205.85 + o ET i, R2 O O TRACT "A '� Nom---UTILITY EASEMENT,ESEE NOTE D1 5 tci 5,32 7 S.F. cN °o ; ) N 53.00 S 88'43'00T N 20 0 X32.3?2o" N 884300"W . 67.00 • 55.97 o o PARCEL 3 w 56g"3� t oo c.; to 7, 183 S.F. Q o o � • 11u oW . con 9sj, . SET IN R2, DOWN 1.5, �+1 9j 70,, 2" I.P. GUARD POST ITS. DEED DOC. NO. o o PARCEL 1 =� 9s F • �� UP 2.0, N 47.58•oo`E, 0.67 CO 97011910 7,330 S.F. ��` •� o; .w PARCEL • -..2 - c�, • I c� w W °j .�, 11,.199, S.F: ��O' 6. p h. ( F Vi . Et N fc p\N. - - NO TES: :_=, i,� ��``F` �' z o° �In :r �`')• ,�� 1. 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This plat is Tigard case. file a- C LEGEND NARRATIVE o = 5/8" X 30" Iron Rod with yellow plastic • CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES ;�yr • • RESIDENTIAL CITY OF TIGAR: OREGON DATE: � ` t, STAFF: W// I)\yob-R 4 APPLICANT: �\t1� �C��,�Mt-t■ AGENT: Phone: ( Phone: (. 1 PROPERTY LOCATION ADDRESS: I fr5°I`40 - ) TAX MAPITAX LOT: — • 13 " NECESSARY APPLICATION(S): JVI l Jti2 4A/.) 7.4 'TA1CL 1J /LO��[Ne J i'1 ) 7tfC i7i ✓F A Jb �Ev1EL✓ PROPOSAL DESCRIPTION: Ai' U^`'a�7 T�� � � L� t�,4�-T171G.-ti IG i lv�G COMPREHENSIVE PLAN DESIGNATION: JN �I'JM ZONING DESIGNATION: 1�-, pl CITIZEN INVOLVEMENT FACILITATOR: TEAM AREA: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: .3°50 sq. ft. 1, Average lot width: N.4 ft. Maximum building height: 35 ft. Setbacks: front /5 ft. side 5 f rear /5 ft. garage a0 ft. corner A-/4 ft. from street Maximum site coverage: So. % Minimum landscaped or natural vegetation area: c % 4 1c , I c>E R .� F ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minimum lot frontage: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition mu have a minimum of 15 feet of frontage or have a minimum 15 foot wide access easement. The depth of all lots shall not exceed 2% times the average width, unless the parcel is less than 1'/2 times the minimum lot size : the applicable zoning district. (Refer to Code Section 18.164.060 Lots) CITY OF TIGARD Pre-Application Conference Notes Page 1 of 7 Residential AgviononiPlairgrog Decat ent Section SPECIAL,SETBACKS • Streets: t from the centerline of • • Established areas: feet from • Lower intensity zones: feet, along the site's boundary. 6e==.? • Flag lot: 10 foot side yard setback. • Zero lot line lots: minimum 10 foot separation between buildings. • Multi-family residential buiiding separation: (Refer to Code Section 18.96.030) Accessory structures up to 528 square feet in size may be permitted on lots less than 2.5 acres in size - 5 foot minimum setbz from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size (See applicable zoning district setbacks for primary structures.) BUILDING HEIGHT PROVISIONS • Maximum height of 30 feet in R•1, R-2, R•3.5 and R-4.5 zones. ,_.�• Maximum height of 35 feet in R-7 and R-12 zones. • Maximum height of 45 feet in the R-25 zone. • Maximum height of 60 feet in the R-40 zone. FLAG LOT BUILDING HEIGHT PROVISIONS 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 zor provided that the standards of Code Section 18.98.030(B) are met. RESIDENTIAL DENSITY CALCULATION The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable land by t minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development ar: is calculated by subtracting the following land areas) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain. b. Slopes exceeding 25%. c. Drainageways. 2. Land dedicated for park purposes. 3. Public right-of-way dedication. 4. All land to be provided for private streets (includes accessways through parking areas). (Refer to Code Section 18.92) BLOCKS When block lengths greater than 600 feet are permitted, pedestrianibikeways shall be provided through the block. (Refer to Code Section 18.164.040) RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been developed c sensitive lands areas listed in (1.) above which may be appiied to the developable portion of the site. (Refer to Code Section 18.92.030). It is the responsibility of the applicant for a residential development application to provide a detailed calculation for both the permits: residential density and the requested density transfer. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 7 Ruidannal.lppiicanan PIarvYnQ 0,car' nt section RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housiWdensity in a zoning district, any property wilt 100 feet of a designated established area s: not be developed at a density greater than 125 percent of the maximum Comprehensive Plan designation (not zoning) of the adjac: parcel. Transition area applies to any property which is a designated established area. The subject property is designated as area. The subject property is adjoined by establishedldevelooinoiareas to the north, south, east and WE FUTURE STREET PLAN AND EXTENSION OF STREETS 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show pattern of existing and proposed future streets from the boundaries of the proposed land division and shall inclk boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacE to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilit on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to t boundary lines of the tract to be developed. (Refer to Code Section 18.164.030) RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS All subdivisions and minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. Existing road or lotting pattern. d. Public easement or right-of-way: 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE.NOTE: Maos and text are required which are sufficient to show that the deveiopment complies with the solar desion standard or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: • CITY OF TIGARD Pre-Application Conference Notes Page 3 of 7 Res:a nti&AconcauonrP.arcung 3eoarunent Serum The north-south lot di ion and front lot line orientation of each pr ed lot. 2. Protected solar buildincias and relevant building site restrictions, if IliPicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 f tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the followinc a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize t following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the no: property line. 2. Performance Options • There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's soi. wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. Please contact the Building Division for further information regarding the Protected Solar Building Line and Performance Options relating to building height and construction. PARKING AND ACCESS All parking areas and driveways must be paved. ----�• Single family: Requires 2 off-street parking spaces per dwelling unit. • Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. Requires 2 parking spaces per unit for 1+ bedrooms. Multi-family dwelling units with more than 10 r • ed spaces shall provide parking for the use of guests and shall consist of 15 of the total required parking. (Refer t e Section 18.106.030) No more than 40% of required spaces may be designated�ndlor dimensioned as compact spaces. Parking stalls shall be dimension as follows: • Standard parking spac imensions: 8 ft. 8 inches X 18 ft. • Compact parking s ce dimensions: 8 ft. X 15 ft. • Handicapped parking: All p mg areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of dis ed person parking spaces to be provided, as well as the parking stall dimensions, a - mandated by the Americans with Disabili • s Act (ADA). A handout is available upon request. A handicapped parking space symb shall be painted on the parking space urface and an appropriate sign shall be posted. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 7 Residential AppicanoNPlwanq Department Section ,Bicycle racks are required for family, commercial and industrial developmeak Bicycle racks shall be located in areas prom. from automobile traffic and iniiirvenient locations. Bicycle parking spaces sW be provided on the basis of one space for e 15 required vehicular parking spaces. Minimum number of accesses: Minimum access width: :�5 Maximum access width: Minimum pavement width: �C REQUIRED WALKWAY LOCATION Within all attached housing (except ten oily dwellings) and multi-family developments, each residential dwelling shall be connec by walkway to the vehicular p g area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at roadldriveway, roadlraiiroad, road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. (Refer to Code Section 18.102) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developmer especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer an are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetati: fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Commun Development Code. (Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along 1- RW)Eu>A J —STREET TREES Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 1( feet in length. Street trees must be placed either within the public right-of-way or on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grad Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturit Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetatit canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas fro! view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed informatic on design requirements for parking areas and accesses. (Refer to Code Chapters 18.100, 18.106 and 18.108) SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed a part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearing Officer. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 7 Residential AocitcsuaruPlaraing Department Becton SENSITIVE LANDS The Code provides regulations fonds which are potentially unsuitable for devertent due to areas within the 100-year floodpiz natural drainageways. wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to prelimina identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility precisely identify sensitive lands areas. and their boundaries, is the responsibility of the applicant. Areas meetino the definitions sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chapter 18.84 Chapter 18.84 also provides regulations for the use, protection, or modification of sensitive lands areas. Residential development prohibited within floodplains. In most cases, dedication of 100-year floodplain areas to the City for park and open space areas required as a condition of the approval of a development application. NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant shot review code for applicable criteria. NEIGHBOR MEETING • he applicant shall notify all pro owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimum 2 weeks between them g date and the meeting date is required. Please review the Land Use Notification handout concerni site posting and t eeting notice. RECYCLING 18.116 ADDITIONAL CONCERNS OR COMMENTS: 1. iY 4S y. .,tk.t -tE •7`'RcJ t4?.C_h)1■St: • 5E- ;7f '< MNDs }'t e ,t-r 5 em D/ f)n) W/-ty :10 1001:1i)//41 tif 3 . W E1 ,4? D DELA t letz)-reAV 7 v)m?EQ Fc14 S7cr A D1'tx I D 9/N PROCEDURE/ r/ 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 MI Council. An additional public hearing shall be held by the City Council. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 7 Residential Ao ncationt?tming Decannont Section .APPLICATION SUBMITTAL PROCESS All applications must be accepte a Planning Division staff member of the Corenity Development Department at Tigard City offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Plannino_Division acceptar may be returned. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following we applications. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One 8.5 inch by 11 inch map a proposed project should be submitted for attachment to the staff report or administrative decision. Application w• unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or addition copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an appiication is accepted as bei complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions m take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearir A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart which illustrates the review process is available from the Planning Division upon reque ..A This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the prim. Community Development Code requirements applicable to the potential development of a particular site and to allow the City stz and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE The conference and notes cannot cover all Code requirements and aspects of good site planning .... .....:. .....:.. .. that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) islare required if an application(s) islare to be submitted more than six months following the pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: I /� ��/JDk'Er/ CITY OF TIGARD PLANNING DIVISION PHONE: (503) 639.4171 CITY OF TIGARD Pre-Application Conference Notes Page 7 of 7 Residential ApdrcationiPta mg Oeoartrtent Section • • • • • PUBLIC FACILITIES CITY OF TIGARE The purpose of the pre-application conference is to: OREGON (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decisi making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended . City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision .maki: authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportune to review and comment on the application. The following comments are a projection of public improvement related requiremen that may be required as a condition of development approval for your proposed project. Riaht•of•wav dedication: The City of Tigard requires that land area be dedicated to the public: �>v .57-7A/G/ Z5 ( i4 /00 ,e-7.r- (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width . specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: (1.) to feet from centerline. (2.) to feet from centerline. (3.) to feet from centerline. Street improvements: /WLf — WA.) f 6-7110 .) — $ Al,'M7 '19. (1.) street improvements will be necessary along (2.) street improvements will be necessary along (3.1 Street improvements shall include feet of pavement from centerline, plus the installation of cur and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determine: appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wide on arterials or major collector streets, or in the Central Business District), necessary street signs, streetlights and a two year streetlighting fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 3 Reridennal keticariontErrpeenrw Department Section In some cases, where streeterovements or other necessary public imp•ments are not currently practical, the str: improvements may be deferred. In such cases, a condition of development approval may be specified which requires the prope+ owner's) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the format: of a local improvement district formed to improve: (1.) 7b - (2.) Pedestrianwayslbikeways: Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 5 inch line which is located in . The proposed development must be connected to a sanitary sewer. It the developer's responsibility to extend the sewer along the proposed development site's l' . / ' r/I 41/ mi Water Suooiv: The G/7Y Water District - Phone:(503) 63f—47/ provides public water serat in tt area of this site. The District should be contacted for information regarding water supply for your propose development. Fire Protection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchiil, (503) 526-2502) provides fire protectic services within the City of Tigard. The District should be contacted for information regarding the adequac of circulation systems, the need for fire hydrants, or other questions related to fire protection. Other Avencv Permits: Storm sewer improvements: 7f17/''�-n'1 ie6y x1,46- saki. /77v 'I4 M,$ P&+t04 off-" STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, Resolution No. 90-43 Surface Wate Management Regulations which requires the construction of on-site water quality facilities. At the discretion of the City, Of applicant may be offered an opportunity to pay a fee in lieu of the construction of such a facility. The resolution requires the construction of a water quality facility andlor the payment of a fee. The fee shall be based upon the amount of impervious surface; for every 2,640 square feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine i. a fee may be paid or a facility shall be constructed. 17,4.7/ " CITY OF TIGARD Pre-Application Conference Notes Page 2 of 3 Resioennal aooutanomentnneenrm Oeoamnent Senor • • TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collet fees from new development based on the development's projected impact upon the City's transportation system. The applicz shall be required to pay a fee based upon the number of trips which are projected to result from the proposed developme: The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based f category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF rr, be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissii only when the TIF is greater than $5,000.00. ?AA-7 g5e- STREET OPENING PERMIT No work shall be preformed within a public right-of-way, or shall commence, until the applicant has obtained a street openi; permit from the Engineering Department. FINISHED FLOOR ELEVATIONS All projects that require a grading plan also require that the applicant shall submit a typical floor plan for each lot. This fit plan shall indicate the elevations of the four corners of that plan along with elevations at the corner of each lot. PREPARED BY• i ENGINEERING DIVISION PHONE: (503) 639-4171 n:aogunpemaoreeao., Irv-mum oreepo.f Janus v 11. iS CITY OF TIGARD Pre-Application Conference Notes Page 3 of 3 Residenasl ApplicanotvEnpreennq Deoertmem Seeuon • • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: V3 `)- Date: (APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed .2-- D) Applicant's statement No. of Copies /..Q E) Filing Fee $ SITE-SPECIFIC MAPS)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ./ MARKED ITEMS A) Site Information showing: No. of Copies /t Vicinity map I?' _2. Site size & dimensions e� Ts= 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) ��- Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: (a� Floodplain areas r� ----(b) Slopes in excess of 25% (c) Unstable ground c (d) Areas with high seasonal water table (e) Areas with severe soil erosion potential (f) Areas having severely weak foundation soils 6. Location of resource areas as shown on the Comprehensive Map Inventory including: (a) Wildlife habitats (b) Wetlands 7. Other site features: (a) Rock outcroppings (b) Trees with 6" + caliper measured 4 feet from ground level z' 8. Location of existing structures and their uses z' 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 1 . Location of existing dedicated right-of-ways y! LAND ..SE APPLICATION/LIST 5 B) Site Develo•menttan Indicatin • No. of Copies 1 . The proposed ite and surrounding properties 2. Contour line in ervals 3. The location, di ensions and names of all: (a) Existing & slatted streets & other public ways and easements •n the site and on adjoining properties (b) Proposed st -ets or other public ways & easements on the site G (c) Alternative ro tes of dead end or proposed streets that require fu ure extension 4. The location and di ension of: (a) Entrances and _xits on the site C (b) Parking and cir,ulation areas C (c) Loading and se ices area C (d) Pedestrian and ••cycle circulation (e) Outdoor commo areas C (1) Above ground uti ities 5. The location, dimensio . & setback distances of all: (a) Existing permanen structures; improvements, utilities, and easements which a - located on the site and on adjacent property within 25 '-et of the site C (b) Proposed structures, •mprovements, utilities and easements on the site C 6. Storm drainage facilities an,, analysis of downstream conditions C 7. Sanitary sewer facilities 8. The location areas to be lan•'scaped C 9. The location and type of out• oor lighting considering crime prevention techniques 10. The location of mailboxes C 11 . The location of all structures a d their orientation o 12. Existing or proposed sewer rei bursement agreements C) Gradin° Plan Indic- inc7: No. of Copies IV The site developmen, plan shall include a grading plan at the same scale as the site analysis dr. ings and shall contain the following information: 1 . The location and e tent to which grading will take place indicating: (a) General conto r lines C (b) Slope ratios C (c) Soil stabilization •roposal(s) (d) Approximate time •f year for the proposed site development o 2. A statement from a regist_red engineer supported by data factual substantiating: (a) Subsurface exploration .nd geotechnical engineering report C (b) The validity of sanitary sewer and storm drainage service proposals (c) That all problems will be itigated and how they will be mitigated L LAND USE AP°LIGATION/LIST ?ACE: CF 3 D) Architectural D'r s Indicatin • No. of Copies -• The site develop nt plan proposal shall include: 1 . Floor plans in acing the square footage of all structures • proposed for us on-site 2. Typical elevation rawings of each structure E) Landscape Plan In•icatin-: No. of Copies The landscape plan .hall be drawn at the same scale of the site analysis plan or a lar•er scale if necessary and shall indicate: 1 . Description of th " irrigation system where applicable e 2. Location and heig t of fences, buffers and screenings 3. Location of terrace- decks, shelters, play areas, and common open spaces c 4. Location, type, size - d species of existing and proposed plant materials 5. Landscape narrative ich also addresses: (a) Soil conditions (b) Erosion control measures that will be used F) Sign Drawings: c Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies l 1 . The owner of the subject parcel 2. The owner's authorized agent .ems 3. The map scale (20,50,100 or 200 feet- 1) inch north arrow and date 4. Description of parcel location and boundaries 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel 6. Location of all permanent buildings on and within 25 feet of all property lines 7. Location and width of all water courses 8. Location of any trees within 6" or greater caliper at 4 feet above ground level 9. All slopes greater than 25% 10. Location of existing utilities and utility easements 1 1 . For major land partition which creates a public street: (a) The proposed right-of-way location and width o (b) A scaled cross-section of the proposed street plus any reserve strip c 1 - 'Anv applicable deed restrictions Lam' 13. Evidence that land partition will not preclude efficient future land division where applicable LAND LSE aPPLICaTION./UST ?ACE 3 OF 5 • I) Subdivision Prelirrry Plat Mao and Data Indicating:. No. of Copies 1 . Scale equ ling 30,50,100 or 200 feet to the inch and limited to one phase per heet C 2. The propos d name of the subdivision c 3. Vicinity map showing property's relationship to arterial and collector stre is 4. Names, addre es and telephone numbers of the owner, developer, engineer, surve er and designer (as applicable) 5. Date of applicat on 6. Boundary lines o" tract to be subdivided 7. Names of adjacen subdivision or names of recorded owners of adjoining parcels un-subdivided land 8. Contour lines related to a City-established benchmark at 2-foot intervals for 0-10% grades grater than 10% 9. The purpose, locatio , type and size of all the following (within and adjacent to the propo ed subdivision): (a) Public and priva - right-of-ways and easements c (b) Public and privat- sanitary and storm sewer lines (c) Domestic water m,ins including fire hydrants (d) Major power telep one transmission lines (50,000 volts or greater) G (e) Watercourses (f) Deed reservations fo parks, open spaces, pathways and other land encumbrances 10. Approximate plan and profi es of proposed sanitary and storm sewers with grades and pipe sizes i dicated on the plans a 11 . Plan of the proposed water d tribution system, showing pipe sizes and the location of valves and fire hydrants 12. Approximate centerline profile showing the finished grade of all streets including street extensions for . reasonable distance beyond the limits of the proposed subdivision c 13. Scaled cross sections of propose• street right-of-way(s) c 14. The location of all areas subject t• inundation or storm water overflow c 15. Location, width & direction of flo of all water courses & drainage-ways L' 16. The proposed lot configurations, ap•roximate lot dimensions and lot numbers. Where lots are to be ed for purposes other than residential, it shall be indicated upon such lots. c 17. The location of all trees with a diame -r 6 inches or greater measured at 4 feet above ground level, and the loc-tion of proposed tree plantings c 18. The existing uses of the property, inclu•ing the location of all structures and the present uses of the structures, a • a statement of which structures are to remain after platting 19. Supplemental information including: (a) Proposed deed restrictions (if any) (b) Proof of property ownership D (c) A proposed plan for provision of subdi ision improvements 20. Existing natural features including rock outcroppin.s, wetlands & marsh areas u 21 . If any of the foregoing information cannot pra icably be shown on the preliminary plat, it shall be incorporated into a arrative and submitted with the application _ LAND USE AP°LIGATION/UST °aaE 4 Or 3 • • )) Solar Access Calculations: K) Other Information No. of Copies h:'Jogtn\panv\mastersU.kl is:.rnst .\tav 23. 199: LAND LSE .APPLICATION J LIST PACE 5 OF MLP9s = 0001G MAPS 4.— i 160 7 , , 1STA 2+21 , NSTALL 48" ,SS MH LEGEND • 5/8 IRON ROD WITH RED PLASTIC CAP STAMPED STA 0+13 STA i 0+47 RIM = 148.04 "W.L.Mc. LS 808 , UNLESS NOTED OTHERWISE IE IN = 143.61 . INSTALL MH-- 2 I IRNI StviLL 145 '.'88MH 1E OU- (W) I= 143.41 RIM = 151 .1 PROPOSED ROAD CENTER LINE 155 IE = 142.40 IE IN (E) = l4273 FINI HED GRADE I 0 PROPOSED CLEANOUT (PER USA DWG. NO. 150-SA IE OUT (W = 142.53 ST 1 =6 , RT 4' / RIM = 147.80 , — E.P.— &PRODPWOGS. EXISTING GRADE IN 'TALL CLEANOUT ENDOE. D1G5E0-0SFA)pAvEm ENT I 1 I : ST 2+ , RT ,4' INSTALL 1 PE li CB , / , IE IN = 144.10 119 L.F. 8" PVC SS 150 = 143.60 G GAS LINE STA 3-i-56 LT 9' i NEW SD OUTFALL IEIOUT (E) 1 1E = 141 .00 I.R. IRON ROD 1 1 1 i , 63 L.F. 6" I PVC SI 1 ' --, MH MANHOLE ........, I , , , ---„_„,,,, ' 1 S = 0.0153 Fr/ .......... 145 I I t 70 L.F. 8" !VC SS,,___,_____7...-- 1 , ----. SS SANITARY SEWER LINE , 32' L.F. 81:' PVC SSi il ,■•••■=1•■■■••••• WOOMMION.IMMO.M1 '. S = 0.004 FT/FT I SD STORM DRAIN LINE , 1 1_1, , ":.... S ----; 0.022 FT/FT S = 0.0'94 FT/FT i , , ■ ..;.. TRANS. ELECTRICAL TRANSFORMER 1 1 4-0 i •40.. W WATER LINE 1 i - .. I I TREE, SIZE AND SPECIES AS NOTED I 1 16" CEDAR I I 1 1 I YPC YELLOW PLASTIC CAP I ' 135 2+00 3+00 4+67 0-00 1 +00 H PIPE STUBOUT SANITARY AND STORM DRAIN PROFILE STA 0+47 SCALE: HORIZ. 1" = ' I INSTALL 48" SS MH VERT. 1" = 5 I RIM = 150.88 „ I 1 III IN (E) = 142.73 2+21 STA 21-35, ET 4' , STA 0+13 LT 10' Li., 1 1c5) (i) 1E. OUT (W) = 142.53 r INS ALL 48" SS MH INSTALL TYPE 11 CB TAX LOT 1400 CONNECT 8" PVC TO 0 CO LQ:-.J. 21" SPE ',..L 7 RIM RIM = 147.80 MH A-1 c) :,, ,-. ___ IE IN = 143.61 IE IN = 144.10 MAP 2S 1 12DC RIM = 151 .18 I I c?, ° ------ CL DRIVEWAY TEE = 1 +60 IE OUT (W) = 143.41 IE OUT (E) = 143.60 I _______ 1E OUT (N) = 142.40 1 (_, I 15A \ APHAL1 DRIVEWAY TEE = 1+72, RT 4' TEE=3+38, LT 7' SD DISCHARGE DITCH i IE IN (E) = 142.60 I II ,o b" \ - _ -1 50 25 L.F. 6" PVC TAX LOT 7700 SHED (SEE NOTE 4) 1 ' : ' RRY 24 FIR , woos-FE NI C E ' S 88'43'00"E _ Ir___-----........„..... ,..--......x.._____/- x‘............-_=..—............._,...._ - 305.84 • -------- . x .---- ...„, _, , _______ , -, ......,--- * _ __ _6_ ____ WOOD FENCE. ' —/NM .100-• • a. t C -- E.P. __ ----- E.P. o • Aul.......1 Ltj ' 4, , .---- ,..... . . 8" PVC SD su..■`2'. - i- ,.\ / I ar; , .. Ai -,... ----,,,,:‘, PVC SS [ 6.5' GRAVEL DiRIV.yi-N1\ 1 \rif A ,, '....Ar_ i 0+00 ' ,_ raf r ApPwv, .r) 1+00772.5' ..- 5 L.F. 6" PVC- k\-r°' 1 -t-211 -6 *._--1 8" ALDER t -- 200" ---__ .3 ' awn 40 MAILBOX ti i- ___------ / \ ____________,-- Thop isallfI • _ _ ,_„..,. _ 3+00 -- I 74" : ' 4+67 / I , n .)t 1" MAt , 14) 0 TRACT "A" _,, ,,,,,„„ 6" PVC SD : ' k,DP, — ___ --o o cv 9' 1 - iot\'\4 I. 1 I 0 , „....--- 5,327 S.F. ' Ali • • 11 6" PVC / - , - - 1 z 1 '41 i3 ____ D 4.....----.4 A 55 97, - - t - -__J--0- ---; — , ,,, rost ------- b ,- \_ 53.00 '1 Vill - 67...60 4. -- - o 0 9 I o i ,,,i\AL.,t (.6 --1 (.0 I,) 1 .i. • ! . '71 1 I 1<., 2 „...■•• 2 1)1 0,S - N 88.43.00"W 2 15" MAPLES ,- (',1 • — - ) r, 1 '-7 C.) / \ 1 .3 L t II "\''i- \— 1 0 L.F. -------“-- \ - - ., 1/43 6" PC ,,,` o 1 4 S \ .., I \ I 6" PVC ...._ cv 4, -1 , - ,.- -a. R=25' - I , , (I) * 3 t. y -1..-1-- -(‘- :// ll'y PARCEL 1 p( }--. 1(.i„ Lij L_Ll \ 7,330 S.F. I-1-1 i 757, ' --.‘_- '1' 15 MAR"..2C.\, PARCEL 3 LL, :-__.- t i [--- ° , —--- ---: G SERV 'op 45 --. TAX LOT 701 --------1 I I fAX LOt /00 -0 o 7, a; -I o '61 z GRA', -2 . , 16 1,_I I)Ak * -t.• .■ '. ' .S' , 7,183 S.F. ' ' I ' ,7 „ co 3 1 t\,1AFLES I . , , \ , 1.5 y,, , -,*1..',,,,18 CEDAR , " ' --- r f - ... , , r . , , I AREA= 0.713 ACRES DRIVtLW;A: ' 16 CE AR \D , ., , 1 's I t I ..91/45- / - - , -010 -- - --1 -- I I I / , -.a > 0 ,t- ,,-4 1,10; - 0 149 - k t ( it\i,r, k , 1 ) .,.._ V.)/ I '-rj i _I_ HOUSE (S / How), ,. , ' s. ..,.._ 0 , rIC 2 ? i.c.1,#(:: 1 i , z ,. I 15940 SW 76TH AVE. / 1 / 15940 ',` .' /6111 AVE. CD I ilDIAIIRaLs.2F. l' 1 LL, , 1 , , ,//, ,, .c,,,,,k: k e ,.,,, 1, j , , c.7 . ., , l _ 1 -c', / .v* NOTES 21" ALDER ,! ti i / \I UP I ,t I I\-- 1. Elevations based on City of Tigard Bench Mark No. 173, 1 / co I ' POE ELECIN /1 / i/4X LOT 800 a brass cap in the curb at the southwest corner of SW 76th Ave. and SW Bond St., elevation 148.39. _)HF_D I AcA Mk_N1 PER F. i t 10 HI, t [AEMENT 1 ,--) , - _ Nu 81021184 / MAP 25 1 13AB pE k i t t NH 8600449 - 1--- , i/LLJ 67.00 , , / 2 Underground utility lines shown are per field markings and record drawings provided by the respective utility agency. Said il 121.74 SE CO ______ _ _.-7_ — - _ - x x _ __— _ _7" — — - - _ _ _ lines are to ue field verified prior to construction. RIM,--- 149.70 `,,— \, — ,', t NCE N 8843'00"W / IE-=--- 143 0 'I- - 'ER ',: 3. Easements shown are per Transnation Subdivision Guarantee /-. / Report Order No. 4422533SS, dated Jury 20, 199.8. 4. Acsislnyolplsnntt(ssdoThtal)uer'nuttitilitecrayttapezoidal ditch with .3:1 side3'opes & 1 ' min depth 1,om TOPOGRAPHIC SURVEY r yperosion eto&I F rasi ptn ornarcompo control drrpeorl aeal iksnmh bank dk matting easdithnga sel dl.Di ditch outlet.ohs taps l el 1 y 6'Install tsn(htWtas):i the having a v8design i n' g(L a) x& JULY 20, 1998 / OF A PORTION OF LOT 1, DURHAM ACRES itx L )1 8(.; ) .. ' I SITUATED IN THE S.W. 1/4 OF SECTION 12, i longitudinal slope > 2%. Seed ditch with approved grass mix. T. 2S., R. 1W., W.M., CITY OF TIGARD, SITE P_AN WASHINGTON COUNTY, OREGON construction standards for sanitary sewer & surface water For Peter Bouman BY: REPPETO & ASSOCIATES management (USA, July 1996). LAND SURVEYORS 1225 NW Murray Rd. - Room 202 20' 0' 20 40' Portland, OR 97229 loar6;prinammoum SCALE: 1" = 20' PRELIMINARv REVIEW — NOT FOR CONSTRUCTIO \1 (503) 643-8755 DESIGNED BY: SAL II ,MIIIIIIIIM.I/INNIM.INNIONIINNI NO. DATE BY REVISIONS I .‘V, „0 P R 0 pk.eo ,IGINidot. IlF,/"rir` 16,646 NP - DRAWN BY: TIW BOUMAN ,.... FOR: Am DAVID J NEWTON ASSOCIATES, INC. 4, ,t ,- " • -0018 ) LLA 95,-0021 ii 0 8-98 SAL SUBMITTED FOR PLAT APPROVAL CHECKED BY: SAL .. .. • PUBLIC IMPROVEMENT PLAN AND PRO LE i PETER BOUMAN CIVIL & GEOLOGICAL ENGINEERING SERVICES T, ,s,„),ACA NO: 815-101 4774 OAKRIDGE ROAD W 1201 S.W. 12TH AVENUE, SUITE 400 \ OREGON ) / DATE: AUGUST 1998 — -- PORTLAND, OREGON 97205 vot),.. 0 icib / SILEET 1 OF i , , . L LAKE OSWEGO, OR 97035 imorroreaftmormarr..........a.....r (50.5) 228-7713 FAX (503) 21H-/hil 01,04 Leo EXPIRES: ? '4 SCALE: 1" = 20' PLOT FILE: DNA.PCP — G:\815\1O1\BASEMAPWG . , ' . ,- FILE: (1114# ICS - A , A , * , . .• ,,. . . • ' t • ..„ .. . . . , . . . . . . . . . . . . , ,.--. ' • . , 4114111111011.1. AIIIIMMIONNIle al., , 'AV°.".. . ' , . . . , . . . , PARTITION PLAT NO. . .. ..,• . . . , RECORDED AS DOCUMENT NO. .... .,.. .. . . . . ,. A REPLAT OF A PORTION OF LOT 1, . . tr : . DURHAM ACRES SITUATED IN THE S. W. 1/4 . . . , • , ,. OF SECTION 12, T. 2S., R. 1W., W M . • . • •, . . , . , . . CITY OF TIGARD WASHINGTON COUNTY,, OREGON . . . . . .. APPROVALS ' . , , . . , Approved this day of , 1998. .. . ,.. . .. . , t r.if Tigard En /- r . .. ,, . , . . , . DECLARATION _ , . Know all men by these presents that I, 0,„:1"-: 7 ! 1:?ourrian urn the Approved this day of 7998 . . owner of the land represented on the annee(.-.1 plot and more • particularly described in the accompanying Surveyor's Certificate . . . „. . and have caused the partition to be prepared and the property ,.. ,. . .., , . partitioned in accordance with ORS Chapter 92, and ease Washington County Surveyor ments are hereby granted as noted. . , . . . . STATE OF OREGON ) . , Donna L. Bouman . . ) SS SURVEYOR'S CERTIFICATE • County of Washington ) 'I, Steven 1.' 13uckl,_-_-s, certify that I have correctly surveyed and marked with ..' . , .. I do hereby certify that this pan` n rlat was proper mc,,nurnents the land represented on the attached partition map, said land /' --,, received for record on this Jay of being sittp7ted in the southwest 1/4 of Section 12, T. 2 S., R. 1 W., W.M.. City 19 , at o'clo(i, m., and recorded in the of Tigarc, Washington County, Oregon, and is described as follows: ACKNOWLEDGEMENT t,ecor .7s. Beginning at the Initial Point of said survey, a 5/8 inch iron rod with a red • plastic (7(.7, stamped "W.L.Mc. L.S. 808" at the northeast corner of Lot 1, DURHAM By ACRES, a plat of record, thence, along the east line of said Lot 1, South , . State of Oregon ) Deputy. County Clerk 127'27" West, 66.20 feet to an angle point; thence, continuing along said east ) 5.5. line, South 2748'01" West, 76.21 feet to the northeast corner of that tract of . ' County of ) land conveyed to Wayne Edward and wife by deed recorded March 28, 1958 in Deed ,• ,, Book 403, Page 339, Washington County Deed Records; thence, along the north line , . of said F. 'ward tract, North 8843'00" West, 188.74 feet to the southeast corner , . ,, S 1 ATT OF OREGON ) of the!' act of land conveyed to Jay M. Blackwell and Traci N. Blackwell by deed . , :.. . , This certifies that O'7 this____, day --..)1 ____ ,,,,),.?8 ,) s.s. recorr' .;J n document no 97011910, Washington County Df:?ed Records; thence, along before me personally appeared Donna I.. Bourr3an, who cid SOY t,`-)at she County of Washington ) the east fine of said Blackwell tract, North 1'17'00" East, 109.40 feet to the . is the identical person named in the foregoing instrument and that said norther.,i corner of said Blackwell tract; thence, along the north line of said . , - . • . instrument is a free act and deed by her. I do hereby certify that this tracing is a copy Blackwell :ract, North 8843'00" West, 53.00 feet; thence, continuing along said . certified to me, by the surveyor or this partition plat north line, south 6931'20 West, 32.37 feet to a point on the east right of way . , to be a true and exact copy of the original, and line of S W. 76th Avenue as described in dedication deed recorded in document no. . that it was recorded on the day of 850044070, Washington County Deed Records; thence, along said east right of way _ 19_____, at o'clock ___ m., and recorded in the line, bein4 25.00 feet from centerline, North 1'34'08" East, 37.00 feet to a County Clerk Records. point on,, H7e north line of said Lot 1; thence, along said north line, South . Notary Public for Oregon i . , 88'43'00" Fast, 305.85 feet to the Initial Point. , ' , :.. By _ , .:, . . Deputy County Clerk ff. , . , . . , . . , . ,,. , . . . . . . All taxes, fees, assessments .. or other charges as provided , , , by O.R.S 92.095 have been , . ' • . ., . paid as of , 19._. SHEET 2 OF 2 Director, Division of Assessment & Taxation I certify that this tracing , is a true and exact Washington County, Oregon, f the original plat. copy REPPETO & ASSOCIATES o Hy LAND SURVEYORS •, Deputy I REGISTERED PROFESSIONAL 1225 NW Murray Rd. — Room 202 LAND SURVEYOR . Portland, OR 97229 4, . on Airpi A.,4146. . ,, f OREGON (503) 643-8755 ,.. JULY 17, 1986 ,. STEVEN P. BUCKLES " ' 2231 Date: July 28, 1998 Dwg. File: B98049C.GCO EXPIRES: 12/31/99 Drown By: SPB Job No. 98049 . , ; . . . . , , , .. • , PARTITION PLAT NO. RECORDED AS DOCUMENT NO. ,. A REPLAT OF A PORTION OF LOT 1, , DURHAM ACRES, SITUATED IN THE S. W. 1/4 OF SECTION 12, T. 2S., R. 1W., W.M., CI: OF TIGARD, WASHINGTON COUNTY, OREGON PARCE-L ..' P AR T l T ION FL /-1 ,7 PARCEL 1 NO. 1994 -NO PARTITION PLAT NO. 199 -049 '1-- ,2% ..<•-:, , ---,) - -II c ,<" '1‘ - ' ,k,,) (";,`, y Gk- - -c 5 ,t.:0,-' - ,C t-I‘ 1\-•,' -,-,5 .,„ , „.. '-': , • ' ri--- PA RCEL 2 3, 0 ro ‘' ,,,. , tt:0' _ T R A C T 2":5J851,____I„ :l 1 -',7 -`P ,-, ;; v VA . r 9 .___. .___ _ 5/8" LIR W/YPC '7,---J? 'lv,../\- — ----- , . . ,.. ,,. ' STAMPED "LS 1841 , ,,.i. • , '-- ,_ , _ ; ,..„, : 0 T 7 SET IN R.3. , / '-•,.. <, c. - , b , / .5 88°4.5'00"E .5 0 5.d 5 . . , N, II SCALE: 1 = 30' ,14-1 ._ ,,; c,,,)c,, 03 • (c.. . ' • P c) ,..) pRi ATE INGRESS-ECRt SS AND c\I —UTILITY EASEMENT, SEE NOrE 1. - 'z L.A1 . ,N ..,,, In N; 5,327 7 5.F. tzi :- 5 J.i)1,) S 88'4,3100"E S--, t, — rn -7 - • 0 •r-- 32 ..3 i3O 44 N 8,3'145 '00 "W 67.00 . •. 55. 97 • PARCEL 3 , 7, 18.3 S.F. ',,,.-) • / N. c). t , (f) — n , / k--.. - i.:ii.;t- :; ,..,-,...,,,,. 'v:._,' '(Z) C3 PARCEL 1 1-1 . ,-`‘,‘; - > /0,.., c-, A. ' r• 2" :.P. ? ,, CO 9 /011910 (.2) •st- 1 - .,....:,.5-- ,,, i ,-.' -. t_- 20, t, -.1 '`.:,,),"( : , u.6.' cr; 7 3,30 S.f . fr" PARCEL 2 ...' k. :---- (:) , .,-.., ,,..... tr) 1 . 1 c,_ o 1,..d, , .,y ,... :,,-'4:. ,,,, \___ I i -:: 4- --, b . 0 zz.4...--0 .:'-', t ../ 0 ','",), t4' t'-r) 'c. ,,,,,4-.) : , ,........._2— I , . . . ;'..- -Th c, ,..., .. 26 6..44,31R7 . (1 : : 1 II' I ''' _______ :1_1 - I _ __ ! I : ., ,1 )7 , - - --- - --. ....z_ __._ i ... ,;, ,:,-1),,.:,Q;'', A' (\v‘ . i,:..,--,, r;-c_•-•. !v,.../ 'A ' ', .' r,-- --c -,11 i''''.1 — • - - ,- • r3e1r, /, ' ::1 r?i ,1 ; '—./HI' utility eilsemert for trIc — - „ ,,, l , '- : r--r-i ,, i' JrLeis 1, 2, and ,...5, ' T i-- t -,,,,r u 3, e, o ri er„ship and maintenance (uareernent or sold 1 J t- , - 2 - 121. /4 , (-0- (-en recordc-d as docurnerit 20 _ ..._.. _ . - - mie M. li 67 00 — ______ ___ ,),.,Iii,r7c-tori County Deed rs'ecoro . / • ..• ,s-..-,,, ...—•_, / N 8843-00 "w 788. 74 bt, ,, i R. W/YPC —/ / c,6 '' Hai.,...- of Bearings end boundary,. (it' errnination per 51V 26,48i, , ' 7 4,vPFD "LS 1841 , /cy) - -- rv,.. -hing'on County survey Records. , ,f IN R3. DEED B K. 403, P . 5.';9 ,' ,. , , 7-,-.: : r i-i ::.; ;..)/(.7t- is subjtL.--ct to the condition.!.; (i,oritaine6, IT? Lit)/ ot , if , • T:J f ,'1 75e file ,A I/ P '),L; - 0 0 78, co /„/ \I i LEGEND . 0 ,---- 5/8" X 30 Iron i‘-',,d with yellow Oustic NARRATIVE cop stomped "HEPPE_ [0 & ASSOC. I set XXXXX XX, 19XX Purr) to partition that tract 6»r land ciesc.-} /,-., ci In deed (1,Jcuinent no. • = Found and held 5//r.' ,iron Rod with rt,?d .7 f;0 4,.,5 12 9, except that tract of land described i.P.- I t.,'C.-,-;'d docfjrnent r)c). 97 0 71910, plastic cap stomp6.'..J ; Ma L 808 ', Wosifin(ito,n County Peed records, into three porc:eis as .showrL pe,, "A '6,483 unles'5 ,,,: ted otherwise Procedure - Held to monuments found and record bearings and distances ( ) ---- ec() rn rd inforut;or, per `-;1\1 '26,483 to establish the boundary lines or said tract. P1 = Plot at DURHAM ACtI)t -, P2 = Partition Plot No. 7. .1 100 R1 = SN 26,483 `--;ril F I I OF 2 H2 -,---- SN 18, /08 RJ ---- SN 21,434 REPPETO & ASSOCIATES . I.P. = Iron Pipe I.R. = Iron Rod 1,‘i . , LAND SURVEYORS I RPC = Red Plcm‘tic Cap , 4 YPC = Yellow Plastic Cup sOLITH I.:4 CORNER, SE( -ON L::, 1 ,5/8 , Dl = Deed Document No. 86 -000449 REGISTERED BRASS CAP JTAMPED "1/ COI? 2.... R1W ' 1225 NW Murray Rd. — Room 202 SN = Survey Record No ,.-,er Washington County survey Re(..of ds. PROFESSIONAL S12/S1J 19/1 WASH CO " . ;;Ln 1 1/2" I.P., uP 0.5. SEE US8T BK. 3, ''c.", 14.5 G•SODETIC , S.F. = Square Feet LAND SURVEYOR . , CONTROL. MONUMENT NO. , ,'•,' s-,1. -E Y CC -21 Portland, OR 97229 1„ . ii I certify that this tracing 4-14101Wirk‘ -- (503) 643-8755 iS a true and exact copy OREGON of the original plot. JULY 17, 1986 STEVEN P BUCKLES 2231 L""..-- -al.e: Ljui,,,, :-'..', 1993 bv,i q. i- iie: Lo8o49ti.cuP 1 E'APWLS I2/31/99 ., 1.). ,.11‘.,i !1') , , 7 ,1 ! Job Na. 1)80.-i!:i 4111011001111111101011111111MONIMIMMINIMIN ,. - • .001111M ..'......Maig.... 101.01# 1.,,, ••........,..tiiiiiMOMMIVaiii . , , , ,SZOOMMOMMIA 1101010.01.......1.110/01A,MMOINMOMM.01, 11° '0 , ,. _ ___ ------7 :ii.,iy:, ' • !: "I'lli-- 9. 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