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MLP1998-00011 /VjLP3 0o01 1 1 � A, CITY OF TIGARD Community cDevefopment Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS =1/25/99 FILE NO: MINOR LAND PARTITION IMLPI 98-0011 FILE TITLE: PASSMORE PARTITION APPLICANT(S): Thomas L. Fisher OWNER(S): Same PO Box 11370 Portland, OR 97211 REQUEST: A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 18.162, and 18.164. CIT AREA: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: DATE COMMENTS DUE: MONDAY OCTOBER 12,1998 X STAFF DECISION DATE OF DECISION: THURSDAY OCTOBER 29,1998 HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 PM PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 PM_ CITY COUNCIL DATE OF HEARING: TIME: 7:30 PM_ LCOMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION] VICINITY MAP X LANDSCAPE PLAN NARRATIVE N SITE PLAN X TREE PLAN _ ARCHITECTURAL PLAN TRAFFIC IMPACT STUDY ARBORIST REPORT OTHER STAFF CONTACT: M.J. Roberts. Associate Planner (503) 639-4171 Ext. 315 MLP 98-0011 PASSMORE PARTITION PROPOSAUREQUEST FOR COMMENTS • EXHIBIT A NOTICE OF DECISION �►� MINOR LAND PARTITION [MLPI 98-0011 CommunityTomelopment PASSMORE PARTITION Sfiapingl4(Better Community ***RE-ISSUED DECISION*** THIS DECISION IS BEING RE-ISSUED DUE TO AN INCORRECT CALCULATION OF THE 10-DAY APPEAL PERIOD. THE ORIGINAL DECISION FINAL APPEAL DATE WAS STATED AS 11/2/98; CORRECT DATE SHOULD HAVE BEEN 11/9/98. THIS RE-ISSUED DECISION FINAL APPEAL DATE IS 11/16/98. 120 DAYS = 1/25/99 SECTION I. APPLICATION SUMMARY FILE NAME: PASSMORE PARTITION CASE NO: Minor Land Partition MLP 98-0011 PROPOSAL: A request for Minor Land Partition approval to divide one (1) parcel of approximately 0.42 acres into two (2) parcels of approximately 7,515 square feet and 8,135 square feet. OWNER: Thomas L. Fisher APPLICANT: Same P. O. Box 11370 Portland, OR 97211 ZONING DESIGNATION: Residential, 4.5 units per acre; R-4.5. LOCATION: 11370 SW Fonner Street; WCTM 2SI03AC, Tax Lot 2101. 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 98-0011-PASSMORE PARTITION PAGE 1 i 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. If the applicant chooses to construct a half-street improvement on SW Fonner Street, a public improvement permit and compliance agreement is required. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City. of Tigard Public Improvement Design Standards, which are - available at City Hall. • 2. If the applicant chooses NOT to construct a half-street improvement in SW Fonner Street, a Street Opening Permit will be required to cover the sanitary sewer connections and the private driveway entrance construction. 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. This permit shall be obtained by the applicant prior to approval of the final plat. 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 applicant shall show a right-of-way dedication for SW Fonner Street on the face of the final plat. The dedication shall ensure that 30 feet from centerline will be provided. 5. If the applicant chooses to construct a half-street improvement along the frontage of SW Fonner Street, the improvements adjacent to this site shall include: • City standard pavement section from curb to centerline equal to 20 feet; • Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; • Concrete curb, or curb and gutter as needed; • Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 2 • O • • 5-foot concrete sidewalk; • Street trees behind the sidewalk spaced per TDC requirements; • Street striping; • Streetlights as determined by the City Engineer; • Underground utilities; • Street signs (if applicable); • Driveway apron; and • Adjustments in vertical and/or horizontal alignment to construct SW Fonner Street in a safe manner, as approved by the Engineering Department. 6. If the applicant chooses not to construct a half-street improvement along the, frontage of SW Fonner Street, 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 Fonner Street. 7. The final plat shall indicate a joint ingress/egress easement to serve both Parcels 1 and 2. One driveway approach onto SW Fonner Street will be permitted to serve the two parcels. 8. . The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $2,200 and it shall be paid prior to approval of the final plat. 9. Final Plat Application Submission Requirements: • 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. • 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. • The right-of-way dedication for SW Fonner Street shall be made on the final plat. • 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 3 • • • 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 A BUILDING PERMIT: 10. Prior to issuance of a building permit, the applicant shall submit a site plan indicating the location of the proposed building envelope for Parcel #2. The plan shall indicate either that the driveway will be less than 150 feet in length or that a turnaround for fire apparatus will be provided to City standards. STAFF CONTACT: M. J. Roberts (639-4171). 11. Prior to issuance of a building permit, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 12. If the applicant constructs a half-street improvement in SW Fonner Street, that work shall be substantially complete prior to release of the building permit for Parcel 2. If the applicant does not construct a half-street improvement, then the Street Opening Permit work (sewer taps, driveway construction) can be done in conjunction with the house construction on Parcel 2. 13. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). 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; and 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 4 • 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: 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION ' PAGE 5 SECTION III. BACKGROUND INFORMATION Property History: The subject parcel was annexed into the City of Tigard effective March 1998 (ZCA 98- 0001, Annexation Ordinance 98-04). The property is designated Low Density Residential on the Tigard Comprehensive Plan and zoned R-4.5. A pre-application conference regarding this proposal was held previously, on January 20th 1998. 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 the property (approximately 0.42 acres) into two (2) parcels of approximately 7,515 and 8,135 square feet respectively. The .applicant proposes to dedicate 10 feet of additional right-of-way along the property's SW Fonner Street frontage and to construct a half-street improvement to City standards. 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 Low Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created parcels will allow for residential development at or near the intended density of 4.5 units per net acre. 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. 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.. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 6 • • 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. 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. The minimum lot width requirement of the R-4.5 zoning district is 50 feet. The preliminary plat indicates that Parcel 1 will have a minimum width of approximately 65 feet and that the building envelope of Parcel 2 (a flag lot) will also have a minimum width of approximately 65 feet. Both proposed parcels, therefore, exceed the minimum lot width requirements of the underlying zoning district and this criterion is met. 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-4.5 zoning district is 7,500 square feet. The applicant's preliminary plat indicates that Parcel 1 will have an area of approximately 7,515 square feet and Parcel 2 will have an area (exclusive of the 'flag pole') of approximately 8,135 square feet. Both proposed parcels, therefore, exceed the minimum lot area requirements of the underlying zoning district and 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. The subject property abuts SW Fonner Street, which is a public street. The applicant's preliminary plat indicates that Parcel 1 and Parcel 2 will have 65 feet and 15 feet of frontage on SW Fonner Street respectively. Both proposed parcels , therefore, meet or exceed the minimum standard and this criterion is met. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family units in the R-4.5 zoning district are 20 feet, 5 • feet and 15 feet respectively. The existing dwelling will remain on Parcel 1 and will maintain setbacks of approximately 27 feet in the front yard, 18 feet and 6 feet respectively in the side yards and 44 feet in the rear yard as indicated on the preliminary plat. No building plans are proposed at this time for Parcel 2 but since the building envelope area is approximately 100 feet by 80 feet, the applicable setbacks can also be met on this parcel. Compliance with setbacks for Parcel 2 will be required at the time of building permit. Staff finds proposed Parcels 1 and 2 meet the applicable setback standards outright or will meet them at the time development is proposed, therefore, this criterion is satisfied. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 7 • • • 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. Proposed Parcel 2 is a flag lot, however, no development is proposed at this time. As noted above, compliance with applicable setback standards will be ensured at the time of building permit and, based on the building envelope dimensions of Parcel 2, the setbacks can be met. Staff finds that the applicable setback standards must be met at the time of building permit and, therefore, this criterion is satisfied. 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. Parcel 2 is a flag lot, the paved driveway for which will be located within the 15-foot-wide 'flag pole' portion of the parcel. As the 'preliminary plat indicates, the proposed driveway will , therefore, be located within 10 feet of both the west property line of proposed Parcel 1 and the east property line of Tax Lot 2200. The applicant proposes to install sight-obscuring screening to City standards along both sides of the 'flag pole' portion of Parcel 2. Therefore, this criterion is met. 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 Building Permit approval will require fire hydrants per the Unified Building Code. The applicant has stated that an additional Fire Hydrant will be provided if required and, therefore, this criterion 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 indicated on the Preliminary Plat, each proposed parcel will have separate access to SW Fonner Street. Therefore, this criterion does not apply. 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. As noted earlier in this report, both i proposed parcels will have access to SW Fonner Street in conformance with City standards. Chapter 18.108 further requires that a driveway serving 1 lot be at least 15 feet wide with a 10-foot paved width. Section 18.108.070.0 requires that access drives in excess of 150 feet in length be provided with approved provisions for the turnaround of emergency fire apparatus. As noted later in this report, the Building Division will require a 15-foot-wide all-weather surface for emergency fire access. The preliminary plat indicates that the proposed driveway will conform to the 15-foot width standard although the length of the driveway is not shown. A condition of approval will require that a permit for the driveway is obtained before the plat is recorded. Detailed plans submitted for permit review shall conform with the above standards. Therefore, this criterion is satisfied. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 8 • 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 adjacent to SW Fonner Street, which is classified as a minor collector on the City's Transportation Plan Map. This street, when fully developed, will occupy a right-of- way (ROW) that is 60 feet wide. At present, the ROW is approximately 20 feet from centerline on the south side adjacent to this site. The applicant has indicated that they will dedicate additional ROW with the recording of the final plat to ensure that there will be 30 feet from centerline to meet the City's standard. 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. However, there are existing half-street improvements adjacent to this site that could be connected to by the applicant. For instance, the north side of the street is improved adjacent to the Humbolt Creek Estates subdivision. In addition, the City will soon issue approved plans for the Fonner Woods subdivision immediately east of this site, which will provide for a half-street improvement along the south side of the roadway: The applicant's plans indicate that they are willing to construct a half-street improvement adjacent to this site. Although Staff can not justify a condition of approval as such based upon the impact from the development, Staff would encourage the applicant to follow through with the street improvement to provide for continuity. In the event the applicant chooses not to construct the half-street improvement as shown on the preliminary plan, they will 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 9 • . • Since SW Fonner Street is a minor collector, it is important to limit the number of driveways that have direct access. Staff recommends the applicant be required to provide one joint driveway to serve both Parcels 1 and 2 and show the appropriate joint ingress/egress easement on the face of the final plat. Water: This site can be served from an existing public water line located in SW Fonner Street. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Fonner Street. The applicant has reviewed the City's as-built information and has determined that both parcels can be served from this main line. The applicant will need to obtain a public improvement permit from the City to make the necessary connections to the main sewer line. Storm Drainage: The topography of this site falls to the north toward SW Fonner Street. The applicant is proposing to direct the storm water from the two parcels to the street, which is acceptable. 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 Parcel 2. 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 along SW Fonner Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 80 lineal feet; therefore, the fee would be $2,200. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 10 • • 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. OTHER STAFF COMMENTS The City of Tigard Engineering Department 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 and offered the following comments: Parcel 2 shall be provided with a minimum 1 inch water meter. The City of Tigard Building Division has reviewed the proposal and offered the following comments: Provide a 15-foot-wide all-weather surface driveway to Parcel 2 (Note: Development Code requires driveways to be paved). Roof drains and low point drain are to be piped to an approved storm drain system. The City of Tigard Police Department and the City of Tigard Maintenance Services Department have had the opportunity to review the proposal and have offered no comments or objections. SECTION V. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and offered comments with regard to Sanitary Sewer, Storm Sewer and Storm Water Quality. These areas have been addressed by the Engineering Department in this decision. GTE, Tualatin Valley Fire and Rescue, and Portland General Electric have had the opportunity to review the proposal and have offered no comments or objections. SECTION VI. 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 NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 11 • FINAL DECISION: 'DATE OF FILING: NOVEMBER 5, 1998 THE DECISION SHALL BE FINAL ON NOVEMBER 16, 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. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON NOVEMBER 16, 1998. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW E Hall Boulevard, Tigard, Oregon at (503) 639-4171. Jk . .Vj. November 5. 1998 PREPARED B : M. J. Roberts DATE ' Associate Planner 77, November 5. 1998 APPROVED BY: Richard Bewersdo 4 DATE Planning Manager i:\curpin\mjnrnIp\mlp98-11.rev NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 12 • . 1 _ TL 6300 TL 1200 TL 5100 I I I cow I.- 2 I _1 a l ar. �_. Cri II rl -7---- --------------. IL 5000 i ii" I I i) a. I 1 . I r0 I T I - .L ._ ___ - - - - -Q - - - - - -� T 1 ST- -1- Z SL.W FONNER _ - _ Q•_ - r- _Lk__ __I_ ______ _ _____ r ______ Irin - - 4 L. S87'46'00-W B0.f 0' - - - - - ° TL 6100 CI TL 2300 TL 2200 Y?:•••_..„' " 75192 ft TL 2000 IS z _ VISUAL CLEARANCE 5.99) fe.5 2• —. AREA(NO FENCE/WALL) .F-/ ems TWG ^ z HOUSE O/ TO REMAIN • °_ N ffft z z N _ I N 6.05 F— T SCREENING&BUFFERING: 1 • MINIMUM S•FBCFI.FENCE/ 3 € 9>� WALL ALONG BOR!SIDES •. g • ' OF FLAG POLE; VISUAL 00 C EARANCE AREA INLL BE MAINTAINED. aW p h 500_ 64.98• O h H 0 • ❑ O re J TL 6200 I o NET 8.135.22 sq.fl c GROSS 9.837.31 aq.ft I rL 2400 2 I .L1. r-1EnST1NG I 0 SHED TO 13E REMOVED J N87'46'O0-E 80.10 • I • .0 U I NOTE: - J PARCELS 1 & 2 MEET GRAPHIC SCALE BASIC SOLAR ACCESS REQUIREMENTS. 10 0 " '° '0 • m J — "L 2600 (0FEET) 1 Inch - 30 ft. 11.17 PAPER SZE,SCALE: 1-60- CASE NO[S]&CASE MAME[SM- • SITE PLAN M P 980001 ARTIT10N EXHIBIT MAP N • . I of CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM •■ VICINITY MAP •■ ■ ■ M LP 98-0011 1111. PPartition K1 �■ • nCARME _` ♦FAN ',1414 die,ZJBJEC -� QP�N PARCEL 41_:id • N . In* . v . LL ■■► �t-� r ' 100 200 300 400 500 Feet ■. 1"=384 feet City of Tigard • PAR V*4.411141P •• • ' �0s,..-1 Information on this map is for general location onty arM• ' _ Should be verified with the DevServices Division. 13125 SW Hall Blvd ``, I Tigard.OR 97223 S ■ N ° ■ (503)030-4171 af ' -♦ a � _ .�' �l �.' '- . http:pwww.c.tigard.or.us Community Development Plot due kp 29,1998;C Magic\MAGICO2 APR 1YJ vP 9f / Pf9.�SM /39;677//oic/ Qf?G / .Q7c �- 2S103AC-00900 2S103AC-01100 PARISH FRED C&LORETA ARANT TR DURNIN BRYAN P AND JULIE A M 11385 SW FONNER ST 11465 SW FONNER ST EXHIBIT B TIGARD,OR 97223 TIGARD,OR 97223 2S1. . -01200 25103AC-01300 PARISH FR &LORETA ARANT TR OAK RICKY J&BARBARA T 11385 ' FONNE- 11245 SW FONNER ST TIG• -D,OR 97223 TIGARD,OR 97223 2S103AC-01400 2S103AC-02000 HOBBS RONALD E AND JUNE E S R TURNER CONSTRUCTION LLC& 7205 SW VENTURA DR 11300 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-02101 2S103AC-02200 FISHER THOMAS L HOLMES ROBERT W PO BOX 11370 11400 SW FONNER PORTLAND,OR 97211 TIGARD,OR 97223 2S103AC-02300 2S103AC-02400 QUIMBY ELEANOR N&EARL H FILLER DAVID E MARY LYNN 11480 SW FONNER ST 11500 SW FONNER TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-02600 2S 103AC-05000 GIANOLA JEFFREY W&SHANNON L FRANK CRAIG E&LORI A 11550 SW FONNER ST 12797 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-05100 2S103AC-05200 DAHLEN MARK S& GARNER DANNY A&KAREN E 12775 SW 113TH PL 12753 SW 113TH PL TIGARD,OR 97223 PORTLAND,OR 97223 2S103AC-05300 2S103AC-06100 • CONNELL JAMES J CALHOUN CYNTHIA L 12731 SW 113TH PL 11340 SW FONNER TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06200 2S103AC-06300 HOWARD DAVID L&CHRISTA S GRECO LEONARD R&JULIE M 11350 SW FONNER ST 14235 SW FERN ST PORTLAND,OR 97223 TIGARD,OR 97223 2S103AC-06400 2S103DB-00100 GRECO LEONARD R SHULTS MITCHELL T/CARLA P 8151 SIMMS SL 13030 SW 115TH AVE ARVADA,CO 80005 TIGARD,OR 97223 /14 L P 1A/--Z 7/ // Z(/ /i -61L- 074-.- -- 4110 41, 2S103DB-09400 2S103DB-09500 ABEYTA THOMAS J AND DEBORAH L HONEYCUTT EDWIN E JR&ETHEL L 11370 SW ERSTE DR 11375 SW ERSTE PL TIGARD,OR 97223 TIGARD,OR 97223 • • • NOTICE OF DECISION - .;;CITY OF TIGARD_� '; a. MINOR LAND'PARTITION EMLPIX98.-0011 • PASSMOREPARTITION • ry ***RE-ISSUED DECISION*** THIS DECISION IS BEING RE-ISSUED DUE TO AN INCORRECT CALCULATION OF THE 10-DAY APPEAL PERIOD. THE ORIGINAL DECISION FINAL APPEAL DATE WAS STATED AS 11/2/98; CORRECT DATE SHOULD HAVE BEEN 11/9/98. THIS RE-ISSUED DECISION FINAL APPEAL DATE IS 11/16/98. 120 DAYS = 1/25/99 SECTION I. APPLICATION SUMMARY • FILE NAME: PASSMORE PARTITION CASE NO: Minor Land Partition MLP 98-0011 PROPOSAL: A request for Minor Land Partition approval to divide one (1) parcel of approximately 0.42 acres into two (2) parcels of approximately 7,515 square feet and 8,135 square feet. OWNER: Thomas L. Fisher APPLICANT: Same P. O. Box 11370 Portland, OR 97211 ZONING DESIGNATION: Residential, 4.5 units per acre; R-4.5. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 2101. 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 Comm unity: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 98-0011-PASSMORE PARTITION PAGE 1 • • • • 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. If -the applicant chooses to construct a half-street improvement on SW Fonner Street, a public improvement permit and compliance agreement is required. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. If the applicant chooses NOT to construct a half-street improvement in SW Fonner Street, a Street Opening Permit will be required to cover the sanitary sewer connections and the private driveway entrance construction. 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. This permit shall be obtained by the applicant prior to approval of the final plat. 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 applicant shall show a right-of-way dedication for SW Fonner Street on the face of the final plat. The dedication shall ensure that 30 feet from centerline will be provided. 5. If the applicant chooses to construct a half-street improvement along the frontage of SW Fonner Street, the improvements adjacent to this site shall include: • City standard pavement section from curb to centerline equal to 20 feet; • Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; • Concrete curb, or curb and gutter as needed; ' • . Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 2 • • • NOTICE OF DECISION , r - MINOR LAND PARTITION[MLPI 98-0011 CITY OF TIGARD Cormnunity(Deve(opnent ShapingA Better Community PASSMORE PARTITION ***RE-ISSUED DECISION*** THIS DECISION IS BEING RE-ISSUED DUE TO AN INCORRECT CALCULATION OF THE 10-DAY APPEAL PERIOD. THE ORIGINAL DECISION FINAL APPEAL DATE WAS STATED AS 11/2/98; CORRECT DATE SHOULD HAVE BEEN 11/9/98. THIS RE-ISSUED DECISION FINAL APPEAL DATE IS 11/16/98. 120 DAYS = 1/25/98 SECTION I. APPLICATION SUMMARY FILE NAME: PASSMORE PARTITION CASE NO: Minor Land Partition MLP 98-0011 PROPOSAL: A request for Minor Land Partition approval to divide one (1) parcel of approximately 0.42 acres into two (2) parcels of approximately 7,515 square feet and 8,135 square feet. OWNER: Thomas L. Fisher .APPLICANT: Same P. O. Box 11370 Portland, OR 97211 ZONING DESIGNATION: Residential, 4.5 units per acre; R-4.5. LOCATION: 11370 SW Fonner Street; WCTM 2SI03AC, Tax Lot 2101. 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 98-0011-PASSMORE PARTITION PAGE 1 • • 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 Ragerin the Engineering Department at (503) 6394171). 1. If the applicant chooses to construct a half-street improvement. on SW Fonner Street, a public improvement permit and compliance agreement is required. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City. of Tigard Public Improvement Design Standards, which are . available at City Hall. 2. If the applicant chooses NOT to construct a half-street improvement in SW Fonner Street, a Street -Opening Permit will be required to cover the sanitary sewer connections and the private driveway entrance construction. 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. This permit shall be obtained by the applicant prior to approval of the final plat. 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 applicant shall show a right-of-way dedication for SW Fonner Street on the face of the final plat. The dedication shall ensure that 30 feet from centerline will.be provided. 5. If the applicant chooses to construct a half-street improvement along the frontage of SW Fonner Street, the improvements adjacent to this site shall include: • City standard pavement section from curb to centerline equal to 20 feet; • Pavement tapers needed to tie the new improvement back into the existing . edge of pavement shall be built beyond the site frontage; •, Concrete curb, or curb and gutter as needed; • Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 2 l • • • 5-foot concrete sidewalk; • Street trees behind the sidewalk spaced per TDC requirements; • Street striping; • Streetlights as determined by the City Engineer; • • Underground utilities; • Street signs (if applicable); • Driveway apron; and • Adjustments in vertical and/or horizontal alignment to construct SW Fonner Street in a safe manner, as approved by the Engineering Department. 6. If the applicant chooses not to construct a half-street improvement along the frontage of SW Fonner Street, 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 Fonner Street. 7. The final plat shall indicate a joint ingress/egress easement to serve both Parcels 1 and 2. One driveway approach onto SW Fonner Street will be permitted to serve the two parcels. 8. The applicant shall either place the existing overhead utility lines along SW Fonner. Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $2,200 and it shall be paid prior to approval of the final plat. 9. Final Plat Application Submission Requirements: • 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. • 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. • The right-of-way dedication for SW Fonner Street shall be made on the final plat. • 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 3 • • • 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 A BUILDING PERMIT: 10. Prior to issuance of a building permit, the applicant shall submit a site plan indicating the location of the proposed building envelope for Parcel #2. The plan shall indicate either that the driveway will be less than 150 feet in length or that a turnaround for fire apparatus will be provided to City standards. STAFF CONTACT: M. J. Roberts (639-4171). 11. Prior to issuance of a building permit, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 12. If the applicant constructs a half-street improvement in SW Fonner Street, that work shall be substantially complete prior to release of the building permit for Parcel 2. If the applicant does not construct a half-street improvement, then the Street Opening Permit work (sewer taps, driveway construction) can be done in conjunction with the house construction on Parcel 2. 13. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality fee per lot (fee.amount will be the latest approved by USA). 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; and 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 4 t • • 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: 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 5 • • SECTION III. BACKGROUND INFORMATION Property History: The subject parcel was annexed into the City of Tigard effective March 1998 (ZCA 98- 0001, Annexation Ordinance 98-04). The property is designated Low Density Residential on the Tigard Comprehensive Plan and zoned R-4.5. A pre-application conference regarding this proposal was held previously, on January 20th 1998. 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 the property (approximately 0.42 acres) into two (2) parcels of approximately 7,515 and 8,135 square feet respectively. The applicant proposes to dedicate 10 feet of additional right-of-way along the property's SW Fonner Street frontage and to construct a half-street improvement to City standards. 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 Low Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created parcels will allow for residential development at or near the intended density of 4.5 units per net acre. 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 6 • • 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. 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. The minimum lot width requirement of the R-4.5 zoning district is 50 feet. The preliminary plat indicates that Parcel 1 will have a minimum width of approximately 65 feet and that the building envelope of Parcel 2 (a flag lot) will also have a minimum width of approximately 65 feet. Both proposed parcels, therefore, exceed the minimum lot width requirements of the underlying zoning district and this criterion is met. 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-4.5 zoning district is 7,500 square feet. The applicant's preliminary plat indicates that Parcel 1 will have an area of approximately 7,515 square feet and Parcel 2 will have an area (exclusive of the 'flag pole') of approximately 8,135 square feet. Both proposed parcels, therefore, exceed the minimum lot area requirements of the underlying zoning district and 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. The subject property abuts SW Fonner Street, which is a public street. The applicant's preliminary plat indicates that Parcel 1 and Parcel 2 will have 65 feet and 15 feet of frontage on SW Fonner Street respectively. Both proposed parcels , therefore, meet or exceed the minimum standard and this criterion is met. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family units in the R-4.5 zoning district are 20 feet,.5 , • feet and 15 feet respectively. The existing dwelling will remain on Parcel 1 and will maintain setbacks of approximately 27 feet in the front yard, 18 feet and 6 feet respectively in the side yards and 44 feet in the rear yard as indicated on the preliminary plat. No - building plans are proposed at this time for Parcel 2 but since the building envelope area is approximately 100 feet by 80 feet, the applicable setbacks can also be met on this parcel. Compliance with setbacks for Parcel 2 will be required at the time of building permit. Staff finds proposed Parcels 1 and 2 meet the applicable setback standards outright or will meet them at the time development is proposed, therefore, this criterion is satisfied. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 7 • • t. • 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. Proposed Parcel 2 is a flag lot, however, no development is proposed at this time. As noted above, compliance with applicable setback standards will be ensured at the time of building permit and, based on the building envelope dimensions of Parcel 2, the setbacks can be met. Staff finds that the applicable setback standards must be met at the time of building permit and, therefore, this criterion is satisfied. 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. Parcel 2 is a flag lot, the paved 'driveway for which will be located within the 15-foot-wide 'flag pole' portion of the parcel. As the preliminary plat indicates, the proposed 'driveway will , therefore, be located within 10 feet of both the west property line of proposed Parcel 1 and the east property line of Tax Lot 2200. The applicant proposes to install'sight-obscuring screening to City standards along both sides of the 'flag pole' portion of Parcel 2. Therefore, this criterion is met. 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 Building Permit approval will require fire hydrants per the Unified Building Code. The applicant has stated that an additional Fire Hydrant will be provided if required and, therefore, this criterion 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 indicated on the Preliminary Plat, each proposed parcel will have separate access to SW Fonner Street. Therefore, this criterion does not apply. 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. As noted earlier in this report, both proposed parcels will .have access to SW Fonner Street in conformance with City standards. Chapter 18.108 further requires that a driveway serving 1 lot be at least 15 feet wide with a 10-foot paved width. Section 18.108.070.0 requires that access drives in excess of 150 feet in length be provided with approved provisions for the turnaround of emergency fire apparatus. As noted later in this report, the Building Division will require a 15-foot-wide all-weather surface for emergency fire access. The preliminary plat indicates that the proposed driveway will conform to the 15-foot width standard although the length of the driveway is not shown. A condition of approval will require that a permit for the driveway is obtained before the plat is recorded. Detailed plans submitted for permit review shall conform with the above standards. Therefore, this criterion is,satisfied. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTRION PAGE 8 i 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 adjacent to SW Fonner Street, which is classified as a minor collector on.the City's Transportation Plan Map. This street, when fully developed, will occupy a right-of- way (ROW) that is 60 feet wide. At present, the ROW is approximately 20 feet from centerline on the south side adjacent to this site. The applicant has indicated that they will dedicate additional ROW with the recording of the final plat to ensure that there will be 30 feet from centerline to meet the City's standard. 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. However,._there are existing half-street improvements adjacent to this site that could be connected to by the applicant. For instance, the north side of the street is improved adjacent to the Humbolt Creek Estates subdivision. In addition, the City will soon issue approved plans for the Fonner Woods subdivision immediately east of this site, which will provide for a half-street improvement along the south side of the roadway. The applicant's plans indicate that they are willing to construct a half-street improvement adjacent to this site. Although Staff can not justify a condition of approval as such based upon the impact from the development, Staff would encourage the applicant to follow through with the street improvement to provide for continuity. In the event the applicant chooses not to construct the half-street improvement as shown on the preliminary plan, they will 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. • NOTICE OF DECISION MU'98-0011-PASSMORE PARTITION PAGE 9 • Since SW Fonner Street is a minor collector, it is important to limit the number of driveways that have direct access. Staff recommends the applicant be required to provide one joint driveway to serve both Parcels 1 and 2 and show the appropriate joint ingress/egress easement on the face of the final plat. Water: This site can be served from an existing public water line located in SW Fonner Street. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Fonner Street. The applicant has reviewed the City's as-built information and has determined that both parcels . can be served from this main line. The applicant will need to obtain a public improvement permit from the City to make the necessary connections to the main sewer line. Storm Drainage: The topography of this site falls to the north toward SW Fonner Street. The applicant is proposing to direct the storm water from the two parcels to the street, which is acceptable. 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 Parcel 2. 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 along SW Fonner Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 80 lineal feet; therefore, the fee would be $2,200. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 10 • • 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. OTHER STAFF COMMENTS The City of Tigard Engineering Department 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 and offered the following comments: Parcel 2 shall be provided with a minimum 1 inch water meter. The City of Tigard Building Division has reviewed the proposal and offered the following comments: Provide a 15-foot-wide all-weather surface driveway to Parcel 2 (Note: Development Code requires driveways to be paved). Roof drains and low point drain are to be piped to an approved storm drain system. The City of Tigard Police Department and the City of Tigard Maintenance Services Department have had the opportunity to review the proposal and have offered no comments or objections. - SECTION V. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and offered comments with regard to Sanitary Sewer, Storm ,Sewer and Storm Water Quality. These areas have been addressed by the Engineering Department in this decision. GTE, Tualatin Valley Fire and Rescue, and Portland General Electric have had the opportunity to review the proposal and have offered no comments or objections. SECTION VI. 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 NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 11 • FINAL DECISION: DATE OF FILING: NOVEMBER 5, 1998 THE DECISION SHALL BE FINAL ON NOVEMBER 16, 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. THE DEADLINE FOR FILING OF AN APPEALIS 3:30-PM. ON NOVEMBER`161998:': .. 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. Ifl November 5. 1998 PREPARED B : M. J. Roberts DATE • • Associate Planner November 5. 1998 APPROVED BY: Richard Bewersdo DATE Planning Manager • is\curpin\mjr\mlp\m1p98-11.rev NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 12 TL 6300 TL 000 TL 5100 • I I Fa w l ,s,'V I o I �� � 2 I a • G w . . • . , TL 5000 C3 A4 I lir.II , 1 "tea -•y- I I T Q /S.W. FONNER [ 4 ST- O -- - b X - _ -��— r _ + A. fl____ • CO . L L 2300 TL 2200 �••�-'�/'� 1 TL 6100 TL 2000 //��ti Y•..•Y 7.5,512•4R 15' f6.5z' AREA CLEARANCE -•• 599. • AREA(NO FENCE/WALL) .F-�l EXISTING :^ i HOUSE REM TO REMAIN w 1T1 = N5 Z 01 „4 K I6.52' N N 695:. IT a Z SCREENING&BUFFERING: 1 WIMP'5'HIGH.FENCE/ + 3 0 . .� K WALL ALONG 80711 SIDES OF FLAG POLL WSUAL 0 CLEARANCE AREA MILL O am BE .A,NrA/NEO. i F W) •cs in O 1....9e. I 65.98' p Q VI H O N J 2 TL 6200 I o NET 4135.22 sq.f. ■ g GROSS 9.837.31 sq.f. a I rL 2400 - 2 I I ' lL 0 SHED TO • r- BE REUOVED I �_� }.. 1487'46'00T 60.10`—O— I V I • . . .0 • I NOTE: • PARCELS 1 & 2 MEET BASIC SOLAR ACCESS GRAPHIC SCALE REQUIREMENTS. • n .1 o ,a "L 2600 1 • (IN FEET) I Inch - 30 K 110 7 PAPER SZE SCALE: 1'-60' CASE NO[S]&CASE NAMEISI: • PASSMORE PARTITION sill P1A�d MLP O8-0011 EXHIBIT MAP N . , . - ;mann . GEOGRAPHIC INFORMATION SYSTEM it , _, A ,I , ,111/1 VICINITY MAP ����w MLP9 - S II � I 8 001. 1 LN �■� � � _-�' Id ir • 1 . "11141 _�r =�■■ ' . — Passmore Partition OWN "D". • !IIIIII " "Ili liii. giN ■- �ti CARMEN gT ■ - ■■ • ee 441116, , i 1 I fi I 111 1 �SUB E -r AIII ■ ____,,,L ,... ` � mil �u Iry • I.111■, . .L NA Mil v. .4 .rl� 0 100 200 300 400 500 Feet Ur*. 1111 0416wp*A. ,••384 feet .* :lilt _ City of,,,,i.,,, Tigard e Information on this map Is for general location only and . ' _ should be verified with the Development Services DMslon. LOA/11A ' iIl 13125 SW Hall Blvd ' !�� 0� Tigard,OR 97223' •Q v I .1...... I (503)1139.4171 __ r '� � !IA' NM ■ http://www.ci.tigard.or.us (omnluairy Development Plot date:Sep 29,1998;C1magic1MAGlCOLAPA • • NOTICE OF DECISION MINOR LAND PARTITION:[MLP] 98=0011 C mTM ty TIGAgnent =PASSMORE PARTITION� s�p'gA Better Community 120 DAYS = 1/25/98 SECTION I. APPLICATION SUMMARY FILE NAME: PASSMORE PARTITION CASE NO: Minor Land Partition MLP 98-0011 PROPOSAL: A request for Minor Land Partition approval to divide one (1) parcel of approximately 0.42 acres into two (2) parcels of approximately 7,515 square feet and 8,135 square feet. OWNER: Thomas L. Fisher APPLICANT: Same P. O. Box 11370 Portland, OR 97211 ZONING DESIGNATION: Residential, 4.5 units per acre; R-4.5. LOCATION: 11370 SW Fonner Street; WCTM 2SI03AC, Tax Lot 2101. 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 98-0011-PASSMORE PARTITION ' PAGE 1 • • 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. If the applicant chooses to construct a half-street improvement on SW Fonner Street, a public improvement permit and compliance agreement is required. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. If the applicant chooses NOT to construct a half-street improvement in SW Fonner Street, a Street Opening Permit will be required to cover the sanitary sewer connections and the private driveway entrance construction. 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. This permit shall be obtained by the applicant prior to approval of the final plat. 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 applicant shall show a right-of-way dedication for SW Fonner Street on the face of the final plat. The dedication shall ensure that 30 feet from centerline will be provided. 5. If the applicant chooses to construct a half-street improvement along the frontage of SW Fonner Street, the improvements adjacent to this site shall include: • City standard pavement section from curb to centerline equal to 20 feet; • Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; • Concrete curb, or curb and gutter as needed; • Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 2 • • • 5-foot concrete sidewalk; • Street trees behind the sidewalk spaced per TDC requirements; • Street striping; • Streetlights as determined by the City Engineer; • Underground utilities; • Street signs (if applicable); • Driveway apron; and • • Adjustments in vertical and/or horizontal alignment to construct SW Fonner Street in a safe manner, as approved by the Engineering Department. 6. If the applicant chooses not to construct a half-street improvement along the frontage of SW Fonner Street, 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 Fonner Street. 7. The final plat shall indicate a joint ingress/egress easement to serve both Parcels 1 and 2. One driveway approach onto SW Fonner Street will be permitted to serve the two parcels. 8. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $2,200 and it shall be paid prior to approval of the final plat. 9. Final Plat Application Submission Requirements: • 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. • 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. • The right-of-way dedication for SW Fonner Street shall be made on the final plat. • 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 3 • 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.A BUILDING PERMIT:: 10. Prior to issuance of a building permit, the applicant shall submit a site plan indicating the location of the proposed building envelope for Parcel #2. The plan shall indicate either that the driveway will be less than.150 feet in length or that a turnaround for fire apparatus will be provided to City standards. STAFF CONTACT: M. J. Roberts (639.4171). 11. Prior to issuance of a building permit, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 12. If the applicant constructs a half-street improvement in SW Fonner Street, that work shall be substantially complete prior to release of the building permit.for Parcel 2. If the applicant does not construct a half-street improvement, then the Street Opening Permit work (sewer taps, driveway construction) can be done in conjunction with the house construction on Parcel 2. 13. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). IN ADDITION THE APPLICANT SHOULD BE AWARE OF THE • FOLLOW ING 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; and 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. ' 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 4 • • 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 wilting 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: 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 5 • • SECTION III. BACKGROUND INFORMATION Property History: The subject parcel was annexed into the City of Tigard effective March 1998 (ZCA 98- 0001, Annexation Ordinance 98-04). The property is designated Low Density Residential on the Tigard Comprehensive Plan and zoned R-4.5. A pre-application conference regarding this proposal was held previously, on January 20th 1998. 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 the property (approximately 0.42 acres) into two (2) parcels of approximately 7,515 and 8,135 square feet respectively. The applicant proposes to dedicate 10 feet of additional right-of-way along the property's SW Fonner Street frontage and to construct a half-street improvement to City standards. 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 Low Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created parcels will allow for residential development at or near the intended density of 4.5 units per net acre. 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. 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. • NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 6 • • 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. 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. The minimum lot width requirement of the R-4.5 zoning district is 50 feet. The preliminary plat indicates that Parcel 1 will have a minimum width of approximately 65 feet and that the building envelope of.Parcel 2 (a flag lot) will also have a minimum width of approximately 65 feet. Both proposed parcels, therefore, exceed the minimum lot width requirements of the underlying zoning district and this criterion is met. 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-4.5 zoning district is. 7,500 square feet. The applicant's preliminary plat indicates that Parcel 1 will have an area of approximately 7,515 square feet and. Parcel 2 will have an area (exclusive of the 'flag pole') of approximately 8,135 square feet. Both proposed parcels, therefore, exceed the minimum lot area requirements of the underlying zoning district and 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. The subject property abuts SW Fonner Street, which is a public street. The applicant's preliminary plat indicates that Parcel 1 and Parcel 2 will have 65 feet and • 15 feet of frontage on SW Fonner Street respectively. Both proposed parcels , therefore, meet or exceed the minimum standard and this criterion is met. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family units'in the R-4.5 zoning district are 20 feet, 5 feet and 15 feet respectively. The existing dwelling will remain on Parcel 1 and will maintain setbacks of approximately 27 feet in the front yard, 18 feet and 6 feet respectively in the side yards and 44 feet in the rear yard as indicated on the preliminary plat. No building plans are proposed at this time for Parcel 2 but since the building envelope area is approximately 100 feet by 80 feet, the applicable setbacks can also be met on this parcel. Compliance with setbacks for Parcel 2 will be required at the time of building permit. Staff finds proposed Parcels 1 and 2 meet the applicable setback standards outright or will meet them at the time development is proposed, therefore, this criterion is satisfied. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 7 • • 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. Proposed Parcel 2 is a flag lot, however, no development is proposed at this time. As noted above, compliance with applicable setback standards will be ensured at the time of building permit and, based on the building envelope dimensions of Parcel 2, the setbacks can be met. Staff finds that the applicable setback standards must be met at the time of building permit and, therefore, this criterion is satisfied. 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. Parcel 2 is a flag lot, the paved driveway for which will be located within the 15-foot-wide `flag pole' portion of the parcel. As the preliminary plat indicates, the proposed driveway will , therefore, be located within 10 feet of both the west property line of proposed Parcel 1 and the east property line of Tax Lot 2200. The applicant proposes to install sight-obscuring screening to City standards along both sides of the `flag pole' portion of Parcel 2. Therefore, this criterion is met. 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 Building Permit approval will require fire hydrants per the Unified Building Code. The applicant has stated that an additional Fire Hydrant will be provided if required and, therefore, this criterion 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 indicated on the Preliminary Plat, each proposed parcel will have separate access to SW Fonner Street. Therefore, this criterion does not apply. 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. As noted earlier in this report, both proposed parcels will have access to SW Fonner Street in conformance with City standards. Chapter 18.108 further requires that a driveway serving 1 lot be at least 15 feet wide with a 10-foot paved width. Section 18.108.070.0 requires that access drives in excess of 150 feet in length be provided with approved provisions for the turnaround of emergency fire apparatus. As noted later in this report, the Building Division will require a 15-foot-wide all-weather surface for emergency fire access. The preliminary plat indicates that the proposed driveway will conform to the 15-foot width standard although the length of the driveway is not shown. A condition of approval will require that a permit for the driveway is obtained before the plat is recorded. Detailed plans submitted for permit review shall conform with the above standards. Therefore, this criterion is satisfied. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 8 • • 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 adjacent to SW Fonner Street, which is classified as a minor collector on the City's Transportation Plan Map. This street, when fully developed, will occupy a right-of- way (ROW) that is 60 feet wide. At present, the ROW is approximately 20 feet from centerline on the south side adjacent to this site. The applicant has indicated that they will dedicate additional ROW with the recording of the final plat to ensure that there will be 30 feet from centerline to meet the City's standard. 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. However,. there are existing half-street improvements adjacent to this site that could be connected to by the applicant. For instance, the north side of the street is improved adjacent to the Humbolt Creek Estates subdivision. In addition, the City will soon issue approved plans for the Fonner Woods subdivision immediately east of this site, which will provide for a half-street improvement along the south side of the roadway. The applicant's plans indicate that they are willing to construct a half-street improvement adjacent to this site. Although Staff can not justify a condition of approval as such based upon the impact from the development, Staff would encourage the applicant to follow through with the street improvement to provide. for continuity. In the event the applicant chooses not to construct the half-street improvement as shown on the preliminary plan, they will 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. . NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 9 • • Since SW Fonner Street is a minor collector, it is important to limit the number of driveways that have direct access. Staff recommends the applicant be required to provide one joint driveway to serve both Parcels 1 and 2 and show the appropriate joint ingress/egress easement on the face of the final plat. Water: This site can be served from an existing public water line located in SW Fonner Street. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Fonner Street. The applicant has reviewed the City's as-built information and has determined that both parcels can be served from this main line. The applicant will need to obtain a public improvement permit from the City to make the necessary connections to the main sewer line. Storm Drainage: The topography of this site falls to the north toward SW Fonner Street. The applicant is proposing to direct the storm water from the two parcels to the street, which is acceptable. 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 Parcel 2. 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 along SW Fonner Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 80 lineal feet; therefore, the fee would be $2,200. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 10 • • 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. OTHER STAFF COMMENTS The City of Tigard Engineering Department 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 and offered the following comments: Parcel 2 shall be provided with a minimum 1 inch water meter. The City of Tigard Building Division has reviewed the proposal and offered the following comments: • Provide a 15-foot-wide all-weather surface driveway to Parcel 2 (Note: Development Code requires driveways to be paved). Roof drains and low point drain are to be piped to an approved storm drain system. The City of Tigard Police Department and the City of Tigard Maintenance Services Department have had the opportunity to review the proposal and have offered no comments or objections. -- SECTION V. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and offered comments with regard to Sanitary Sewer, Storm Sewer and Storm Water Quality. These areas have been addressed by the Engineering Department in this decision. GTE, Tualatin Valley Fire and Rescue, and Portland General Electric have had the opportunity to review the proposal and have offered no comments or objections. • SECTION VI. 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 • NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 11 • • FINAL DECISION: DATE OF FILING: OCTOBER 29, 1998 THE DECISION SHALL BE FINAL ON NOVEMBER 2, 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. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON NOVEMBER 2, 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. 14 * ' - , October 29. 1998 PREPARED BY: M. J. Roberts DATE . Associate Planner 0_40r • *f/ October 29. 1998 APPROVED BY: 'Ichard Bewersdorff V DATE Planning Manager i:\curpin\mjAmlp\mlp98-11.dec NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 12 r i TL 6300 _ TL 1200 TL 5100 el, I w I TL 5000 C �). J .( 1T•` • II Il5• 1.3' I �� I . 1 ?� 1--Y---.1 - I I I I__ _ _ _ ± . [ 4 ST ix — F O N N E R NER Q S W — — _ MIMS r �- - _ _L — — — — — — N w,DDC4T , o- n f • '0o _ _ _ __ Di .f :eo,o' . _I— — -- \ \75.07' .-p Cli °" TL 6100 TL 2300 TL 2200 r,",r� ,5152saR. TL 2000 ♦n 1s Z 18.52' VISUAL CLEARANCE AREA(NO FENCE/WALL) 5.99) r •e EXISTING HOUSE Z n- TO REMAIN O! N 01 ^ _i 18.52• N Z • • N 6.05- I- 1 Q SCREENING S BUFFERING: 3 o • • - WALL AL 5'l9 9001 FENCE/ . WALL ALONG BOTH SIDES OF FLAG POLE; NSLAL I P W CLEARANCE AREA MILL 1 . BE MAINFAMED. 14 PI p 15.00' 81.98' p Q •P•1 in H O Ce J a 2 TL 6200 I NET 4135.22 sq.ft T.o N '° . . I GROSS 9.837.31 sq. . TL 2400 - a 2 I • I EXISTING , r-iSHED TO I O BE REMOVED IL_J N8746 OO'E 80.10 I .(1 U I NOTE: PARCELS 1 do 2 MEET BASIC SOLAR ACCESS • GRAPHIC SCALE REQUIREMENTS. •° -L 2600 (IN PELT) • • 1 1000= 30 ft. 11.17 PAPER SIZE.SCALE: 1'-60' CASE NO[Sl 8 CASE MAME(SI: SITE PLAN MEP 80ROE�PARIITION • EXHIBIT MAP N . . • • r I -- . �____ ti CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM IIII _.. kI � VICINITY MAP mg. I iSW/ /� ��� MLP 98-0011 ■ ��N I— II. I _ � ■Q M=■ Q al — _�� ' Passmore Partition "'OL ST �=■ E'ofROL -f— 0 I Y- ,' . X77 wi CARMEN �ST , a I ` . 6 ,, -� J; $4 •$ 1_, ____ I ■ I WI— . i 1 • SUB EC 1,$44111111111. PARCEL • . . ill rr qIpw N DERRY DELL N ■ Q o too zoo 30o aoo soo Feet r�22a i 1"=384 feet 11%_4 oi ow-Ifere , Ain 4..r. I 11, ■.*- . • At City of Tigard .• , ���, PARK• . �j a Information on this map is for general location only and • V_ should be verified wiN the Development Services Division. .92. 5 2 13125 SW Hall Blvd' ' m ��� QL Tigard,OR 97223 ' , �• h J125 SW t&i all Blvdus 'r . II �.' dP g Community Plot date Sep 29,1998;C\magicUUGICO2APR 0 A AFFIDAVIT OF MAILING CITY OF TIGARD Community Development • SFiaping`A Better Community STATE OF OclaGON ) • County of Washington )Ss City of Tigard ) I, Vivian L. Nimmo, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist I for the City of Tigard, Washington County, Oregon and that I served the following: • {Check Appropriate Box(s)Belau} ® NOTICE OF DECISION FOR:E7). MLP 98-0011/PASSMORE PARTITION El AMENDED NOTICE: (File NoJName Reference) (RE-ISSUED NOTICE WITH FINAL APPEAL DATE CORRECTION) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: i? I El AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission p Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: I ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: FOR: ii. I (Type/Kind of Notice) (File NoJName 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 5 day of November ,1998, and deposited in the United States Mail on the 5 day of November , 1998,postage prepaid. i� i ............ • . .(Person that Prepared Notice) Subscribed and sworn/affirmed before me on the 49 ' day of ll , 1 ey `.,,'� :'.iCIAL SEAL (�An� /� �/ ; • � a DIANE M JELDERKS�� NOTAY PUBLIC-OREGON \ / COMMISSION NO.046142 N ARYPUBLIC OF ORE i N MY COMMISSION EXPIRES SEPTEMBER 07,1999 MY Commission Expires: 7 - . Co,svn&vrs MEMORANDUM CITY OF TIGARD, OREGON DATE: October 26, 1998 TO: MJ Roberts, Associate Planner FROM: Brian Rager, Development Review Engineer RE: MLP 98-0011, Passmore Partition Description: The applicant wishes to partition 0.42-acre parcel into two parcels of 10,758 square feet and 8,997 square feet. The site is located at 11370 SW Fonner Street (WCTM 2S1 03AC, Tax Lot 2101). Findings: 1. Streets: This site is adjacent to SW Fonner Street, which is classified as a minor ' collector on the City's Transportation Plan Map. This street, when fully developed, will occupy a right-of-way (ROW) that is 60 feet wide. At present, the ROW is approximately 20 feet from centerline on the south side adjacent to this site. The applicant has indicated that they will dedicate additional ROW with the recording of the final plat to ensure that there will be 30 feet from centerline to meet the City's standard. 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. However, there are existing half-street improvements adjacent to this site that could be connected to by the applicant. For instance, the north side of the street is improved adjacent to the Humbolt Creek Estates subdivision. In addition, the City will soon ENGINEERING.COMMENTS MLP 98-0011 Passmore Partition PAGE 1 • • issue approved plans for the Fonner Woods subdivision immediately east of this site,.which will provide for a half-street improvement along the south side of the roadway. The applicant's plans indicate that they are willing to construct a half-street improvement adjacent to this site. Although Staff can not justify a condition of approval as such based upon the impact from the development, Staff would encourage the applicant to follow through with the street improvement to provide for continuity. In the event the applicant chooses not to construct the half-street improvement as shown on the preliminary plan, they will 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. Since SW Fonner Street is a minor collector, it is important to limit the number of driveways that have direct access. Staff recommends the applicant be required to provide one joint driveway to serve both Parcels 1 and 2 and show the appropriate joint ingress/egress easement on the face of the final plat. 2. Water: This site can be served from an existing public water line located in SW Fonner Street. 3. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Fonner Street. The applicant has reviewed the City's as-built information and has determined that both parcels can be served from this main line. The applicant will need to obtain a public improvement permit from the City to make the necessary connections to the main sewer line. 4. Storm Drainage: The topography of this site falls to the north toward SW Fonner Street. The applicant is proposing to direct the storm water from the two parcels to the street, which is acceptable. • 5. Storm Water Quality: . The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) ENGINEERING COMMENTS MLP 98-0011 Passmore Partition PAGE 2 • • • • 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 Parcel 2. 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 erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. 7. Existing Overhead Utility Lines: There are existing overhead utility lines along SW Fonner Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 80 lineal feet; therefore the fee would be $ 2,200.00. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Note: Unless otherwise noted, the staff contact for the following conditions will be Brian Rager, Engineering Department (639-4171). 1. If the applicant chooses to construct a half-street improvement on SW Fonner Street, a public improvement permit and compliance agreement is required. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform ENGINEERING COMMENTS MLP 98-0011 Passmore Partition PAGE 3 • • • to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. If the applicant chooses NOT to construct a half-street improvement in SW Fonner Street, a Street Opening Permit will be required to cover the sanitary sewer connections and the private driveway entrance construction. 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. This permit shall be obtained by the applicant prior to approval of the final plat. 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 applicant shall show a right-of-way dedication for SW Fonner Street on the face of the final plat. The dedication shall ensure that 30 feet from centerline will be provided. 5. If the applicant chooses to construct a half-street improvement along the frontage of SW Fonner Street, the improvements adjacent to this site shall include: a. City standard pavement section from curb to centerline equal to 20 feet b. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage c. concrete curb, or curb and gutter as needed d. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff e. 5 foot concrete sidewalk f. street trees behind the sidewalk spaced per TDC requirements g. street striping h. streetlights as determined by the City Engineer underground utilities j. street signs (if applicable) k. driveway apron ENGINEERING COMMENTS MLP 98-0011 Passmore Partition PAGE 4 • • I. adjustments in vertical and/or horizontal alignment to construct SW Fonner Street in a safe manner, as approved by the Engineering Department. 6. If the applicant chooses not to construct a half-street improvement along the frontage of SW Fonner Street, 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 Fonner Street. • 7. The final plat shall indicate a joint ingress/egress easement to serve both Parcels 1 and 2. One driveway approach onto SW Fonner Street will be permitted to serve the two parcels. 8. The applicant shall either place the existing overhead utility lines along SW SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 2,200.00 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. The right-of-way dedication for SW Fonner Street shall be made on the final plat. D. 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. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. ENGINEERING COMMENTS MLP 98-0011 Passmore Partition PAGE 5 • • • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF A BUILDING PERMIT: • 10. Prior to issuance of a building permit, the applicant shall provide the • Engineering Department with a recorded mylar copy of the partition plat. 11. If the applicant constructs a half-street improvement in SW Fonner Street, that work shall be substantially complete prior to release of the building permit for Parcel 2. If the applicant does not construct a half-street improvement, then the Street Opening Permit work (sewer taps, driveway construction) can be done in conjunction with the house construction on Parcel 2. 12. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved • by USA). • • • • i:\eng\brianncomments\m1p98-11.bdr • • • • ENGINEERING COMMENTS MLP 98-0011 Passmore Partition PAGE 6 • •i A4t► '�0'�p7y� REQUEST FOR OINIIMENTSG C.OF TIGARD Community(Development OCT 01 1998 Shaping A Better Community DATE: September 30,1998 CITY OF TIGARD TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone:[503)639-4111 Fax:[503)6841291 RE: MINOR LAND PARTITION(MLPI 98-0011 ➢ PASSMORE PARTITION < A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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 12. 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. PL,SE 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 (T ide lease prov the fodowing information)Name of Personisi Commenting: a,VJo\r Phone Number(si: *2,26 MLP 98-0011 PASSMORE PARTITION PROPOSAUREOUEST FOR COMMENTS • • REQUEST FOR COMMENTS 11 OF TI CITY TIGARD Community Deve(opment Shaping A Better Community DATE: September 30,1998 TO: Michael Miller,Operations Utility Manager FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone:15031639-4171 Fait 150316841291 RE: MINOR LAND PARTITION(MLPI 98-0011 ➢ PASSMORE PARTITION < A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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 12. 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: Li A X02 /14 -7-E11 -ro Pr-LC.0 a To we M t%, • t r' V (ct'lease provide the folrowing information)Name of Person[sl Commenting: / can Phone Number[sl: � MLP 98-0011 PASSMORE PARTITION PROPOSAUREQUEST FOR COMMENTS 10/13/98 11:48 FAX 503 6403525 UNIFIED SEWERAGE AGENCY (J 001 • . REQUEST FOR COMMENTS CITY OF TIGARD • Community(Deve(apment aM shaping Better Community DATE September 30,1998 It O CT 1 1998 —r6 Julia Ruffnian,Unified Sewerage Agency FROM: City of Tigard STAFF CONTACT: MJ.Roberts,Associate Planner Pboao:[56316394171 Fat 1503)684-1291 RE: MINOR LAND PARTITION(MLPI 98-0011 PASSMORE PARTITION Q A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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/OURSOMU NTS BACKBY: (MONDAY - OCTO ER i 32__19_911. You may use the space provided below or attach a separate letter to return your comments. If you arg unable to repond 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: A>C. 1P p ov de e fo ng'info►mation)Name of Persontsl Commend }6 )4 !Phone luumberisl: ...erti leer enu rnuuKUTA • . 10/13/98 11:49 FAX 503 6403525 UNIFIED SEWERAGE AGENCY Q002 Ufn -1 _ UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: October 13, 1998 TO: MT_Roberts, City of Tigard FROM: Julia Huffman, USA ‘0‘2■ SUBJECT: Passmore Partition,MLP 98-0011 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 Fee in lieu would be acceptable for this project if requested by the applicant. • Phone: 503/648-3621 Ufw • • • UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM DATE: October 13, 1998 TO: MJ. Roberts, City of Tigard FROM: Julia Huffman, USA SUBJECT: Passmore Partition, MLP 98-0011 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 Fee in lieu would be acceptable for this project if requested by the applicant. 155 North First Avenue,Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 • • • REQUEST FOR COMMENTS CIO IIGARD Community Development a U Shaping A Better Community , lb7 U DATE: September 30,1998 OCT 1 1998 —1:15 Julia Huffman,Unified Sewerage Agency FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone:(503)639-41171 Fax:[5031684-7291 RE: MINOR LAND PARTITION MMLPJ 98-0011 ➢ PASSMORE PARTITION < A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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 12. 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: ('lease provide the fodming information)Name of Person's]Commentin 1` h Phone Number's]: 4- MLP 98-0011 PASSMORE PARTITION PROPOSAL/REQUEST FOR COMMENTS • • An REQUEST FOR COMMENTS - CITY OF TIGARD Community Development Shaping A Better Community DATE: September 30,1998 TO: Brian Moore,PGE Service Design Consultant FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner • Phone:[5031639-4171 Fax:[5031684-1291 RE: MINOR LAND PARTITION[MLP]98-0011 ➢ PASSMORE PARTITION < A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1)I 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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 12. 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: v (4'lease provide the following information)Name of Person[sl Commenting: Phone Number[s): 5-70- 4q.C7� MLP 98-0011 PASSMORE PARTITION PROPOSAUREOUEST FOR COMMENTS • • REQUEST FOR COMMENTS CITY OF TIGARD Community Devetopment Shaping A Better Community DATE: September 30,1998 TO: John Roy,Property Manager/Operations Department FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone:15031639-4171 Fait 150316847297 RE: MINOR LAND PARTITION[MLPI 98-0011 ➢ PASSMORE PARTITION < A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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 12. 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. PLEA 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: 44 // .• l (P1Tease provide the fa i ng information)Name of Person(sl Commenting: I , 1 Phone Numbertsl: I MLP 98-0011 PASSMORE PARTITION PROPOSAL/REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OFIGARD Community Development Shaping A Better Community DATE: September 30,1998 TO: David Scott,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone:[5031639-4171 Fax[503)684-1297 RE: MINOR LAND PARTITION[MLPI 98-0011 ➢ PASSMORE PARTITION < A request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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 12. 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: (Po w;d.? /5' ta a(to, e,�Pa �-�4Q� � n � .o c%p� � � � sLm t j� J GT isn , Z ca av r. /7 ,r/ i® aA ;we e■ /o p, Port (cPkase provide the fodowing information)Name of Person[sl Commenting: l Phone Humberto): g1.) MLP 98-0011 • PASSMORE PARTITION PROPOSAUREQUEST FOR COMMENTS PLAN/WM- "IATERI4L5 III h AFFIDAVIT OF MAILING ` 'G CITY OF TI! Community cDeveCopment • Shaping Better Community STA`E OE OcII GON ) . • County of Washington )ss. City of Tigard ) . I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: - (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR:E77 MLP 98-0011 PASSMORE PARTITION AMENDED NOTICE (File NoJName Reference) ® City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: I 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: t 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[SI 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 ; ' on the 29 day of October, 1998, and deposited in the United States Mail on the 29 day of October, 1998, postage •repaid. / ,/; . 4, - 0 /ay( . . ' _.-d.if 4 A., A A■ —idfdleA . ("erson that Pr-.ared Notice) 22r d . 99S Subscribed and sworn/affirmed before me on the _ ✓ day of ■. ' ' . , 1 , - OFFICIAL SEAL aa,,,,.)vjp, • ti<.i•,-F.:_. DIANE M JELDERK"2--' NOTARY PUBLIC-OREGON NOTARY PUBLIC OF COMMISSION N0.046ta2 MY COMMISSION EXPIRES SEPTEMBER 07,1999 MY Commission Expires: /7/./7 • • • EXHIB T A NOTICE OF DECISION !! MINOR LAND PARTITION [MLPI 98-0011 Community Development PASSMORE PARTITION Shaping A Better Community 120 DAYS = 1/25/98 SECTION I. APPLICATION SUMMARY FILE NAME: PASSMORE PARTITION CASE NO: Minor Land Partition MLP 98-0011 PROPOSAL: A request for Minor Land Partition approval to divide one (1) parcel of approximately 0.42 acres into two (2) parcels of approximately 7,515 square feet and 8,135 square feet. OWNER: Thomas L. Fisher APPLICANT: Same P. O. Box 11370 Portland, OR 97211 ZONING DESIGNATION: Residential, 4.5 units per acre; R-4.5. LOCATION: 11370 SW Fonner Street; WCTM 2SI03AC, Tax Lot 2101. 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 98-0011-PASSMORE PARTITION PAGE 1 • 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. If the applicant chooses to construct a half-street improvement on SW Fonner Street, a public improvement permit and compliance agreement is required. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. (NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall. 2. If the applicant chooses NOT to construct a half-street improvement in SW Fonner Street, a Street Opening Permit will be required to cover the sanitary sewer connections and the private driveway entrance construction. 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. This permit shall be obtained by the applicant prior to approval of the final plat. • 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 applicant shall show a right-of-way dedication for SW Fonner Street on the face of the final plat. The dedication shall ensure that 30 feet from centerline will be provided. 5. If the applicant chooses to construct a half-street improvement along the frontage of SW Fonner Street, the improvements•adjacent to this site shall include: • City standard pavement section from curb to centerline equal to 20 feet; • Pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; • Concrete curb, or curb and gutter as needed; • Storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 2 • • 5-foot concrete sidewalk; • Street trees behind the sidewalk spaced per TDC requirements; • Street striping; • Streetlights as determined by the City Engineer; • Underground utilities; • Street signs (if applicable); • Driveway apron; and • Adjustments in vertical and/or horizontal alignment to construct SW Fonner Street in a safe manner, as approved by the Engineering Department. 6. If the applicant chooses not to construct a half-street improvement along the frontage of SW Fonner Street, 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 Fonner Street. 7. The final plat shall indicate a joint ingress/egress easement to serve both Parcels 1 and 2. One driveway approach onto SW Fonner Street will be permitted to serve the two parcels. 8. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as'a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen the amount will be $2,200 and it shall be paid prior to approval of the final plat. 9. Final Plat Application Submission Requirements: • 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. • 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. • The right-of-way dedication for SW Fonner Street shall be made on the final plat. • 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 3 • • • 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 A BUILDING PERMIT: 10. Prior to issuance of a building permit, the applicant shall submit a site plan indicating the location of the proposed building envelope for Parcel #2. The plan shall indicate either that the driveway will be less than.150 feet in length or that a turnaround for fire apparatus will be provided to City standards. STAFF CONTACT: M. J. Roberts (639=4171). 11. Prior to issuance of a building permit, the applicant shall provide the Engineering Department with a recorded mylar copy of the partition plat. 12. If the applicant constructs a half-street improvement in SW Fonner Street, that work shall be substantially complete prior to release of the building permit.for Parcel 2. If the applicant does not construct a half-street improvement, then the Street Opening Permit work (sewer taps, driveway construction) can be done in conjunction with the house construction on Parcel 2. 13. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the • standard water quality fee per lot (fee amount will be the latest approved by USA). 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; and 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. ., 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. NOTICE OF DECISION MLP 98.0011-PASSMORE PARTITION PAGE 4 • • 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: 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 5 • • SECTION III. BACKGROUND INFORMATION Property History: The subject parcel was annexed into the City of Tigard effective March 1998 (ZCA 98- 0001, Annexation Ordinance 98-04). The property is designated Low Density Residential on the Tigard Comprehensive Plan and zoned R-4.5. A pre-application conference regarding this proposal was held previously, on January 20th 1998. 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 the property (approximately 0.42 acres) into two (2) parcels of approximately 7,515 and 8,135 square feet respectively. The applicant proposes to dedicate 10 feet of additional right-of-way along the property's SW Fonner Street frontage and to construct a half-street improvement to City standards. 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 Low Density Residential use. The proposal conforms with the City's Comprehensive Plan in that the newly created parcels will allow for residential development at or near the intended density of 4.5 units per net acre. 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. 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 6 • • 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. 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. The minimum lot width requirement of the R-4.5 zoning district is 50 feet. The preliminary plat indicates that Parcel 1 will have a minimum width of approximately 65 feet and that the building envelope of.Parcel 2 (a flag lot) will also have a minimum width of approximately 65 feet. Both proposed parcels, therefore, exceed the minimum lot width requirements of the underlying zoning district and this criterion is met. 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-4.5 zoning district is. 7,500 square feet. The applicant's preliminary plat indicates that Parcel 1 will have an area of approximately 7,515 square feet and Parcel 2 will have an area (exclusive of the `flag pole') of approximately 8,135 square feet. Both proposed parcels, therefore, exceed the minimum lot area requirements of the underlying zoning district and 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. The subject property abuts SW Fonner Street, which is a public street. The applicant's preliminary plat indicates that Parcel 1 and Parcel 2 will have 65 feet and 15 feet of frontage on SW Fonner Street respectively. Both proposed parcels , therefore, meet or exceed the minimum standard and this criterion is met. Setbacks: Setbacks shall be as required by the applicable zoning district. The front, side and rear yard setbacks for single-family units in the R-4.5 zoning district are 20 feet, 5 feet and 15 feet respectively. The existing dwelling will remain on Parcel 1 and will maintain setbacks of approximately 27 feet in the front yard, 18 feet and 6 feet respectively in the side yards and 44 feet in the rear yard as indicated on the preliminary plat. No building plans are proposed at this time for Parcel 2 but since the building envelope area is approximately 100 feet by 80 feet, the applicable setbacks can also be met on this parcel. Compliance with setbacks for Parcel 2 will be required at the time of building permit. Staff finds proposed Parcels 1 and 2 meet the applicable setback standards outright or will meet them at the time development is proposed, therefore, this criterion is satisfied. • NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 7 • 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. Proposed Parcel 2 is a flag lot, however, no development is proposed at this time. As noted above, compliance with applicable setback standards will be ensured at the time of building permit and, based on the building envelope dimensions of Parcel 2, the setbacks can be met. Staff finds that the applicable setback standards must be met at the time of building permit and, therefore, this criterion is satisfied. 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.' Parcel 2 is a flag lot, the paved driveway for which will be located within the 15-foot-wide 'flag pole' portion of the parcel. As the preliminary plat indicates, the proposed driveway will , therefore, be located within 10 feet of both the west property line of proposed Parcel 1 and the east property line of Tax Lot 2200. The applicant proposes to install sight-obscuring screening to City standards along both sides of the 'flag pole' portion of Parcel 2. Therefore, this criterion is met. 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 Building Permit approval will require fire hydrants per the Unified Building Code. The applicant has stated that an additional Fire Hydrant will be provided if required and, therefore,this criterion 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 indicated on the Preliminary Plat, each proposed parcel will have separate access to SW Fonner Street. Therefore, this criterion does not apply. 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. As noted earlier in this report, both proposed parcels will have access to SW Fonner Street in conformance with City standards. Chapter 18.108 further requires that a driveway serving 1 lot be at least 15 feet wide with a 10-foot paved width. Section 18.108.070.0 requires that access drives in excess of 150 feet in length be provided with approved provisions for the turnaround of emergency fire apparatus. As noted later in this report, the Building Division will require a 15-foot-wide all-weather surface for emergency fire access. The preliminary plat indicates that the proposed driveway will conform to the 15-foot width standard although the length of the driveway is not shown. A condition of approval will require that a permit for the driveway is obtained before the plat is recorded. Detailed plans submitted for permit review shall conform with the above standards. Therefore, this criterion is satisfied. NOTICE OF DECISION - MLP 98-0011-PASSMORE PARTITION PAGE 8 • • . • 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 adjacent to SW Fonner Street, which is classified as a minor collector on the City's Transportation Plan Map. This street, when fully developed, will occupy a right-of- way (ROW) that is 60 feet wide. At present, the ROW is approximately 20 feet from centerline on the south side adjacent to this site. The applicant has indicated that they will dedicate additional ROW with the recording of the final plat to ensure that there will be 30 feet from centerline to meet the City's standard. 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. However, there are existing half-street improvements adjacent to this site that could be connected to by the applicant. For instance, the north side of the street is improved adjacent to the Humbolt Creek Estates subdivision. In addition, the City will soon issue approved plans for the Fonner Woods subdivision immediately east of this site, which will provide for a half-street improvement along the south side of the roadway. The applicant's plans indicate that they are willing to construct a half-street improvement adjacent to this site. Although Staff can not justify a condition of approval as such based upon the impact from the development, Staff would encourage the applicant to follow through with the street improvement to provide for continuity. In the event the applicant chooses not to construct the half-street improvement as shown on the preliminary plan, they will 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. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 9 • • • Since SW Fonner Street is a minor collector, it is important to limit the number of driveways that have direct access. Staff recommends the applicant be required to provide one joint driveway to serve both Parcels. 1 and 2 and show the appropriate joint ingress/egress easement on the face of the final plat. Water: This site can be served from an existing public water line located in SW Fonner Street. Sanitary Sewer: There is an existing 8-inch public sanitary sewer line located in SW Fonner Street. The applicant has reviewed the City's as-built information and has determined that both parcels can be served from this main line. The applicant will need to obtain a public improvement permit from the City to make the necessary connections to the main sewer line. Storm Drainage: The topography of this site falls to the north toward SW Fonner Street. The applicant is proposing to direct the storm water from the two parcels to the street, which is acceptable. 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 Parcel 2. 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 along SW Fonner Street. Section 18.164.120 of the TMC requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 80 lineal feet; therefore, the fee would be $2,200. NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 10 • O 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. OTHER STAFF COMMENTS The City of Tigard Engineering Department 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 and offered the following comments: Parcel 2 shall be provided with a minimum 1 inch water meter. The City of Tigard Building Division has reviewed the proposal and offered the following comments: Provide a 15-foot-wide all-weather surface driveway to Parcel 2 (Note: Development Code requires driveways to be paved). Roof drains and low point drain are to be piped town approved storm drain system. The City of Tigard Police Department and the City of Tigard Maintenance Services Department have had the opportunity to review the proposal and have offered no comments or objections. • SECTION V. AGENCY COMMENTS Unified Sewerage Agency has reviewed the proposal and offered comments with regard to Sanitary Sewer, Storm Sewer and Storm Water Quality. These areas have been addressed by the Engineering Department in this decision. GTE, Tualatin Valley Fire and Rescue, and Portland General Electric have had the opportunity to review the proposal and have offered no comments or objections. SECTION VI. 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 NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 11 • • FINAL DECISION: • DATE OF FILING: OCTOBER 29, 1998 THE DECISION SHALL BE FINAL ON NOVEMBER 2, 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. THE DEADLINE FOR FILING OF AN APPEAL IS 3:30 P.M. ON NOVEMBER 2, 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. October 29. 1998 PREPARED BY: M. J. Roberts DATE Associate Planner �--- 1.7 October 29. 1998 APPROVED BY: `TAI and Bewersdorff / DATE Planning Manager is\curpl n\mjr\m 1p\m1p98-11.dec NOTICE OF DECISION MLP 98-0011-PASSMORE PARTITION PAGE 12 _ ,. - •. I 7 I TL 6300 TL 1200 TL 5100 I w • I V I- — -I LI : w • I TL 5000 4n I - �)" A ° I � ; ns' Its• 1 4 §'�—1 I I 1 I I / r __ — —ST. I I O— FONNER - - S.W. — �- 5t _ _ —sue— — — T OD • : 0 L _ _ ; ; . _ J ; - -H• � 15.02' .-�.../- 8 . ` ' °i � TL 6100 IL 2300 TL 2200 Y?'�� 7.515.12.0.R. TL 2000 ♦^ 5' V 1 , 5Y Z VISUAL CLEARANCE ARC A(NO FENCE/WALL) 5.9 1 9. i �� y II JJ HOUSE i TO REMAW HW Z OA ,°• •i 18.52• N ' N 12 - u N 6.05" P-" T o 1 Q SCREENING&BUFFERING: z it MINIMUM 5'NIGH FENCE/ MIMI' WALL ALONG 90114 SIDES 3 F • OF FLAG POLE; VISUAL O 6 `{ ' CL WILL EARANCE AREA ar BE MAINTAINED. i F n 15_00: 64.98' p p Q n ti 0 I1/ o LL 2 - _L a 2 TL 6200 I JN NET 8,135.22 68.11 I a GROSS 9.837.31 6q.IL tii in- rL 2400 2 E—�Ex15TING I O SHED TO BE REMOVED L_J >1.1. NSTas'00'E 80.10' 6 1 .1 I I I 0 NOTE: - PARCELS 1 & 2 MEET BASIC SOLAR ACCESS GRAPHIC SCALE REQUIREMENTS. '0 ^ I' '° 1m • iL 2600 (1N rES7) 1 166b. 30 7L 1L07 PAPER SIZE SCALE: 1'-60• CASE NO[S]&CASE NAMEtSI: • SITE P1H 0 �TITION 0011 1 EXHIBIT MAP N . , . . ,. —" C• ITY of TIGARD mi imp c_____________— ti GEOGRAPHIC INFORMATION SYSTEM i ■ - - VICINITY MAP :-.-___________— . . � I ■ ■yid - ■,_LL-- - -� Q vim- 2 — l Passmore Partition libil III •'o� - IL= ERROL $- -2- ,-., i s$* Ira 1 1 lir - 1 r 1111'''IIII I i . 1 . SUBJEC 1110 CARMEN ST `I Qe ♦ Al \‘'#A PARCEL + qin •■ ■ _. ,� , • Via -a .4111111111r NC - N , 6 w O yr D=RRY DELL > r 0 100 200 300 400 500 Feet D 22 • m .1111W • 1'=384 feet is ' ` . �P : III 4:- City of Tigard • • . PARf iif ■v\.at a Information on this map is for general location only and '/ ♦ should be verified with the Development Services Division. P Or* 13125 SW Hall Blvd Tigard,OR 97223 ' L �. (503)639-4171 't' �-�- http://www.ci.tigard.ocus Community Plot date:Sep 29.1998:C\magic\MAGICO2.APR pass r- EXHIBIT • 2S103AC-00900 2S103AC-01100 ' PARISH FRED C&LORETA ARANT TR DURNIN BRYAN P AND JULIE A M 11385 SW FONNER ST 11465 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S1. 'C-01200 2S103AC-01300 PARISH C&LORETA ARANT TR OAK RICKY J&BARBARA T 113:. W FON -' T 11245 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-01400 2S103AC-02000 HOBBS RONALD E AND JUNE E S R TURNER CONSTRUCTION LLC& 7205 SW VENTURA DR 11300 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-02101 2S103AC-02200 FISHER THOMAS L HOLMES ROBERT W PO BOX 11370 11400 SW FONNER PORTLAND,OR 97211 TIGARD,OR 97223 2S103AC-02300 2S103AC-02400 QUIMBY ELEANOR N&EARL H FILLER DAVID E MARY LYNN 11480 SW FONNER ST 11500 SW FONNER TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-02600 2S103AC-05000 BECK JAY W AND NORA C MYERS RANDALL C&MELISSA K 11550 SW FONNER ST 6655 SW HAMPTON#100 • TIGARD,OR 97223 PORTLAND,OR 97223 2S103AC-05100 2S103AC-05200 DAHLEN MARKS& GARNER DANNY A&KAREN E 12775 SW 113TH PL 12753 SW 113TH PL TIGARD,OR 97223 PORTLAND,OR 97223 • 2S103AC-05300 2S103AC-06100 CONNELL JAMES J CALHOUN CYNTHIA L 12731 SW 113TH PL 11340 SW FONNER TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06200 2S 103AC-06300 HOWARD DAVID L&CHRISTA S GRECO LEONARD R&JULIE M • 11350 SW FONNER ST 14235 SW FERN ST • PORTLAND,OR 97223 TIGARD,OR 97223 2S103AC-06400 2S103DB-00100 GRECO LEONARD R SHULTS MITCHELL T/CARLA P 8151 SIMMS SL 13030 SW 115TH AVE ARVADA,CO 80005 TIGARD,OR 97223 /)LP 91 QD// • AS/20re, PQ.,---i-7i • "� 2 ' 2S103DB-09400 2S103DB-09500 ABEYTA THOMAS J AND DEBORAH L HONEYCUTT EDWIN E JR&ETHEL L 11370 SW ERSTE DR 11375 SW ERSTE PL TIGARD,OR 97223 TIGARD,OR 97223 • �� /0 • • U • COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT .92 6 2 BEAVERTON,OREGON 97075 Legal Notice Advertising City of Tigard • ❑ Tearsheet Notice ' "- •- - • - --••-------,.._; ------y--� ***RE-ISSUED DECISION*** 13125 SW Hall Blvd. • MINOR LAND PARTITION MLP •Ti a.r_d Ore on 9 7 2 2 3 • ❑ Duplicate Affidavit ]98-0011 4 g >PASSMORE PARTITION< Due to an incorrect calculation of the 10-day appeal period, the Director •Accounts Payable • has re-issued the decision to approve,subject to conditions, a request for Minor Land Partition approval for a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one(1)8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE': R-4.5; Single-Family Residential AFFIDAVIT OF PUBLICATION (7,500 Square Feet) or(5,000 Square Feet Per Unit). The purpose,of the R-4.5 zoning district is to establish standard urban low density residential STATE OF OREGON, )ss home sites. APPLICABLE REVIEW CRITERIA: Community COUNTY OF WASHINGTON, ) Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, - 1, Kathy SnyriPr 18.106, 18.108, 18.150, 18.162 and 18.164. being first duly sworn, depose and say that I am the Advertising -- , __-�_ ______ Director, or his principal clerk, of the"'i q rd-TLalati n T,lmeS �' I •f S4 1MVI' • P p 1 -r T,,, , '�1 . l i . a newspaper of general circulation as defined in ORS 193.010 -- . ,__-_ ,_._. - and 193.020; published at Tj garri in the .----77-,f, �-~� - j aforesaid county and state; that the 1 1 is S _ i ;.. I El ' , -ic ; 1 , • • .Re-Is�tnc D�cisi An , _� = a printed copy of which is hereto annexed, was published in the �' - �' r-,----.----7----,--- ------. ^■ entire issue of said newspaper for 014F successive and _ J ✓ j r-;----1--; .._;_ .7.-'---_ rf-- • consecutive in the following issues: , : .--- 1 1 -r-r �. - _ __ , �I � ter— r--. '1. . <. November 5 ,1998 - , 1 -=.-L - r — I4: ,,. \, ..\/ \,.._ • . ,,.. s. , ,. !!1 L-•-_J suBJK Y s 1 ' ! •I t i,. ■ "K��,✓/J 1 PARCEL 111101 Subscribed and sworn to fore me thisr • • - • • - he,r,19' =_.i_ �'• t �: I i • ,F , ' / , 6- i •Note ubli for Oregon "� �r �► r� i My Commission Expires: The adopted finding of facts,decision, and statement of conditions can be AFFIDAVIT i obtained from the Planning Division,Tigard Civic Center, 13125 SW Hall Boulevard,Tigard, Oregon 97223. The decision shall be final on Novem- her 16,1998.Any party to the decision may appeal this decision in accor- dance with Section 18.32.290(A) and Section 18.32.340 of the Com- munity Development Code, which provides that a written appeal may be filed within ten (10)days after notice is given and sent. The deadline for filing of an appeal is 3:30 P.M.,November 16,1998. 179262-Publish November 5, 1998. • I 30N32131NO0 9-0IAI0yd 1 11V A311OA stirlpli. : 3# ' �f%; 0 tin3;'. y � fiC t itt•- !�i x5 y3� : *�: L :, ..t9 i x v *s u : 1 ,3e, 114 -1 'w'd L'elllnuospM 40 sOJpo •w d L'op0304S3 40$0!100 e4 4 'w'd L'poome4S 40 epos 0 -I :sewo6 9•AON'AoPIJ 'Z-1'pc:41949.401N'9-1 SIAOO asset'171- • uMOJg wll v9-E ming ueg 'pooMJa4S 7, 'eIgoIl0A0 loU'epnAUOs11M—Bulnleaed • S JOA gg'£9 L 9 SIJIDH ueg'pooNUegS elg0ll0AO 40U 'slllnuosfM — Buissod '0-L zln4oS uOAd ' '£-£ >10e4049 4-IOW '9-Z 0p0J1S3 0001N '6-£ uMOJg w11 'CL-9 s!Aoa esser '9 t-L' savor uOAd 'ZV-g SIJJOH ueg 'pooMJa4S elgolIOAo lou 'eII!AUOSIIM — 6ulgsnd sonsgo4s-lofPI 4Puh---- 0£-£ OZ-Z spJOA-sewoued . Z-Z L-1 lsolI-selgwn3 . 0.6Z_£ 0•9Z_1 OA0 slung SpioA 10101 j 1 099 60£V6 spjoA euIssod sessod£-9 t-9 1-61-9 5g Z 9LZ Z9 sproA-sa4Snd suMOp 451!3 i iegS sIM COMMUNITY NEWSPAPERS (P a IIOI>oM u nJ 91 sIlJOH—S up eI-' >o )upnoeg - wail ssod g JeuleJ43S 4sor — M - P.O. BOX 370 PHONE(503)684-03! Olop1 ulpnoeg)unJ t selgod—i1AoP1 BEAVERTON,OREGON 97075 ; ulpnoeg uosor)um 9 Salgod oeN—M (xo!i Jelxny Apuy) Legal Notice Advertising . sl,JOH ueg woil ssod 9V IIBung uag—S • 7 £L—'9 0 0 L poomieyS elllnuosIIM' '9 91 City of Tigard • ❑ Tearsh'eet Notici Oa—£�poontieyS'OZelll�uos!!M 1312 5 SW Hail Blvd. V 1 ep,soeS'61.sel!oa eta •Tigard,Oregon 97223 • ❑ Duplicate AffidaV' 0u!IJa41ns'Z£op0004s3 'i; LZ elPS 01'VZ sOJPOW �. £ pooMJe4 OZ ellnuosl!M I Accounts Payable - - ' • AFFIDAVIT OF PUBLICATION • - ., STATE OF OREGON, ) • COUNTY OF WASHINGTON, )5s. I I, Kathy gnyn r being first duly sworn, depose and say that I am the Advertising ' Director, or his principal clerk, of them 9. .— . . ' • _,imes a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Tigard in the aforesaid county and state; that the -- _ _ . a _ • . . . 0 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: . • , 1 November 5,1998 i 1 cK, ....gA.44.)./.. I Subscribed and sworn to fore me this be r,1998 C�` r" ."'' '''-'......''.4A.4 s., OFFICIAL SEAL / !�[ s -�.=.r ROBIN A. BURGESS i Nota ubli for Oregonr, ``NOTARY PUBLIC-OREGON My Commission Expires: COMMISSION NO. 062071 Il MY COMMISSION EXPIRES MAY 16, 2001 AFFIDAVIT __ i • • COMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice TT 9 2 5 6 BEAVERTON,OREGON 97075 Legal Notice Advertising `�______ • City of Tigard • ❑ Tearsheet Notice MINOR LAND PARTITION 1312 5 SW Ha 11 Blvd. >PASSMORE PARTIT ON<98-0011 • Ti gard,Oregon 9 7 2 2 3 • ❑ Duplicate Affidav The Director has approved, subject to conditions, a request for Minoi Land Partition approval for a two-lot partition to divide one(1)0.42 acre •Accounts Payable • parcel into one(1) 10,758 square foot parcel and one(1) 8,997 square fool parcel. LOCATION: 11370 SW Former Street; WCTM 2S103AC, Tax Lot 02101.ZONE:R-4.5; Single-Family Residential (7,500 Square Feet) or(5,000 Square Feet Per Unit).The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. AP- AFFIDAVIT OF PUBLICATION PLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, STATE OF OREGON, ) 18.150, 18.162 and 18.164. COUNTY OF WASHINGTON, )ss. • Kathy Snyder r , IJ . -j) I( I 1 • t— +F I ice- ' ` '-' -� �_l� i �. being first duly sworn, depose and say that I am the Advertising r i I !; Director, or his principal clerk, of the T i ard-T u a l a t i n ire s ` I ' r I i I� F• _x1 ! a newspaper of general circulation as defined in ORS 193.010 V._i ,-"+-t=- �� -=— ` and 193.020; published at Tigard in the 1� ��� -- ' �71F '.j- aforesaid county and state; that the > r? (�fi \' ,- �_.- ! , IMP 98-0011 PasGmerP —'�`'PI 1�_L,- C=` ' j I---;1 a printed copy of which is hereto annexed, was published in the -r- _ I entire issue of said newspaper for ONE successive and 1-� �—I;—. -- A consecutive in the following issues: I ,_,,9-- ) ' �. �a ' (-I,.� October 29 , 199II i - ✓i—`ni\,i_•, y- n(7 , ''� ,� : ��L ` ; IN =1111 Milli KobbtAA ,..,8-x.4.0„,. , i The adopted finding of facts,decision, and statement of conditions can be j obtained from the Planning Division, Tigard Civic Center, 13125 SW Hall Subscribed and sworn to efore me this 2 9th rl a j� o f Ortobe r, 1 ber 2, 1998.Tigard, ny party to the decision may appeal this decision nin accor 1 If dance with Section 18.32.290(A) and Section 18.32.340 of the Com- u>'C �- munity Development Code; which.provides that a written appeal may be No Public for Oregon , filed within ten(10)days after notice is given and sent. The deadline for • filing of an appeal is 3:30 P.M.,November 2,1998. My Commission Expires: I T7"9256-Publish October 29, 1998. AFFIDAVIT __ ..• 1 • a\\\n�"`We o� M •aP o>�J\Sapnl `` 916a o\�°P aaPS a.op, P,000 sl9• L.g\ uoN 6\1 ZL G-9\. .0.9`., 00.50nl. ,rs�03 LLB Z•1o0 •1720.aPtia ,?tA ;5ey��ap,q 5 sp\\aP e\\\�p p,O6\1 8'SL 9 v \V\\p\l'3°\)a 1011 \ V'S L, .9-9 9 °L 0,h0P S\pUO\1 1 °\S5,�5elZZ1 UoPSPlooapQ \\\\ nsa�aPn\pJ�•10 u U 1 eN 01\No\',1.1cA 0\ E O'aap\°61 ZLL 6 °\ V U\910o. b °� V b 5 oi`�1SapW A6� g 9 6� �\ aa\\' iq o� • 9 L OL 6 v Z ∎ V. LL TA ■ Z1 r an O S alda s UOp p,a ��. d 9 1 _ 1 a - U 1 . IT Y N E WS P AP E p a N \ M MU a\ S CO S n U1 1p 1a � S p�`� pW 5 6 P.O. BOX 370 PHONE(503)6t 66%(".,09\508 ppp5ONIP °Jp5\k.M BEAVERTON,OREGON 97075 •y.03'61-.0 e\P' p o\\\� \ . 3 00,,eUSpvi ppaUl Legal Notice Advertising •y.d-£.1,o w G.,, 50yp6o v ,QP�o1p5 OS 'L2\ : a.- • City of Tigard • ❑ Tearsheet Notic •5�r501nZ,r��p_ >P.° ..+4: . 13125 SW Hall Blvd. • Tigard,Oregon 97223 • ❑ Duplicate Affidavit •Accounts Payable • AFFIDAVIT OF PUBLICATION STATE OF OREGON, ) COUNTY OF WASHINGTON, )5s. I, Kathy Snyder being first duly sworn, depose and say that I am the Advertising Director, or his principal clerk, of the Tigard-Tualati n Times a newspaper of general circulation as defined in ORS 193.010 and 193.020; published at Ti dare in the aforesaid county and state; that the MLP 9E-0011 Passmore 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 29 , 1998 l. 1 1 Kabia46Gam. Subscribed and sworn to efore me this29th t ay of Ortober,199R • C ...„4 OFFICIAL SEAL `'` ROBIN A. BURGESS No Public for Oregon NOTARY PUBLIC-OREGON 1rr• COMMISSION NO. 062071 My Commission Expires: MY COMMISSION EXPIRES MAY 16, 2001! AFFIDAVIT __ • CITY of TIGARD IGEOGRAPHIC INFORMATION SYSTEM CD 5 NOTIFICATION r. AREA MAP 2S 03AC00900- 2S103AC064 0 Mil 98-0011 J fl 2S1 3AC0 00 Passmore Partition 2S 03AC0522 L AIR 2S103AC0110 2S103AC05100 vi5103AC01300 • (/)- 2 . 03AC01200 2 103AC063 0 (/) 2S103AC01400 2S103AC05000 103AC0 00 2S103ACO2300 2S '`Il 1. I 01 2S103ACO2211 \,`�03A I 00 \ SUBJEC III 2S103ACO2400 PARCEL • N 2S103ACO2600 2S y 103ACO2600 0 100 200 300 1"=384 feet 7_13____ A 2 030609401 2S103DB00100 2 130609510 City of Tigard I \ / --f7 Information on this map is for general location ony and should l>e verified with the Development Services Division. ^ Cp___C T T. __, 13125 8 W Hall Blvd Tigard, 97223 (5031 .us Community Development Plot date:Sep 29,1998;(:\magic\MAGICO2.APR • • REQUEST FOR COMMENTS CITY IJIGARD Community Development Shaping Better Community DATE: September 30,1998 • TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: MJ.Roberts,Associate Planner Phone:15031639-4171 Fax:15031684-7297 RE: MINOR LAND PARTITION[MLPI 98-0011 ➢ PASSMORE PARTITION < A request for Minor Land Partition approval for'a two-lot partition to divide one (1) 0.42 acre parcel into one (1) 10,758 square foot parcel and one (1) 8,997 square foot parcel. LOCATION: 11370 SW Fonner Street; WCTM 2S103AC, Tax Lot 02101. ZONE: R-4.5; Single-Family Residential (7,500 Square Feet) or (5,000 Square Feet Per Unit). The purpose of the R-4.5 zoning district is to establish standard urban low density residential home sites. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.32, 18.50, 18.92, 18.96, 18.100, 18.102, 18.106, 18.108, 18.150, 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 12. 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: V '► (cPlease provide the fort-wing information)Name of Perseids]Commenting: Phone Nembutal: MLP 98-0011 PASSMORE PARTITION PROPOSAUREQUEST FOR COMMENTS I REQUEST FOR COMMENTS • • • NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS ..-s�r.a+r,^ne ,a.¢u�r�m�.�;a��„�^,.,'�S", ,•,-.a�. g ai'� ';a. � °�t �.^.� �.°,zxie Y4: .:�°':,.•'e"..��-�`,.;��e.��Y:';:'a:t",i b:;r�vJ r:'a -- r .. ..,.. ._ - - gl;m� gna�<' .�=� �; �°, �� ��CITiEEN'INVOLYEMENT . . �.; ��'�'Plae.ror.;nWsw.intmra cnso:Ntsl>�;y:�:;t :�Ra . . ,� ..,....[SI,:.. � � �,��� x,� �. � a� ':�.; �.. rye ,1.4� FILE NOIR M- oz —C5tD < FILE NAMEISI: (=ricoJ _,:a..:iv;,, .y`;-Y.k'. tai,.,+.ox,�is,,: ,y. 4,,.,,1 F'7„ . .4 '.'t'a'lk';F,11" w yt'» ".,' y."' "',"fin 8.Y`j'. T 44 "E.r,€.';;'';Jo-,". ' :4 r%Yd;`,ifi•( :,eu�:-- ;��,_..�,rm :�.c���;�x �{#� ,�,�?w,- t. �` �;�`r;.k�(��/' pn �'��%�i<�< �x,, �'%�{;< :�� -�t,„�t�'"'='�"k? y���;�`,�� :Ac.;E"`.°� �."�a; •,��`.�a�"�a,�,t.,4 '...<4:4.;44,.43 :as- 76,4 fiv-,* kk;.•;;;-,,,,`.&.''” y sr,',i4.A�r :sx ' .tai,,,,;YgiviivF`.YE., =t-nz zio5x, zi:' ,K, :e,,„e4,'(5+4,7, .'."�;;-. .mr.,a x.. -a-, ,,iz°AN.-eP.e:ycl ADVANCED PLANNING/Nadine Smith,Planning Supwtw A#OMMUNITY DVLPMNT.DEPTJo.p.m.sw..rednniei.n. _6OLICE DEPTJJim Wolf,ca..P,.v...on Ma., 7 BUILDING DIVJDavid Scott,Building Official 'ENGINEERING DEPTJBrian Rager,ovvmn i Renew engine. /WATER DEPTJMichael Miller,oo.«...n.m.n.q., _CITY ADMINISTRATIOWCathy Wheatley,cut,Recorder (OPERATIONS DEPTJJohn Roy,Property Manager _OTHER ��,a '" r ,'sr ; f®. �� .�.p�,,, n,s� �i''��'�r-z, • -�, S.C,��., a���;, rat= rya '.'' -r € µ`rn #ii o tiv+�,s`.-D� sli' ', s cr GiW�PEYlNtin ,VtO v f i .,;Y ta�B S ••47.4 .,t•Sx:.ct i,'1' i'"f' l iix +F ..t,z"i ,� ,.L, +£.F �It-,A ,.2?4f%s�li ,1) # Y`■�1 ,,4 .z'X..-, ,:..�''Ail'SX. tea:,.., .'..tei'$ih"'..,a.:."..''L r.,.;a _TUAL HILLS PARK&REC.DIST.*1TUALATIN 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 box) Beaverton,OR 97075 Hillsboro,OR 97124 vxy�,r'w,v" y� r Yc. & s -!'. �` �"„uyz ,s�„ 7:,°'�,y+z✓n m � _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,Neighbrhd.wean PO Box 369 PO Box 59 Salem,OR 97310-1337 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _OR.PUB.UTILITIES 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,Growttl marugeme M Coondrwer _OR.DEPT.OF LAND CONSERV.&DVLP_333 SW First Avenue _Mel Huie,Greenspan.*Coadnator(CPA'wZCA's) 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 Kazen,Dvtprm.Rev.ceore, _ Scott King(CPA's) —CITY OF PORTLAND Portland,OR 97208-3621 123 NW Flanders _ Mike Borreson(Engineer) David Knowles,Planning Bureau Dir. Portland,OR 97209-4037 _ Jim Tice(IDA's) Portland Building 106,Rm.1002 _OREGON,DEPT.OF ENVIRON.QUALITY _ Tom Harry(c.Y.as Pt,App..) 1120 SW Fifth Avenue 811 SW Sixth Avenue _ODOT,REGION 1-DISTRICT 2A* _ Phil Healy(cu..Pt.Axe.) Portland,OR 97204 Portland,OR 97204 Jane Estes,Permit Specialist _ Sr.Cartographer(cPA2cA-ms 14) PO Box 25412 Portland,OR 97298-0412 "'.Y S'r���.x��% P -„�. ` 3z•'��:,a,,' Y'"s�:w',.. i 'k}' a,, fx'-.i nvt�%Q r:..� �. :':':.01.01.&7111111-1111Y., PROYIOERS�AN SPECIA A6ENCIES��. 3t' = .t. r,24 r.i:itZ�sit'��-`..3�.;'^c�•'w.r r: ,.:�'z� .. . .. _ .. ._ ,:,.:Kr�,'i t �����'tE� �,= �«'t":��:>u?atr;'satiZ",:�'.• —BURLINGTON NORTHERW ( )` SANTA FE R/R _METRO AREA COMMUNICATIONS X .z PORTLAND GENERAL ELECTRIC ( I CABLEVISION OF OR. Reed Fay,Division Superintendent Jason Hewitt Brian Moore,Svc,Design Consultant Li nda Peterson 1313 W. 11th Street Twin Oaks Technology Center • 9480 SW Boeckman Road 1/0 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 l€ _NNW 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 v Portland,OR 97232 V Portland,OR 97209-3991 Seattle,WA 98104-4037 tf {lh�-, GENERAL TELEPHONE n 'Maine Self,Engineering _OREGON ELECTRIC R/R _SOUTHERN PACIFIC TRANS.CO.R/R S WEST COMMUNICATION ft MC: 0R030546 (Burlington Northern/Santa Fe R!R Predassor) Clifford C.Cabe,Construction Engineer on 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 * -INOICATIS AUTOMATIC NOTIFICATION IF Ml/MN MsO•OF MS SIIilmCT PSOPSATIF fOn AN1/A14 CUT P*OJSCTS. f ao#SCY PLANNER IS I SS ONSI SIS PDX/NO/CAVIMC SWIMS TO NOVI/V/ • h:lpetty4nasterssscnotice.mst 16-Jan-98 • 411 • LAN'D� PARTITI O•N� A�P'P�LICATI®N •. � , A 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX (503) 684-7297 CITY OF TIGARD GENERAL INFORMATION PRE-APP.HELD WITH: \NJ� • _ ._ ._ ___ .._.__. _ DATE OF PRE-APP.: l I Zo1 °t•� Property Address/Location(s): 11370 SW FONNER STREET TIGARD, OREGON 97223 FORSTAFFUSF NL _ : Tax Map&Tax Lot#(s): TAX MAP 2 S 1-0 3 AC TAX LOT 2101 _ _ • _ .4 ' yin'f.A'a•'.r,i`'.;gA. ,:,ax'•:�::�i:;'• `:::.'•a,A`;:::;::.',:. ?:i:�? • • *.•.77.; -.t`s _ .. ... .;,Y;,;y,: .:?.S?4..°zy''.a:: ti`;.:...;;,.; i:';:': ;.. r•r;:r...:..1.: Case•No.(s):.. GJ ,. ,;. ._. 1..: Site Size: 0 . 42 ACRES - . . .. • Other Case No.(s): Property Owner/Deed Holder(s)':THOMAS L. FISHER .: ftf:? Receipt No..::.:.: .;..:. ..:. '�� .. P.O. BOX 11370 460-9863 - :> ? .:; :, .• Address: Phone: �►PPlicatlon Acce• ted ��••.. •:'F.�,}....�.,:.:-...,..:.,.:., • City: PORTLAND, OR Zip: 97211 Date: • • Date Determined To Be`Com let `>°<' ` Phone: ...• •- - -. _. ... �::��<.:-. '��? .. �.a..:--. • ::+c,:�:: '\.:: i::?ip:j.;}at, ''tiyjt!<C•., v 2`T v.Y•yV'' � .. ... \.v.:. City: Zip: Comp Plan/Zone Designation •When the:owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner with written ea d:Nu 9 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.erg tturpeiVilevtigreVarildried.deg PROPOSAL SUMMARY The owners of record of the subject property request permission to - allow a Land Partition to: divide 0 . 42 ACRES 2 PARCELS REQUIRED'SUBMITTAL ELEMENTS into (total area) (#of parcels) containing 8 , 997 SQ.FT. and 10 , 758 SQ.FT. 1 Application Elements Submitted: (sq. ft or acres) ' (sq. ft or acres) p- Application Form EXISTING HOUSE & GARAGE WILL BE RETAINED Owner's Signature/Written Authorization (provide any additional information here) ©K Title Transfer Instrument or Deed ON PARCEL 1 . PARCEL 2 IS A FLAG LOT. p---Site/Plot Plan (#of copies based on pre-app check list) t • Qr Site/Plot Plan (reduced 81/2"x 11") —Applicant's Statement (#of copies based on pre-app check list) ®>'Filing Fee 6780:00 a c(gp • — --- — - - 1 -- • • IP List any VARIANCE OR.OTHER LAND USE ACTIONS to be considered as.part of this application:.;. . • ...., . N/A • • • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMIENT1 as described on the front of this application In the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) - THE APPLICANT(S)SHALL CERTIFY THAT: 4t: - • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject =UM • 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. • Al!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 gagh owner of the subject property. DATED this / 7 day of Jam'"'` 19 S F • • Owner's Signature Ovine s Signature Owner's Signature Owner's Signature 2 4111 • 11111 Route To: 1. Planning • 2. Building 3. Engineering Tech I 4. Development Review Engineer .� FINAL PLAT REVIEW CHECKLIST Plat Name: ASS►�,, / -�i Tcs,■t Case Number(s) N1`P 6kt, "1 DATE RECEIVED: ►b I 1 `SA DATE FORWARDED TO PLANNING: 1114-1q1 To: iv`--'ak(7- Wq-C � �5 Planning Division Check if Check if Considered Okay 1. Phase boundaries 1.1/ ❑ N frN 2. Lot and/or tract size and configuration 3. Lot numbers ❑ ❑ 7Ttnwl 4. Access restrictions,reserve strips- P rn t t Tor do i v-c wcc-1 J( ❑_ •Jo(�'f sku.11 +a!v■-ed I�rc6,s 5. Condition of Approval Satisfied 1at�vrc- I c - i s re r u e \�,,,,± -iaof -I-v -serve- Pu4G 6. Public&Private streets(location, width, etc....,) OeX ctL�l 5 v` ( + Fi A64-/Q dec.ifl 7. Preliminary Plat approval date- 1 r riod.OK �� uou� ►aa� 8. Special Deed Restrictions (C.C.&R's) n�k f Ic`� fer���"� ��7�5�I 9. Open Space (Deed or Dedication) iyA. ❑ K/A 10. SPECIAL SETBACKS ARE - set to a c(ems- , R.r(•S' QD-reet -F-r.-wt- - `)I dc u)64.0 l ' (Ze er.t c j' ,0 11. Assign Case Number(above) • Other Comments: • By: Cam- 9` P anner's Signature ate FORWARDED TO BUILDING DIVISION: Date Page I of 4 I.ENGPRN-DENIIN-PLAT DOT • ,•-.,_•.•.•- .,.-.- .:•,q::::::::•:::.-,'•.:1••,•.i,:::,::,ii_D,iiii _ ..;,Design - • • -• •• .' • .1,< Group • . _, . . . ,.. .. .. , . . . , .. .. . . . . . . .. .. . • . . .. , . , .. , , . _. . .... . . . . . . . . • . . . . . • . .. . . . . , . . , . . . ... , • . , •. . . . . • . • . ,. . ,, . , . • . . . . . . . ,.. . , .. , . . . . • . .. , . e • . . . „ . . . .. .. . .. . ... •.. . ," . ... . . . . . , .. . . . , , , . , . .- CONSULTING APPLICANT'S 'STATEMENT • •, ENGINEERS .. for. LAND USE ,., ' ,• : .. i , • ' • " PLANNERS - •• ' '2-:Lot Minor Land Partition. - - - • ' - - - : LAND SURVEYORS : • , - .. . . • •.. Tax Lot 2101, Map 2S1-3AC •' ' - . " • _: : , . . ' ' . . ' City:of Tigard,Oregon , 'a . F�IILL513®.V@® .. (CORPORATE OFFICE) - _ ...•- -233 S:E.WASHINGTON ST. - - .- - - _ ,. HILLSBORO, OR 97123 ' 503:648.4061 • • • - ' I�1 FAX 503.681.7646 - ' ' ., : - APPLICA T:: •' -• . - - .` , : EMAIL:Idch @e=z:net • SAL • . • ' •• . r - • Thomas L. Fisher . . . 3400 STATE STREET • :' P.O. Box 113'70 • • • ' SUITE G-710 • - ' Portland, OR 97211 . , ' SALEM, OR 97301 1 '. • • • 503.370.8424: : . . FAX: 503.370.8426. , EMAIL: Idcs�e-z.net - .. • VANCOUVER ` . , 1400 WASHINGTON ST. - - ' :SUITE 150 : . . • (LDC Job No.2297) . . . . . , . VANCOUVER,WA 98660 ' . '360.695:1074 ' ' '. • . ' TOLL FREE:'503.241.8657 ' FAx: 360.695.4142 - • .• . , . . ' EMAIL: Idcv@e-z.net '• , KLEIN CONSULTING; .. ' . - " -.- . - . • ' ENGINE[EkS • 1904 ELM STREET, SUITE 1 - '• • FOREST GROVE, OR 97,116 1 ' . . . • ' . - - 503.359.5956 • . FAx: 503.357.5474 . • • EMAIL: kce_dls�triax.Com . •• • • • LAN P _,, , 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.: t 1 201 c(3. Property Address/Location(s): 11370 Sw FONNER STREET TIGARD, OREGON 97223 FOR STAFF USE ON Y :.: Tax Map 8 Tax Lot#(s): TAX MAP 2 5 1-0 3AC TAX LOT 2101 °:.. _:., ' - . Case No.(s): Site Size: 0 . 42 ACRES - Other Case No.(s): ..::::::,•••. :-- :; .: : Property Owner/Deed Hokie s ':THOMAS L. FISHER •':::(:.':.,-`: a•<c•;>::::• K ) Receipt No: ... . ;:a:.:.{:. ���' . ,::..:.::::%:::::: Address: P.0. BOX 11370 Phone: 460-9863 Apprtcation Accepter!`By; 0. 1:44.?> ? :!r•'-. City: PORTLAND, OR Zip: 97211 Date: Date Determined To BecComplet0> : '.:. >-"t Phone: .. ; .:�:,.«� '?y� llaVOI�:: ..,,R ��i., ,3,j:: City' ZP: Comp Plan/Zone Designation: • n the'owner and the applicant are different le. the a licant PAP PP >;:v: : :::<>< : :v :: ::::a:<; :: < ,- must be the purchaser of record or a lessee in possession with written . .. ....,.. - CIT Area: . . .'.::... >... authorization from the owner or an agent of the owner with written Recording Date and Number : `" .. .. authorization. The owners) must sign this application in the space provided on the back of this form or submit a written authorization with this application. lte _ . t PROPOSAL SUMMARY • The owners of record of the subject property request permission to - allow a Land Partition to: — — - divide 0 . 42 ACRES into 2 PARCELS • REQUIRED SUBMITTAL ELEMENTS (total area) (#of parcels) :ontaining 8 , 997 SQ.FT. and 10 , 758 SQ.FT. I Application Elements Submitted: (sq. ft or acres) (sq. ft or acres) ❑ Application Form ❑ Owner's Signature/Written Authorization EXISTING HOUSE & GARAGE WILL BE RETAINED ❑ Title Transfer Instrument or Deed (provide any additional information here) ON PARCEL 1. PARCEL 2 IS A FLAG LOT. ❑ Site/Plot Plan (#of copies based on pre-app check list) ❑ Site/Plot Plan (reduced 8'/2"x 11") • ❑ Applicant's Statement (#of copies based on pre-app check list) ❑• Filing Fee$780.00 _ . . ... 1 . st any VARIANCE OR-OTHER LAND USE ACTIONS to be considered as part of this application:.:;... ,. :.;_ , • N/A PPLICANTS: consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as 'scribed on the front of this application In the"Required Submittal Elements"box. )etailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) HE APPLICANT(S)SHALL CERTIFY THAT: The above request does not violate any deed restrictions thatmav be attached to or imposed upon_the subject If the application is granted,the applicant will exercise the rights granted in accordance with the terms and subject to as the conditions and limitations of the approval Of the above statements and the-statements in the plot plan, attachments, and exhibits transmitted herewith, are true; 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 gigh owner of the subject property. DATED this / 7 day of J �-� . 19 S I wner's Signature Owne s Signature wreSignature Owner's Signature 2 • • '�Desi n Grou • ` p :::::<:::::::::::::::::�� September 14, 1998 APPLICANT'S STATEMENT CONSULTING APPLICANT'S ENGINEERS REPRESENTATIVE: LDC Design Group, LAND USE APPLICANT/OWNER: Thomas L. Fisher PLANNERS P.O. Box 11370 Portland,OR 97211 LAND SURVEYORS REQUEST: Two(2)Lot Minor Land Partition LEGAL DESCRIPTION: Tax Lot 2101,Map 2S1-3AC City of Tigard, Oregon SIZE: 0.42 Acres HILLSBORO LOCATION: 11370 SW Former Street (CORPORATE OFFICE) 233 S.E.WASHINGTON ST. ZONE- R-4:5.Single Family Residential HILLSBORO, OR 97123 503.648.4061 FAx: 503.681.7646 EMAIL: Idch@e-z.net I. APPLICABLE REGULATIONS SALEM A. City of Tigard Comprehensive Plan. 3400 STATE STREET SUITE G-710 SALEM, OR 97301 B. The Following Chapters of the City of Tigard Community Development 503.370.8424 Code,Title 18,Zoning Ordinance: FAX: 503.370.8426 EMAIL: Idcs @e-z.net Chapter 18.32 Procedures for Decision Making: Quasi-Judicial Chapter 18.50 R-4.5 Single Family Residential Zone VANCOUVER Chapter 18.88 Solar Access Requirements 1400 WASHINGTON ST. Chapter 18.96 Additional Yard Setback Requirements SUITE 150 Chapter 18.98 Building Height Limitations: Exceptions VANCOUVER,WA 98660 Chapter 18.100 Landscaping& Screening 360.695.1074 Chapter 18.102 Visual Clearance Areas TOLL FREE: 503.241.8657 FAx: 360.695.4142 Chapter 18.106 Off Street Parking&Loading Requirements EMAIL: Idcv @e-z.net Chapter 18.108 Access, Egress& Circulation Chapter 18.162 Land Division: Major&Minor Land Partitioning KLEIN CONSULTING Chapter 18.164 Street&Utility Improvement Standards • ENGINEERS • 1904 ELM STREET, SUITE 1 FOREST GROVE, OR 97116 503.359.5956 FAx: 503.357.5474 EMAIL: kce_dls@triax.com • • H. INTRODUCTION • The subject property is a generally rectangular shaped parcel approximately 0.42 acres in size and fronts on the south side of SW Fonner Street, approximately 120 feet west of SW 113t Place. The subject property was annexed into the City limits of Tigard on February 24, 1998 under Ordinance No. 98-04 (See Exhibit 4). An existing single-family dwelling with an attached garage and a detached shed are located on the property. The existing residence is addressed as 11370 SW Former Street. The subject property has a generally flat topography,with a 4%slope to the north and northeast. A variety of trees are scattered throughout the site,predominantly along the south property line. The subject property does not include any sensitive land areas. The applicant is requesting approval of a two(2)lot minor land partition. Parcel 1 is proposed to be 7,515.12 square feet in size and retain the existing dwelling and attached garage. Parcel 1 will have 65 feet of frontage on SW Former Street. Parcel 2 is a proposed flag lot with a 15-foot wide pole/access strip to SW Former Street. Parcel 2 will be 8,135.22 square feet in size and is intended for the use of a future single-family residence. The detached shed on Parcel 2 will be removed. Plans depicting the existing site conditions and the proposed development are attached to this report(See Exhibit 1). III. FINDINGS A. CITY OF TIGARD COMPREHENSIVE PLAN: 411 COMMENT: The subject property is designated Low Density on the City of Tigard Comprehensive Plan and zoned R- 4.5 on the City of Tigard Zoning Map. Except where required by the Community Development Code, this application is not required to address goals and policies related to the development of land, since the City of Tigard Comprehensive Plan is implemented by the Code. The applicable chapters of the Community Development Code are addressed in the following sections of this report. B. CITY OF TIGARD COMMUNITY DEVELOPMENT CODE,TITLE 18,ZONING ORDINANCE: CHAPTER 18.32: PROCEDURES FOR DECISION MAKING: QUASI-JUDICIAL J8.32.040 Pre-Application Conference Required COMMENT: A Pre-Application Conference was held on January 20, 1998 for the proposed partition. A copy of the Pre-Application Conference Notes is attached to this report as Exhibit 2. • 2 • • 18.32.050 Application Submittal Requirements: Refusal of an Application • B. The application shall: 1. Include the information requested on the application form; 2. Address appropriate criteria in sufficient detail for review and action; 3. Be accompanied by the required fee; and • 4. Include a list of names and addresses of all persons who are surrounding property owners of record as required by the specific application section of this title. The records of the Washington County Department of Assessment and Taxation shall be the official records for determining ownership. COMMENT: These application materials include the following items. A form signed by the property owner is attached to these application materials. A copy of the deed for the property is attached to this report (Exhibit 3). Full-size site plans are attached to these application materials. Reduced(8 V2"x 11") site plans are attached(Exhibit 1). A check for the appropriate filing fee($2,480)is attached to these application materials. These items are provided as requested on the City's application form. This report serves as the"Applicant's Statement"and addresses the appropriate criteria in sufficient detail to allow for review and action. A list of the names and addresses of all persons who are • surrounding property owners of record within 250 feet of the site is attached to.this report(Exhibit 5). This ownership list is compiled from the records of the Washington County Department of Assessment and Taxation. An "Impact Study,"as required by the Pre-Application Conference Notes, is provided in the comments addressing Chapter 18.164 (Street&Utility Improvements). 18.32.250 The Decision Process of the Approval Authority A. The decision shall be based on: 1. Proof by the applicant that the application fully complies with: a. The City of Tigard Comprehensive Plan; and b. The relevant approval standard found in the applicable chapter(s) of this title or other applicable implementing ordinances; COMMENT: This report and the attached materials provide proof that the proposed two(2)lot minor land partition fully complies with the City of Tigard Comprehensive Plan and the relevant approval standards found in the applicable chapters of Title 18. • 3 • • CHAPTER 18.50: R-4.5: SINGLE-FAMILY RESIDENTIAL • 18.50.030 Permitted Uses A. Permitted uses in the R-4.5 district are as follows: 1. Single-family detached residential units; COMMENT: The proposed development is a two (2) lot minor land partition. The existing detached single-family dwelling will be retained on Parcel 1. Parcel 2 will be developed with a detached single-family residential unit in the future. 18.50.050 Dimensional Requirements A. Dimensional requirements in the R-4.5 district are as follows: 1. The minimum lot area shall be: a. 7,500 square feet for each detached unit; and 2. The average minimum lot width shall be: a. 50 feet for detached units; and 3. Except as otherwise provided in Chapter 18.96 and Section 18.100.130,the • minimum setback requirements are as follows: a. The front yard setback shall be a minimum of 20 feet; b. On corner and through lots the minimum setback for each side facing a street shall be a minimum of 15 feet; however,the provisions of Chapter 18.102 must be satisfied; c. The side yard setback shall be a minimum of five feet; d. The rear yard setback shall be a minimum of 15 feet; and e. The distance between the property line and the front of the garage shall be a minimum of 20 feet. 4. Except as otherwise provided in Chapter 18.98,no building in an R-4.5 zoning district shall exceed 30 feet in height. COMMENT: As noted previously,the proposed development is a two(2)lot minor land partition. The proposed partition is depicted in the attached plans (Exhibit 1). Parcel 1 is proposed to be 7,515.12 square feet in size and will retain the existing dwelling and attached garage in compliance with the R-4.5 setback requirements. Parcel 2 is a proposed flag lot intended for future single-family residential uses and is proposed to be 8,135.22 square feet in size. The proposed parcels comply with all dimensional requirements of the R-4.5 zone. • 4 • • 18.50.060 Additional Requirements • COMMENT: The applicable chapters of Title 18 are addressed within the following sections of this report. CHAPTER 18.88: SOLAR ACCESS REQUIREMENTS 18.88.040 ,Solar Access for New Development C. Design Standard. At least 80 percent of the lots in a development subject to this section shall comply with one or more of the options in this section; provided, a development may,but is not required to,use the options in subsections 18.88.040 C.2 or C.3 to comply with this section. 1. Basic Requirement(see Figure 9). A lot complies with this section if it: a. Has a north-south dimension of 90 feet or more; and b. Has a front lot line that is oriented within 30 degrees of a true east- west axis. COMMENT: Both of the proposed parcels have north-south dimensions of greater than 90 feet and front lot lines that are oriented within 30 degrees of a true east-west axis. Therefore,both parcels or 100% of the proposed • parcels comply with the solar design standard of Section 18.88.040 C. CHAPTER 18.96: ADDITIONAL YARD SETBACK REQUIREMENTS 18.96.080 Lot Area for Flag Lots A. The lot area for a flag lot shall comply with the lot area requirements of the applicable zoning district. B. The lot area shall be provided entirely within the building site area exclusive of any access way(see figure following). COMMENT: The attached plans(Exhibit 1)demonstrate that the proposed flag lot(Parcel 2)complies with the R-4.5 lot area requirement. The lot area of Parcel 2 is provided entirely within the building site area exclusive of any access way. • 5 • • 18.96.090 Front Yard Determination • A. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setback area is less than 10 feet and provided the requirements of Section 18.98.030,Building Heights and Flag Lots, are satisfied. COMMENT: .. The attached plans(Exhibit 1)demonstrate that sufficient area exists to maintain a minimum 10-foot side yard setback on Parcel 2. CHAPTER 18.98: BUILDING HEIGHT LIMITATIONS: EXCEPTIONS 18.98.030 Building Heights and Flag Lots A. Limitations on the placement of residential structures on flag lots apply when any of the following exist: 2. A flag lot is created after April 15, 1985 by an approved minor land partition; or B. The maximum height for a single-family, duplex, attached, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway, private drive,or easement is 11/2 stories or 25 feet,which ever is less, except that the • • maximum height may be 21/2 stories or 35 feet,which ever is less,provided: 1. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; 2. A 10-foot side yard will be preserved; 3. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling,or the residential structures exceeds 11/2 stories or 25 feet in height on any abutting lot; and 4. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views,or that such trees exist and will be preserved. COMMENT: The applicant is proposing the creation of a flag lot through a minor land partition, as depicted on the attached plans. T he proposed flag lot will be developed with a detached single-family residence. Plans for the proposed residence on Parcel 2 are unknown at the present time. However, the proposed residence will comply with the applicable standards of Section 18.98.030 B. • 6 • • CHAPTER 18.100 LANDSCAPING& SCREENING 18.100.030 Street Trees COMMENT: Street trees will be established within the proposed development in accordance with the requirements of Section 18.100.035 (Location of Street Trees). 18.100.080 Buffering/Screening Requirements E. Where screening is required the following standards shall apply in addition to those required for buffering: 1. A hedge of narrow or broadleaf evergreen shrubs shall be planted which will form a four foot continuous screen within two years of planting,or; • 2. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen six feet in height within two years. The unplanted portion of the berm shall be planted in lawn,ground cover or bark mulched,or; 3. A five foot or taller fence or wall shall be constructed to provide a continuous sight obscuring screen. H. Fences, and Walls. 1. Fences and walls shall be constructed of any materials commonly used in the construction of fences.and walls such as wood or brick, or otherwise • acceptable by the Director; 2. Such fence or wall construction shall be in compliance with other City regulations; and 3. Chain link fences with slats shall qualify for screening. However, chainlink fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 18.100.090 Setbacks for Fences or Walls A. No fence or wall shall be constructed which exceeds the standards in Subsection 18.100.090 B,except when the approval authority,as a condition of approval,allows that a fence or wall be constructed to a height greater than otherwise permitted in order to mitigate against potential adverse effects. B. Fences or walls: 1. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and,in all other cases,shall meet vision clearance area requirements(Chapter 18.102). 2. Are permitted up to six feet in height in front yards adjacent to any designated arterial, major collector or minor collector street. For any fence over three feet in height in the required front yard area,permission shall be subject to administrative review of the location of the fence or wall. • 7 • C. All fences or walls shall meet the vision clearance area requirements(Chapter 1111 18.102). D. All fences or walls greater than six feet in height shall be subject to building permit approval. COMMENT: According to the attached Pre-Application Conference Notes(Exhibit 2), sight-obscuring screening is required along the pole of the flag lot(Parcel 2). Sight-obscuring screening will be established along the pole of Parcel 2 as depicted in the attached plans(Exhibit 1) and in compliance with the applicable standards of Section 18.100.080. CHAPTER 18.102: VISUAL CLEARANCE AREAS 18.102.050 Computation: Non-Arterial Street and Access way Less Than 24 Feet In Width A. The visual clearance area for street intersections,street and access way intersections, and street or access way and railroad track intersections(access ways having less than 24 feet in width)shall be that triangular area whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the access way at the front setback line of a single-family and two family residence, and 30 feet back from the property line on all other types of uses. • COMMENT: The subject property fronts on SW Fonner Street,which is a non-arterial street. The proposed street and driveway intersections will maintain clear vision areas in accordance with Section 18.102.050. CHAPTER 18.106: OFF STREET PARKING& LOADING REQUIREMENTS COMMENT: Each proposed parcel will contain adequate area for the provision of two(2) off-street parking spaces, as required by Section 18.106.030 A. (See Exhibit 1). • CHAPTER 18.108: ACCESS,EGRESS& CIRCULATION COMMENT: A site plan,which depicts circulation within the proposed development and in relation to abutting properties,is included in the attached plans(Exhibit 1)in accordance with Section 18.108.025 C. The subject property abuts SW Former Street to the north. SW Former Street is designated as a Minor Collector on the City of Tigard Comprehensive Plan Transportation Map. • 8 ID �. The applicant is proposing to partition the subject property into two(2)parcels. Both parcels will front • on SW Fonner Street. Parcel 1,which will retain the existing single-family dwelling, will have 65 feet of frontage on Former Street. Parcel 2,which will be developed with a single-family dwelling, is a flag lot with a 15-foot wide access strip fronting on Former Street. Adequate clear vision areas will be maintained for the existing driveway on Parcel 1 and the proposed driveway on Parcel 2. An additional 10 feet of right-of-way will be dedicated along the site's frontage on Former Street. A half-street improvement along the site's frontage on Former Street will be established, including 20 feet of pavement from centerline, curbs,and a five-foot wide sidewalk. • CHAPTER 18.162: LAND DIVISION: MAJOR AND MINOR LAND PARTITIONING 18.162.040 Partition Approval Criteria A. A request to partition land shall meet all of the following criteria: 1. The proposal conforms with the City's Comprehensive Plan; COMMENT: This report and the attached plans(Exhibit 1)demonstrate that the proposed partition complies with the applicable provisions of the City's Comprehensive Plan. 2. The proposed partition complies with all statutory and ordinance requirements and regulations; • COMMENT: The proposed partition complies with all statutory and ordinance requirements and regulations, as evidenced by the findings within this report and the attached plans (Exhibit 1). 3. Adequate public facilities are available to serve the proposal; COMMENT: Adequate public facilities are available to serve the proposed partition as evidenced by the findings addressing Section 18.164(Street and Utility Improvement Standards),below,and the attached plans (Exhibit 1). 4. All proposed lots conform to the size and dimensional requirements of this title; and COMMENT: As demonstrated by the findings in this report and the attached plans(Exhibit 1),the proposed parcels comply with the size and dimensional requirements of Title 18. • 9 • • 5. All proposed improvements meet City and applicable agency standards. 1111 COMMENT: The attached plans illustrate that all proposed improvements will meet applicable City and agency standards. 18.162.050 Special Provisions for Lots Created through Partition Process A. Lot Width: 1. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. COMMENT: The minimum lot width in the R-4.5 zone is 50 feet. As demonstrated by the attached plans(Exhibit 1), the minimum width of the building envelope area for both proposed parcels complies with the lot width requirement of the R-4.5 zone. B. Lot Area: 1. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the access way may not be included in the lot area • calculation. COMMENT: As discussed previously within this report, and illustrated on the attached plans (Exhibit 1), the subject parcels comply with the R-4.5 lot area requirement. The access way of the proposed flag lot is not included in the lot area calculation. C. Lot Frontage: 1. Each lot created through the partition process shall front a public right-of- way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. COMMENT: As demonstrated by the attached plans(Exhibit 1),both of the proposed parcels have at least 15 feet of frontage on a public right-of-way(SW Fonner Street). • 10 • D. Setbacks: • 1. Setbacks shall be as required by the applicable zoning district. COMMENT: As discussed previously within this report, and illustrated on the attached plans(Exhibit 1),the subject parcels contain adequate area to comply with the R-4.5 setback requirements. E. Front Yard Determination for Flag Lots: 1. 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. COMMENT: The attached plans (Exhibit 1)demonstrate that sufficient area exists to maintain a minimum 10-foot side yard setback on Parcel 2. F. Screening on Flag Lots: 1. A screen shall be provided along the property line of a lot of record where the paved drive in an access way is located within ten feet of an abutting lot • in accordance with 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. COMMENT: According to the attached Pre-Application Conference Notes (Exhibit 2), sight-obscuring screening is required along the pole of the flag lot(Parcel 2). Sight-obscuring screening will be established along the pole of Parcel 2 as depicted in the attached plans (Exhibit 1) and in compliance with the applicable standards of Section 18.100.080. G. Fire Protection: 1. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire fighting capabilities. COMMENT: A fire hydrant will be installed on the access way of Parcel 2 if required by Tualatin Valley Fire and Rescue. • 11 • • I. Access way: • 1. Any access way shall comply with the standards set forth in Chapter 18.108, Access,Egress, and Circulation. COMMENT: The standards of Chapter 18.108 (Access,Egress, and Circulation)are addressed within this report, above. This report and the attached plans demonstrate compliance with the applicable standards of Chapter 18.108. 18.162.070 Preliminary Application Submission Requirements COMMENT: This report and the attached plans provide all applicable information required by Section 18.162.070. CHAPTER 18.164: STREET AND UTILITY IMPROVEMENT STANDARDS 18.164.030 Streets COMMENT: As discussed previously,the subject property abuts SW Fonner Street to the north. SW Fonner Street is • designated as a Minor Collector on the City of Tigard Comprehensive Plan Transportation Map. The applicant is proposing to partition the subject property into two(2)parcels. Both parcels will front on SW Fonner Street. Parcel 1,which will retain the existing single-family dwelling, will have 65 feet of frontage on Former Street. Parcel 2,which will be developed with a single-family dwelling, is a flag lot with a 15-foot wide access strip fronting on Former Street. Adequate clear vision areas will be maintained for the existing driveway on Parcel 1 and the proposed driveway on Parcel 2. An additional 10 feet of right-of-way will be dedicated along the site's frontage on Former Street. A half-street improvement along the site's frontage on Former Street will be established, including 20 feet of pavement from centerline, curbs and gutters, storm sewers, and a five-foot wide sidewalk. 18.164.040 Blocks COMMENT: The proposed development is designed in consideration of the existing development patterns in the surrounding area. Block lengths do not exceed 1,200 feet in length where possible. 18.164.050 Easements COMMENT: Easements are provided as indicated on the attached plans (Exhibit 1). • 12 • • 18.164.060 Lots • COMMENT: The attached plans demonstrate that the proposed parcels are designed in conformance with the standards of Section 18.164.040(See Exhibit 1). No through lots are proposed. 18.164.070 Sidewalks COMMENT: Sidewalks will be installed within the partition as indicated on the attached plans (Exhibit 1). 18.164.090 Sanitary Sewers COMMENT: Sanitary sewer lines exist within SW Fonner Street. Both residences will connect with the existing sanitary sewer line. 18.164.100 Storm Drainage • COMMENT: Storm drainage will be provided through the existing drainage facilities along SW Fonner Street and as illustrated on the attached plans(Exhibit 1). 18.164.110 $ikeways COMMENT: The site is not adjacent to any identified bikeways. Therefore,provisions for bikeways are not required. 18.164.120 Utilities COMMENT: All utilities will be installed underground, as required. The attached development plans(Exhibit 1) indicate the locations of proposed underground utilities and any associated easements. • 13 • IV. SUMMARY AND CONCLUSION • The above findings, in conjunction with the attached plans and exhibits,demonstrate compliance with the applicable requirements of the City of Tigard Comprehensive Plan and Zoning Ordinance. Therefore,this request should be approved. LDC.2297.7683 • • • 14 • • • LIST OF EXHIBITS 1. Development Plans 2. Pre-Application Conference Notes 3. Warranty Deed 4. Annexation Ordinance No. 98-04 5. Ownerships within 250 Feet i • • • • DEVELOPMENT PLANS EXH1BIT NO._�___ • • • • 0 _ i ..4::, - . r TL 1100 ; – TL 1200 4 3 I I TL 1300 + TL 6300 . - I I I LEGEND . 45D TL 5,00 pi 3 / I £;y, -i 45£ SOIL CLASSIFICATION NUMBER � i' n' +I a1 v;1 SOIL SEPERATION LINE gfj gam i•%` ''-.' { x"•""14. EXISTING 5' CONTOUR fV «. w F:f I TL 5000 4+' I .–I N.. II Yy -- '0• --- EXISTING 1' CONTOUR ii 2 ) zsnnxe epsm+c cesme LbsnNG I 8 :�'`%' I Ana or naw uneI Aux. —. J caw r ecnxs c> l DRAINAGE FLOW DIRECTION y ;.:4:: t �ea_10 — I 9 ` 4 XI — I_ —J 1 z – --'.`�� x< ST._ – – –– _ - FONNER – – Z r 71 S.W. I a 'c^°.e° ° – "V I-.. –-- eP" -, ;ems---r=:: _ >y —I F o A m 1....1 .i.:46.--J+c4. na..;.. °._'.._ Q N . RQ W,GE.. .. — 0- tit 15 IzYmlec u°[ I '� W J n 04 lu TL 2300 •TL 2200 I uiau�°•- 1^W1 TL 2000 I ,• cr=• DI \._ O x7 - F Z --.. IW N o N C -, nosnwc roMp1aug+�.. :,_ 3 IL 6100 -'-I O_ •, F I I ti ` °J I. I as • �``� o Rz.^_ W w ',tie_..«_....o F w ..I� Q'..- a ;. 1 h c SiOH[ Au..- - • - .. ....s, .e h nce Fet............ 14 I " g ° _ Ig e EL' = 'i.. Z W Du5c -_ �^' W<In • ..... . ., . .. �E°N .._. --. TL 6200 I 45B y c�.> 9 1 6 z z TL 2400 J ®EpsnHC I 1 p �eczuo m _ a Z r ` e Zr' in NOTE: I I :a •1 OFF-SITE CONTOURS EXTRAPOLATED FROM I i,�gr�•�� GRAPHIC SCALE s U.S.C.S. :BOJO .o o a II. Iw 9 ( IN FEEl') I 1 inch= 40 ft. 3 } �`�` 11x17 PAPER SIZE.SCALE: 1' 80• TL 2600 :.<:>.;;. yy OESION `. :ADC.CROUP � SOIL LEGEND ::.0 I /.�j+ GLV/SUU MG AN ERERS (. LAND USE PAWNERS ~` SOIL UND SURLEttJRS DESCRIPTION % SLOPE LIMITING DEPTH TO SEASONAL/APPARENT DEPTH TO DEPTH TO ,, WA,,c„„:r. TYPE FEATURES WATER TABLE BEDROCK FRAGIPAN ^��^R OREGON 9T13 6b-4081 45A EAt561_sei_,y.a • ; 45A WOODBURN SILT LOAM 0-3% WATER 2-3 ft. PERCHED >60 in. NONE LISTED 1 2297 458 WOODBURN SILT LOAM 3-7% EROSION 2-3 ft. PERCHED >60 in. NONE LISTED `' 45D WOODBURN SILT LOAM 12-20% EROSION 2-3 ft. PERCHED >60 in. NONE LISTED 3 II Cl) I SOURCE: SOIL CONSERVATION SERVICE SOIL SURVEY OF WASHINGTON COUNTY, JULY. 1982. '3 • • • ' I I I I DI TL. 6300 TL 1200 I TL 5100 I• I I LEGEND • - - I ;:" 2 I - I ::. I ,�.;� `4 EXISTING DECIDUOUS TREE TO REMAIN ay , • — — _ _ 3 - 13 ; 0 EXISTING EVERGREEN TREE TO REMAIN ..7,.'4 I �M-- G EXISTING DECIDUOUS TREE TO BE REMOVED • I . TL 5000 Y . ,- I - .• --10$•^ EXISTING 5' CONTOUR r-I •tDJ EXISTING 1' CONTOUR EXISTING EXISTING I EXISTING EXISTING .. I ® PROPOSED 5• CONTOUR EDGE OF FLOW UNE MAILBOX CURB 6 PAVEMENT BEGINS I (TYP.) I (TYP.) I EXISTING i (6 j : $ EXISTING S8746'00wW UnuTY POLE TO ; I ® PROPOSED 1' CONTOUR �B Off WATER TO BE METER —80.10= BE RELOCATED i Q� m REMOVED - — Ip — TREE ABREV1A11ON� i°„ a°�° AP = APPLE s• F4- x- ST AS = ASH —J >s _ �1L� - a. = Leo F _ •I-T 11J 8• v'' -- r s•w�1TA ._ OA = OAK re i= xo wAm z:wArzs.ta-toi.E_le".17X =/_ �i�!� 99 s•wA1sR .r PI = PINE Q N. ��a §.wArtn_ 6.�w11FA •• ~ 0 1 d VT A SP = SPRUCE N — _ — §•wAim _ Iow''I _ — _ _ —`y WI = WILLOW W 'J o 0 �° • • -f ® _ OA-3 - r INSTALL EXISTING c p 1, I lot PAVEMENT O .X X.. INSTALL TAPER FLOW Fl-24 = 24- CALIPER FIR M 0 x c TL 2300 TL 2200 PAVEMENT A ER I IH�1, 1 REMOVE EXISTING (�') TL 2000 (MEASURED 4 FEET ABOVE GROUND LEVEL) N EXISTING I, 1 t2-CULVERT a V WATER ,INSTALL SANITARY I 0- - HYDRANT SEWER STUB �- 20'WIDE p .�- 18.52' HALF-STREET a INSTALL DOUBLE �x,.m 5 99l I IMPROVEMENT [ ,•WATER METER T (J��f Es EXISTING V 10•WIDE R.O.W.DEDICATION °3 HOUSE EXISTING VI TO REMAIN,; E TL 6100 R R .- EDGE OF 1. I',1-... ,18 :2 rA O D U- 18.52 GRAVEL I. I 4; ^ < W EXISTING HALF-STREET PROPOSED HALF-STREET W Z • DRIVEWAY 4 - ♦ 09 W EXISTING IMPROVEMENT 10 O1 'S:r • ' J_ 1 ;iv' Ip 1•' 1.1 HIGH VARIES )r<• "N i "" N o STONE WA U • ..'°... '.........i� wRI.wS 30 Z G Q' LL a wu) I05.• o m............rP v VARES VARIES Z C eW ... � 3 F I-e'P.U.E. (s¢.vn1 VA ) 20' 10' 8 P.U.E.-I .:.1 Q R 106.. / '3 Mi • • O - -®...-.. EXISTING •20 w z'T I VARIES 5' o.s'(rw) 44 FlNISH GRADE 5• 4.5• I p•{. d'r h 4S, CLOTHES 4 h M'Ik Isu nA.I (NUwBOIt (DP a CUBA ♦ CL_7 in In t` O UNES 0.T.o�OO S I MAR E�) ELEV. 5:1 MA% 1 D • • /°)Z _ H 2.592 2.592 2. 40. ..1 MAx ` -..:._:.. .....�— :I MAX I r ti EXISTING 4044 4'HIGH CHAINUNK EXISTING SIDEWALK Y ASPnALT PAVEMENt(2 UFIS) FENCE /OB- 'R ■ I (HUMBOLT CREEK ESTATES) y 2_0 LEVELING cWRSE ( • ,�) ®` TL 6200 SIDEWAU( 10•I'-G BASE a0°( CURB AND GUTTER e `p ) STREET SECTION (TYP•) STD.-DWG. 5. TL 2400 2 . I NOT TD SCALE 1 S.W. FONNER STREET `^`Fl-36. i•�/-EXISTING _ I HALF—STREET IMPROVEMENT 0 PIED TO oa e, I BE REMOVED I 00 I '�`Fl-24 (•' 1 ., 4.-P0--.?4".,z A•JS A rp (-- -.) .:::::::::;',;:.ii'.:::,..t 7DE9CN L.LJ. CROUP I Ecav$tU'L mvc ENraN[ERs AT USE PLANNERS N880.10'E LAND suR9,1STs 80.10 233 sE wASHNCtaN sr. 141644 61 §7123 648-404o61 - GRAPHIC SCALE E §e'-2§t LW,N1tl1 Sp-71446 30 § 3§ 110 IS 0 = §0 `""�2297 illi TL 2600 ( IN FEET) 1 inch= 30 1t L 11x17 PAPER SIZE,SCALE 1•-60• • °3 • • • • • I I • TL 6300 • TL 1200 TL 5100 I • `, I INDEX OF DRAWINGS }J^� 2 I ELI I PAGE No. DRAWING TITLE ; L' f'; • • • PRE-APPLICATION CONFERENCE NOTES • EXHIBIT NO..a.. 7 • • CITY OF TIGARD -1 is PRE-APPLICATION CONFERENCE NOTES 5 (Better�o> t RESIDENTIAL DATE: ( eg STAFF: A- !� APPLICANT: Rre e 7A tiro 2E AGENT: Phone:[ ) Phone: [ I PROPERTY LOCATION: ADDRESS: TAX MAP/TAX LOT: Z s 1 _'C - a l c l NECESSARYAPPLICATION[S): LAN -\-,. 11110POSAL DESCRIPTION: COMPREHENSIVE PLAN DESIGNATION: (ZONING DESIGNATION: - —` , r ;, CITIZEN INVOLVEMENT ;- =t, FACILITATOR: TEAM AREA PHONE: [503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS Miniffian lot-size:''-1Tt1sq. ft. Average lot width: 5-eft. Maximum building height: 3e ft. Setbacks: Front 20 ft. Side I d ft:' Rear l 5 ft. Corner -'= ft. from street. Maximum site coverage: % Minimum landscaped or natural vegetation area: ! . • [Refer to Code Section 18. 5p ) 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 must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. • The depth of all lots shall not exceed 2% times the average width, unless the parcel is less than 1 ;% times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060 Lots) CITY OF MARC Pre-Application Conference Notes Page 1 0110 Resideuas1AOO11caUon/Pleeotog OMsloo Section • • SPECIAL SETBACKS Streets: feet from the centerline of i Established areas: feet from • > Lower intensity zones: feet, along the site's boundary. Flag lot: Ten j10)-foot side yard setbac . Zero lot line lots: minimum ten (101-foot separation between buildings. Multi-family residential building 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. Five (5)-foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size. [See applicable zoning district setbacks for primary structures) SUBDIVIS!I 'LAT NAME RESERVATION Prior to -ubmitting a Subdivision land use application with the City of Tigard, applicant's are required to complete a . file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain appro I/reservation for any subdivision name. Applications will not be accepted as complete until the City recei' -s the faxed confirmation of approval from the County of the Subdivision Name Reservation. [County Surveyor's Offic . 648-8884) FLAG LOT BUILDING HEIGHT PROVISIO Maximm—TheigliFoTTWiforieS or 25 feet. whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.98.030[B) are met. •IDENTJAI DENSITY CALCULATION [See example below) - The Net Residential Units allowed on a particular site may be calculated by dividing the net area of the developable la- d by the minimum number of square feet required per dwelling unit as specified by the applicable zonin \designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas including: a. Land within the 100 year floodplain; b. Slopes exceeding 25%; and c. Drainageways. 2. Public right-of-way dedication. a. Single-family allocate 20% of gross acres for public facilities; and b. Multi-family allocate 15% of gross acres for public facilities. - [Refer to Code Section 18.921 [EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43.550 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8 712 s4. ft. (20%) for public right-of-way 6.534 sq ft. (15%) for public right-of-way NET: 34.848 square feet NET: 37,026 square feet • = 3 050 (minimum lot area) = 3,050(minimum lot area) 114 Units Per Acre 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole[welting unit NO ROUNDING UP IS PERMITTED. CITY OF MAN Pre-Anolication Conference Notes Page 2 of 10 aesldeoUslApetIc1Ueo/Ptsoolop OMslooSecUon • • 101(P-------0) he perimeter of blocks formed by streets shall not exceed 1.800 feet measured along the right-of-way line • except where street location is precluded by natural topography, wetlands or other bodies of water or, pre- • existing development. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. Meter to Code Section 18.164.0401 RESIDENTIAL QE SITY TRANSFER The City , Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been devel••ed on sensitive lands areas listed in the density calculations that may be applied to the developable p• ion of the site. [Refer to Cod- ection 18.92.0301. It is the res•onsibili',. of the a..lican for a residential development application to provide a detailed calculation for both the •-rmitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed ho ing density in a zoning district, any property within 100 feet of a designated established area shall not be\developed at a density greater than 125 percent of the maximum Comprehensive Plan designatio (not zoning) of the adjacent parcel. Transition area applies to any property which is a designated established area. The subject property is designated as an area. The sub ct property is adjoined by established/developinq/areas to the north. south, east and west. sfURE STREET PLAN AND EXTENSION OF STREETS 1. A future street War-Ft-Wall:- a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The • plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed lane division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes anc pedestrian facilities on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. Meter to Code Section 18.164.0301 - RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS Alf subdivisions and minor partitions are subject to solar access requirements. These requirements state tha: a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard whicn determines solar accessibility, requires that 80c: 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 Ill CITY OF TIGARD Pre-Aopllcatlon Conference Motes Page 3 01 10 AestdeatlelAoallciaaa/Plaanlap DMsleo Section • • .. • The total or partial exemption of a site from the solar access requirement may be approved for the followin 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 followinc reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards,or that specific lots should be exempted or adjusted out The following items shall hf included in the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. • 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1.. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. • b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OFTIGARD Pre-Anpllcation Conference Notes Page 4 01 10 se sldenUetAD011cation!IUnnInp DMsloo Section • PLEASE NOTE: Regardless of the options] used through the design of the Subdivision or Minor Land Partition,all one and two family, single-family residences are reviewed through the building permit process foi 111 compliance with Solar Balance Point standards. Please contact the Building Division for furthei information regarding the Solar Balance Point standards and the options that are available related t( building height and construction. lRiaNG AND ACCESS All parking areas and driveways must be paved. = _➢ SingleJamily: Requires 2 off strarking spares per dwelling unit.- Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family-requires 2 parking spaces per unit for 1+ bedrooms.) Multi-familyelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. (Refer to Code Section 18.106.030) No more thh. 40% of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls shill be dimensioned as follows: Standard parking space dimensions: 8 ft. 8 inches X 18 ft. Compact parking space dimensions: 8 ft. X 15 ft. Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions; are mandated by the Americans with.Disabilities • Act (ADA). A handobt is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS'. Bicycle racks are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in areas-protected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on the basis of one space for every fifteen (15) required vehicular parking spaces. Minimum number of accesses: Minimum access width: IS, Maximum access width: Minimum pavement width: /0 REQUIRED WALKWAY LOCATION - Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, common open space and recreation facilities. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. • [Refer to Code Section 18.102) CITY OF fl6ARD Pre-Application Conference Notes Page 5 of 10 BesIdel=sl ADDIIcIUoo/Plloolog(Melon Section —.... _ • BUFFERING AND SCREENING n or er to increase privacy and to either reduce or eliminate adverse noise or visual impacts betwee adjacent developments, especially between different land uses, the City requires landscaped buffer area • along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffe areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achiev. a balance between vertical and horizontal plantings. Site obscuring screens or fences may also b. required; these are often advisable even if not required by the Code. The required buffer areas may onl• be occupied by vegetation, fences; utilities, and.walkways. Additional information on required buffer arei materials and sizes may be found in the Community Development Code. • [Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along 7-%r-1C-, /% C STREET TREES~ Street trees are required for all developments fronting on a public or private street as well as driveway, which are more than 100 feet in length. Street trees must be placed either within the public right-of-way oI on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 fee; apart depending on the branching width of the proposed tree species at maturity. Further information or regulations affecting street trees may be obtained from the Planning Division. • A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special desigr features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100,18.106 and 18.108] TREE REMOVAL PLAN REQUIREMENTS A tree pan for,,the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.150.070.D. according to the following standards: Retaina_e of less than 25 percent of existing trees over 12 inches in caliper requires a mitigation prograrr according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50 percent of existing trees over 12 inches in caliper requires that two- thirds o= the trees to be removed be mitigated according to Section 18.150.070.D; CITY OF TIGARD Pre-Appllcatlon Conference Notes Page 6 01 10 RestdeuUel ApDIIcIUoa/PlsIIleg DMsloo Section • Retainage of from 50 to 75 percent of i 9 P existing trees over 12 inches in caliper requires that percent of the trees to be removed be mitigated according to Section 18.150.070.D; Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; • !den 'fication of all trees which are proposed to be removed; and A prof ction program defining standards and methods that will be used by the applicant t protect rees during and after construction. Trees removed ithin the period of one (1) year prior to a development application listed above wi be inventoried a part of the tree plan above and will be replaced according to Sectio: 18.150.070.D. (Refer to Code Sec n 18.150.025) MITIGATION Replacement of a tree sh\ I take place according to the following guidelines: A replacement tree all be a substantially similar species considering site characteristics. If a replacement tre of the species of the tree removed or damages is not reasonably available, the Director ay allow replacement with a different species of equivalent natural resource value. If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director 'shall require replacement with more than one tree in accordance with the following formula: \ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number\of trees cannot be viably located on the subject property, • the Director may require one (1) or,, more replacement trees to be planted on other property P P Y within the city, either public property or, with the consent of the owner, private property. The planting of a replacement tree shaft take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.150.070[D) SIGNS Sign permits must be obtained prior to installation of any sign in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be. permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for review before the Hearings Officer. SENSITIVE LANDS The Code provides regulations for lands which are potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, wetland areas, on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands areas at the pre-application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive lands areas and their boundari-s i the re .•n ibili of he a..lic.nt. Areas meetin. the definitions of • s-nsitiv- lands mus be learl indi . -d on .I.n ubmitte. with the •evelo•ment application. [Refer to Code Chapter 18.84) CITY OF TIGARO Pre-Appllcatlon Conference Notes Page 1 01 10 BesldenUilbollcaUoo(Plaoolap Division S.ctlon Chapter 18.84 also providOegulations for the use, protection, modification of sensitive lands areas. Residential development is prohibited within floodplains. • STEEP SLOPES • When steep slopes exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval star\dards of the Tigard Community Development Code Section 18.84.040.B. ThE report shall be based upon field exploration and investigation and shall include specific recommendation: for achieving the requirements'of 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY[USA]BUFFER SpIDARDS,R&0 96-44 Purpose: Land development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the\water quality functioning of the sensitive area. \, Design Criteria: The vegetated corridor shall be a minimum of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except w ere approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If app oval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the s rface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in.Section 3.11.4. No thbre than 25 percent of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water • quality protection provided by the vegetated corridor, except as allowed below: > A gravel walkway or bike path, not exceeding 8 feet in width. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and > Water quality facilities may encroach into the vegetated corridor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: In any residential development which creates multiple parcels or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R&0 96-44/USA Regulations-Chapter 3,Design for SWM] • NARRATIVE The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. • CRY OF TICARD Pre-AD011catloo Conference Notes Page E of 18 IssIdsatlll AO011cstlol/Tleeelel OMsloe Se ctloe • • • • CODE SECTIONS 18.80 18.92 _ ( 18.100 /' 18.108 1 8.1 20 _ 18.150 18.84 18.96 Z. 18.102 _ 18.114 18.130 18.160 0. 18.88 18.98 ►/ 18.106 _ 18.116 18.134 18.162 v 18.164 f�[ACT STUDY As a part of the application submittal requirements, applicants are required to include impact study witf their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large. public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32 Section.050] When a condition of approval requires transfer to the public of an interest in real property, the approva' authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32 Section.250) NEIGHBORHOODNG • The applicant shall`notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimurn,of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. [Refer to the Neighborhood Meeting Handout) BUILDING PERMITS Plans.for building and other related permits will not be accepted for review until a land use approval has been issued. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. RECYCLING Applicant should contact franchise hauler for review and approval of site servicing compatibility with Pride Disposal's vehicles. _CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Section 18.1161 ADDITIONAL CONCERNS OR COMMENTS: Akz 0%Q " - sr) - _ 111 CITY OFTIGARD Pre-Application Conference Notes Page 9 of 10 EesIdenUalA0DIIcaU0n/Planning DNIsIonSecUc • • • 'ROCEDURE/ t/ Administrative Staff Review. • Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. IPPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 orlay public appeal period follows all land use decisions. An appeal on this matter would be heard by the igard i' ,=+;�►` r� r (' �,� �<<ti° A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. LEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: li ,/1 -/- ;,1A-, • CITY OFTIGARD PLANNING DIVISION PHONE: L5031 639-4171 FAX: L5031684-7291 JogiMpatry\preapp-r.mst ngineering section:preapp.eng) 26-Mar-97 TY OF TIGARD Pre-Appllcailon Conference Notes Page 10 of 10 sldeotlsl llpolIcatloo/Plsaalog OMsloa Section . _ ..Y:*="r - G ':.r :'� y v.:: .aV �. ? �,�y�Q *ru�: :It ar::Ys. 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F:*<<:;lv. ��j,�}^,!,,�y::01.41-4.'k" '.'s`'',, „. ,t -.'-[` '_.'�.. a�., .s w:,, _ ^r''�/.i: Kj`a:•.• �.,.•it 1?4 •; i" '"mot, :'s i,,-,- +`_:,--_', � s ''$-4,t,,-;, :'--�':c - 31144t^Y7-..,... --2�firii '-* aS". ..-.n- A a J .a.4.u-..i?...di,,..iV41:+Tf ..2-�+r , '.-f.' ;:�G,'C Vi i∎... 1t a•% .m-U✓•;#..1l 3:�'a'�:'wn'..Gti .�,,,+.�tk-�1.i+1 J� „., txrrvtWCLf •�n 2S\ ACC- -• PUBLIC FACILITIES . • - 2‘o i - The purpose.of the pre-application conference is to: - (1.) Identify applicable Comprehensive Plan policies and ordinance provisions.City(2.) To provide y staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applican will be recommended by City staff and subject to approval by the appropriate authority. There will bE no final recommendation to the decision making authority on behalf of the City staff until all concernec commenting agencies, City staff and the public have had an opportunity to review and comment or the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) • To increase abutting public rights-of-way to the ultimate functional street classification . right-of-way width as specified by the Community Development Code; or 111 (2.) For the creation of new streets. . Approval of a development application for this site will require right-of-way dedication for: ( t-r. ter✓` to feet from centerline. ( ) to feet from centerline. • ( ) to feet from centerline. Street improvements: (frr t'%. street improvements will be necessary.along -:----,--cc-A?--- • . ( ) street improvements will be necessary along . ( e Street improvements on ,,;,,-e,, , shall include Vic. feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights. and a two year streetlighting fee. II ( ) Street improvements on shall include feet of P avement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of CITY OF TIGARD Pre-Application Conference Notes Page 1 of 5 Engineering Department Section utility wires (a fee -Allay be collected if determined appriegate by the Engineering Departmen a five-foot wide salk (sidewalks may be required tWe wider on arterials or major collect streets, or in the Central Business District), necessary street signs and traffic control devicE streetlights, and a two year streetlighting fee. • (✓r- Section 18.164.120 of the Tigard Municipal Code (TMC) requires all overhead utili lines adjacent to a development to be placed underground or, at the election of tl- developer, a fee in-lieu of undergrounding can be paid. This requirement is valid evE if the utility lines are on the opposite side of the street from the site.. If the fee in-lieu proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains t- overhead lines. There are existing overhead utility lines which run adjacent to this site along SW tid_ �(. . Prior to IaN c-1 cE- RA-( , the applicant shall either place thes utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not current) practical, the improvements may be deferred. In such cases, a condition of development approve may be specified which requires the property owner(s) to execute a non-remonstrance agreemer which waives the property owner's right to remonstrate against the formation of a local improvemer district. The following street improvements may be eligible for such an agreement: (1.) CJJ J S- (2.) Pedestrianways/bikeways: _ • • Sanitary Sewers: The.nearest sanitary sewer line to this property is a(n) inch line which is located ir. The proposed development must be connected to E public sanitary sewer. It is the developer's responsibility to A . Water Supply: �r / The , = ; Water Disffict - Phone:(503) :71 - ` -i. 1 ! provides public water service it the area of this site. The District should be contacted for information regarding water supply for your proposed development. • CRY OF TIGARD Pre-Application Conference Notes Page 2 of 5 Engineering Department Section - Fire Protection: Tualatin Valley Fire anWRescue District (Contact: Gene litchi'', (503) 526-2469) provides fi protection services within the City of Tigard. The District should be contacted for informatic regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related • fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveye to an approved public drainage system. . The applicant will be required to submit a proposed story drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensur that the proposed system will accommodate runoff from upstream properties when fully developed. , downstream analysis will also likely be necessary to determine if runoff from the propose development will cause adverse impacts to the existing storm system downstream of the site. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that Cit' maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenanc€ access roadways may be required if existing or proposed facilities are not otherwise readily accessible. STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( ) Construction of an on-site water quality facility. • ( -) Payment of the fee in-lieu. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 5 Engineering Deportment Section TRAFFIC IMPACT FEES • • In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traf Impact Fee program collects fees from new development based on the development's project impact upon the City's transportation system. The applicant shall be required to pay a fee based up, • the number of trips which are projected to result from the proposed development. The calculation the TIF is based on the proposed use of the land, the size of the project, and a general use based h category. The TIF shall be calculated at the time of building permit issuance. In limit( circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupan, permit. Deferral of the payment until occupancy is permissible only when the TIF is greater the $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineerir. Department. There are two types of permits issued by Engineering, as follows: IfDI Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-wa or easement, such as sidewalk and driveway installation or repair, and service connections t main utility lines. This work may involve open trench work within the street. The permitte must submit a plan of the proposed work for review and approval. The cost of this type c permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permi In addition, the permittee will be required to post a bond or similar financial security for th work. Compliance Agreement (CAP). This permit covers more extensive work such as main utilit line extensions, street improvements, etc. In subdivisions, this. type of permit also covers a • grading and private utility work. Plans prepared by a registered professional engineer must b. submitted for review and approval. The cost of this permit is also calculated as 4% of the co; of the improvements, based on the design engineer's estimate, and is payable prior t; issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which wi obligate the design engineer to perform the primary inspection of the public improvemer construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s) the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: . If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: • The following is a brief overview of the type of permits issued by the Building Division. For a mor€ detailed explanation of these permits, please contact the Development Services Counter a 503-639-4171, ext. 304. CITY OF TIGM0 Pre-A jplication Conference Notes Page 4 of Engineering Department Section Site Improvemerilll'ermit (SIT). This permit is gerelly issued for all new commerciE industrial and multi-family projects. This permit will also be required for land partitions where I( grading and private utility work is required. This permit covers all on-site preparation, gradir and utility work. Home builders will also be required to obtain a SIT permit for grading work i • cases where the lot they are working on has slopes in excess of 20% and foundatio excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issue after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers a work necessary for building construction, including sub-trades (excludes grading, etc.). Thi: permit can not be issued in a subdivision until the public improvements are substantiall' complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbinc that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shal' include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: i 2° 6 ENGINEERING DEPARTMENT STAFF Phone: (503)639.4111 Fax: (503)684-7291 h:\patty\mas ters\preapp.eng (Master section:preapp-r.mst) 18-Nov-97 • CITY OF TIGARO Pre-Appllcatlon Conference Notes Page 5 of 5 Engineering Department SecUou CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT AIL 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: 1/v D Date: I /2o( APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ./MARKED ITEMS A) Application form (1 copy) C1—'" B) Owner's signature/written authorization C Title transfer instrument/or deed 0) Applicant's statement No. of Copies la E) Filing Fee $ 21 430. LC: SITE-SPECIFIC NetAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE ./ MARKED ITEMS A) Site Information showing: _ No. of Copies IZ 4111 1 . Vicinity ma P 2. Site size & dimensions t3� 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) ET 4. Drainage patterns, courses, and ponds o 5. Locations of natural hazard areas including: ❑ • (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (1) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive map Inventory including: ❑ (a) Wildlife habitats G (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level o - 8. Location of existing structures and their uses o 9. Location and type of on and off-site noise sources ❑ • 10. Location of existing utilities and easements ❑ • 11. Location of existing dedicated right-of-ways ❑ LAND LS: a?°LIC+';CN.'LiST PACE 1 CF 3 B) Site D velo•mePlan •Indicatin:: • No. of Copies 1. Th: proposed site and surrounding properties 2. Con our line intervals ° • 3. The •cation, dimensions and names of all: - (a) xisting & platted streets & other public ways and :asements on the site and on adjoining properties (b) P oposed streets or other public.ways & easements ❑ on the site. (c) Alt:rnative routes of dead end or proposed streets ° that equire future extension 4. The locati• and dimension of: °• (a) Entra es and exits on the site (b) Parkin: and circulation areas ° (c) Loadin: and services area (d) Pedestri.n and bicycle ° cycle circulation ° (e) Outdoor ommon areas (f) Above gr•and utilities ❑ 5. The location, di ensions & setback distances of all: . (a) Existing per anent structures, improvements, utilities, and easements which are located on the site and on adjacent property wit in 25 feet of the site ❑ (b) Proposed stru ures, improvements, utilities and easements on the site 6. Storm drainage facili 'es and analysis of downstream conditions ❑ 7. Sanitary sewer faciliti s _ • . 8. The location areas to be landscaped ° 9. The location and 0 type o outdoor lighting considering crime prevention techniques 10. The location of mailboxe 0 11. The location of all structur s and their orientation ❑ :2. Existing or proposed sewer imbursement agreements ° ❑ C) Grading Plan Indicating: No. of The site development plan shall include a grading plan at the same scale Copies Z as the site analysis drawings and shall contain the following information: 1. The location and extent to which grading will take place indicating: (a) General contour lines (b) Slope ratios (c) Soil stabilization proposal(s) ❑ (d) A pproximate time of y ear for ❑ the proposed site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals Cr (c) That all problems will be mitigated and how they will be mitigated ❑ LAND _I:APP:IC{T;ON♦LIST PACE 2 Cr 3 D) Architectural wings Indicating: • No. of Copies -• The site debTlopment plan proposal shall include: 1 . Floor pla indicating the square footage of all structures proposed fo use on-site 1111 2. Typical elevati n drawings of each structure E) Landscape Plan Indicating: • No. of Copies 1 Z The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings ❑ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑. 4. Location, type, size and species of existing and proposed plant materials t 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign\Drawings: ❑ Sign awings shall be submitted in accordance with Chapter 18.114 of the ode as part of the Site Development Review or prior to obtaining a Buildin Permit to construct a sign. 0 G) Traffic Generation Estimate: - ❑ H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies 1 Z_ 1 . The owner of the subject parcel t7 2. The owner's authorized agent ca' 3. The map scale (20,50,100 or 200 feet- 1) inch north arrow and date Er- 4. Description of parcel location and boundaries t3' 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel e' 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 a 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements 0-- 11. For major land partition which creates a public street: (a) The proposed right-of-way location and width ❑ (b) . A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ III 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ t.,vo t_sE.,P.::G,'ioN/1.:sT PACE 3 CF 3 1) Subdivision Prelillary Plat Mao and Data indicating', No. of Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ • 2. The proposed name of the subdivision ❑ 3. Vicinity ma. showing property's relationship to arterial and • collector stre.is 4. Names, addre.ses and telephone numbers of the owner, developer, ❑ engineer, surv_yer and designer (as applicable) . ❑ 5.' . Date of applica ion o 6. Boundary lines of tract to be subdivided ❑ 7. Names of adjace t subdivision or names of recorded owners of adjoining parcels .f un-subdivided land ❑ 8. Contour lines relat-• 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 -d subdivision): (a) Public and privat= right-of-ways and easements ❑ (b) Public and private anitary and storm sewer lines ❑ (c) Domestic water ma s including fire hydrants ❑ (d) Major power teleph• e transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reservations for .arks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profile of proposed sanitary and storm sewers with grades and pipe sizes .inch aced on the plans ❑ 11. Plan of the proposed water distr'bution system, showing pipe sizes and the location of valves and fire by rants ❑ 12. Approximate centerline profiles s wing the finished grade of all streets including street extensions for a re sonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed street right-of-way(s) ❑ 14. The location of all areas subject to iniindation or storm water overflow ❑ 15. Location, width & direction of flow of'II water courses & drainage-ways ❑ 16. The proposed lot configurations, approximate lot dimensions and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such.lots. ❑ 1 7. The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings ❑ 18. The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting \ ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership a (c) A proposed plan for provision of subdivision improvements ❑ 20. Existing natural features including rock outcroppings, wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practicably b' shown on the • preliminary plat, it shall be incorporated into a narrative,and submitted with the application ❑ LAND USE AP°UCa?lON/L:5 ?■CiE 4 CF 3 • • J) Solar Access Calculations: of • K) Other Information No. of Copies 0 y:•login\pacry4nas;rsV<lclisc.nsc • May 23. 1991 LAM)LSE APPUCAT:ON/.:51 2.RCE 3 OF 5 • • • WARRANTY DEED EXHIBIT NO '..1 ,:i.z.k.....4,.,; ‘,,,...-i-•-:..:::".._. - • t • - ..• - ----. ' ': ' .1 , """1,0t . -,-,,..., 7!-!t"-..,--."..',.; ..-- ,. .. .; t,k;• •..-..:.` -• .'.. .c.ii.:...:::::::::,-.‘„...,...;-. :,,,,:.; ....4-;:..;;/:' 1 w.,...,,e-r...:.-.•.-: ..;1" ; .,...- . STATE 0 F OREGON 7.74?I'','-' - - ... i-' "•`:)3.-•:' ' .. . SS 1. '.'Zi',.,-.. . ' ' 91. t OREGON TITLE . County of Washington I . Htiosnnsoann,d1)Elrxecstoorticr 0101 Ascosuenstsy- • menit'Jerry • 4 Nrili •••••.. . ..1-':,•:-...."..I;..• ' 11.8 , I Insurance Company • •Iit' 4'i.."!..SN,'' • At ,I-Zar.-0:.. a f. , :;-_-. .... • Clerk for said county,do hereby certify that .4914'•-'v VAT: ::-4'.:1,,:.'_ •i'il'?:-.'7'":. •. the within instrument of writing was received : 1 ::::'..1"...;;,.:..•: 1 After Reco r d i n g, Return to: : and recorded In book of records of said county. ...1■ --,,, z, ,-, 41' It''41.:.''' :044...••'. ::::':)!•::..A.. • Susan E. Pasanore : k.k41,),.,61„,,. "I .,, 11.4,..• • • ••:•:. .i k4.'• CrY.'. • P.O. Bcot 11370 : ..i .i-,.1444-z.t;r-•.- . t•-.:::,..,.% Poi •tland, CR 97211-1370 , , ...ftsr.-.•.. --.,.. ,_ . ... .- ..• : Awry R. Henson, Director of -re. .k,i.V.,sr.•...r.: .. . Assessment end Taxation.Ex. ,..,..,. .,-.. Until a change is revestecl, tax statements : Ornolo County Clerk 1;' 1,..--:" - • .1-• shell be sent to the following address: : .1.ft:' L:117:::1'; •-&•-.•-•-.',,,-' Doc : 9 7 0 632 7 3 0. • r,,-;..-4....1.1...„--..,..-, i4,,,,, El Rect: 189890 14 8.00 ev, *4.4.• ket• av,- --- sans as above --- . t ; ,-.4...P.'••"' .,-.1*P.,--.. 07/10/1997 10:34:23am -it 1; : fit.4 :b.•e• 4--,1 STATUTORY MRRANTY DEED : -a:4 ".•01".e.l.vg1' (Individual) : • . "0 "..7-''' -• •s,.'...-,--• - lAb;kre.6peCe.Aa;&r4..4d.ioi..A;lOoildeils'Ose) ab ;..p.,.,.. ,-' -- - '.-.s.:4,11-t•--...„ \ ;--„-. ,.. •.. .i .,1?,,q1.,m,, Howard I. Hatcher and Alna I. Hatm-her '' 7;Vil , ,•••0'5,e›:-•.. ... ',..,..,,...7„,.., noway" 1 warrants to Thanes L. Fisher Tr.-4.:1,... ..■1 '. ; ...'4 ''' ,3,:r'■.::.,-. • ths following described real property in the State of Oregon snd County :••.:14.il...f.7 ,•, - '',,.f itc;'' . ■‘.:04:44■-:'. 1 free of anctintcanmes, except as specifically set forth herein! "-:" ---7..-. • (Oontirsued) 4.-4,. al.,:*:!-,;:;•-•:-c ..t 7.,,,--'': - 1 :•:,•,•24$`..1,.;•;••=: 4.L:-;3::',.!:•,=•-•' -, "4 / ...:•,'.4,0.*'-'1. .45-':•.,ir,„,•; •` ' :i it, s i'2‹..-1 ,,f,•::'.: -: 0-;.'f*:','..;• . A„. 1 .:Ott.f.t,1..=;': .• 41•,. ekkooTTOR 00uotrr •••-• .- .-0.,.!.....-,1,....- -,v.o...,,.:,•T-.-. • •=1.......e RTAL PROPOrrr TRAI.37rR TAX ,s va..z,v-, - ..,.... . . Autai li/0. 0 7. / • 9 —,;:-/._.,..,-. of. ,. .....A . ..., 5,.. ., ra MO DATE • '• •'..('‘.^',°..•',;-• . Tax Account Ntrnber(s): R470555 p 4 32-;!..., •..,*:-.e.--;.:.,, : . . , . ! :•••••,•••3 -•-4: a7•*';:."•:'-."-.-- This property is free of encurbrances, EXCEPT: l'i 1. Taxes for the fiscal year 1997-98, a lien in an amount yet to be ()atomised tu nt t c , •.--i•i-4-. ',- %-Av,--.,•.' 1, yet payable. _ I?, . •..,.i•i.-..i, ._-- - .:!.•.F,We.'..4- .. 2. The subject property lies within the boundaries of the Unified Sewerage Agency and is .t.' . ..--..,- .-1,!ti,;;;;•.1..'..". . subject to the levies and assessments thonaof. -.A. - , , A•41.-..44,. -, . (Ccritintxxi) ; ',63 '-_,yr ,-`°•`-', „;,', ,-,•-,,,-.., • t,..: ,,,,._ consideration for this oor-rveyance is 8110,Q00.03 vilich Le inti tO 03 ACC711e:7131-TX 03 Prt • il T, a......?.. • 1,444.4..:,;.. r - in . ...i.-1.. rrr A"F•',' • ?&65hIk bfiklied 1 141 MIS INSTRUMENT WILL. NOM ALLOd USE OF THE PROAW _ INSITtODIT IN VIOLA- ..1..: ,A 4 t- .. ' - ...:11.--... . . TION OF APPLICASLE LAND USE LAWS AND REGULATIONS. sralpaz SICKING OR ACCEPTING THIS IMSTRJ- Afill •.,e, *...‹.-I.-J,•-:::: • MENT, ME PERSON ACQUIRIN3 ItT2 TITLE TO 'ME PROPERTY EaCULE OW( WITH ME APPROPFtIATIC CITY s t- 'tzti.,i. ;... OFt COUNIY MANNINO DEPARDSCIT TO VERIFY APPROVED USE3 AND TO DETEittliNE ANY LIKIT1S ON LAW- ' j.'•:-3'', .4+-t!.5.7', ."■•. SUITS AGAINET YAWING OR FOREST PRACTICES AS DEFINED Di ORS 30.930. t..* t ..t....#•,..,. -,-;:W.L.k.r■:..t.,..,,.. DATED this /Pi. day of July, 1997. ,=, .1'.."'0-.• • '•'4'.:1:'•••1`..; . _a/f/LCI-1_kk.....>f(rettlf.L..1..Z_____- ;%:::si'7:L•,4.. .: , ' =.711weirri 1. Ha a.- -(.-..s.., ' J::::::::',! ' 4-Yi.-.' ,•.,,,''.. ,-",,- ••.... ."•=2,...7,-;;;<-, . . . tre• .',..._ .: 1;1•144%.*•.-i%111,-.*1 Z,...1". ..;t: , • ..1:rt.....11e •'""' ..f.,......:;,1 l'• .....M.L=ea.,. ...; STATE OF OREGON, =MY OF %b22131211 Iss. •• The foregoing instrurent was acknowledged before we this _lLb. day of July, 1997, by '...iett...:1 :f-Al...-,--.. ..,1;:":„*.';',.:.•• : I I. Habcher and Alna I. Hatcher. .41.1.-,....t.00...,>-•_.•_- .. ..x.,,41-•....... .. n .•./.',.,•■4•-•••'... . t• .1.7,:iarlei.4%1?44.-.; .4 ttf./.....*;•,.„, . ;'4:' '4.';4i4.4ut.'...1,■. l'Or itir•••• - ". . CliblitAI --id.----- - •:.11.... O.1,1(.sat..q.A. ...'... ' My Cased crl Expires. ffilk,i, ..,,:. ...) RIDECCAJ BRADLEY 1:...•• .7i.••• 7•64f4141-;.447;•-• ;, "'•",,•••-,..' {gro 44 NOTANY oust it omt tam 541.....,a, •r ;'1.:j.'.•. • ,b,...1 0000A18810 I NO 0311115 ID CINMSIN M II Mt ii i MR u4ftlettr14"!.?\::. 1.'".:•:1;'.,.. '.' Order No.: 260802w ._,':-.-0..r.,,:....• •- / ........-,2„.... -;4;:-.1......,.:... ? :;..,11.,.,..j4m;\„Ir.,.• %.,i,c.t.,1,,,,,i 1,Nri rir• s.1.!•••,4 , .1'.-....r,.7.• ; ."11 kki 4.Itt'' is °A....I.; .-..t'•A. , Yrf...."..!.. ' . • .47,111... '',./......1 .% ". '..'. .. . .. ....... .,.RYNOWN90157jrcirrIMTIMIRMIUMFAraWirrrierjRalZr.F.......71.41Vn.14....~•111WWWW0....1.T. ^6.• •••••••■•A 1 ‘, 't• e-y....net-.1 •,• . - • -.--- • - - i 1 - - k - • ' •' --- ‘-- •' - •- • - -*•4 . :- --.-_-_-.1.'=-.-1-:-.rit_,-Nte,-1'..1,7t-t••,•- •- '' :f.;, -. -,4„...Z'... .,;$!," .--!;•:: .., .::•••••.. ..--- "A•1440r. -4.1 ..--7...., -1., -.',/,"•1. .. . 2•••,--t '- ,,..,„22,r.. "--"t5i,b --i-lat-7.,:‘,:•'$ ..:.••,.:;,),...: . 0 '2.1•Tq:',--1:\.-1-".Y:'-::::,' •-.4.•=,--1---",- ' • SDUVIORY WARRANTY DEED .31.txSIFt.- .7%'_;- . .•r.,.•,.,!•••-..:- -"" • • 14-,11 .L.-:: • t••.;-::-.•,-__-.1 (CONTINJED) ,....-k4.::-.:',1;:?:-.."-ss• ''.-:---,:: ,.-,• 44 r-rS.Q.:.t.•:'-'•--:"- !.,-. ....-• f&r:0-:".-;:::',... --.. : IEGAL DESCRIPTION (Oontinued) Order No.: 260802w ,.*- x:,...t*,,-;•4,,,,--,:t• •,...y...:•.•-•. .• - ?rt-•,,,,4,l'-c-',••t-,-•.•••...t. J":=T„ '• A tract of land in Section 3, Itws*Lip 2 South, Range 1 West of the Willamette Meridian, '-'Pe L7P'4111111 hi:Alii.47% :../a."!;: % . in the County of Washing= and State of Oregon, mare particularly described as fella...2: .....,...zi-- s-•-h--L.W-: ps-'.7,-• ig.4 ;•,:.;. ' .....-1,7Z.:•'-'•:::::',--,- , ,•• ea ''Ic,,,:.,, ;!...,:,,,C-*•:::•,=.' ::,Y,- • Begirrxin2 at a paint in the 'center of County Road No. 495, which point of beginnirg tears .::.-e4 .1.:Pr- .,•.-(2,, qr• -• .....-I• .- South 0' 53' West alorg the North and South center line of Section 3, Tamship 2 South, •' Range 1 West of the Willarette Meridian, a distance of 2216.8 feet and North 87 46' East -V g '-.•,: ._.-.,. .-›,:,,, 316.9 feet from the quarter corner on the North line of said Secticn 3, and which point .. :?,•••;-::: -..? ...,-.`Pi-s4-_•-•-=`<, of beginning bears htmth 0' 53' East 462.0 feat and North 87' 46' Dust 316.9 feet from an .•:.73.F.,a.sz.4,--:-.,,.,-.::‘,--, . . iron ;dim at the recognized center of said Section 3; thence from the above described 1:-•• :'.....:, : i!7:-.:-.•::.-, , : . point of beginning South 0' 53' West 247.0 feet; thence South 89' 53' East 174.0 feet; , North 0• 53' East 254.1 feet to a point in the center of said County Road No. 495; ----,„,,,,;',',4,04.-„•_-..-'---:.' :::::',:r.•--,'',',• '- theme South 87' 46' West 174.1 feet to the place of beginning, •-sYSt. •• ;4'i'-', ,....- -- • .1...f:-.. .- .1 :.-0 •: --• r . f =•''''..1" ;.•• -tr.,,,C111 •••• • ....;45, ..,,e,3....;, ,..„."-:--,:-....t...-•:.-- ,. EXCEPT tract described in Bock M Page 82, Miscellaneous Record-9 of Washington County, ,%-,..,::24.* b.4-f.i•,,,'_:6'7;• '-,-",..1,.; -...-.;.,,,•-',.:,-•'.-,- . Oregon. ' '71L-.••S=F:•-.!•:- .•- - ,- ‘,.>•-•. - .:.,. -,. ' ----..---..--.•-•-,---1 ..'-• ...qv!. .-0-0---•' ,-.4.:.•••:;..'..-.;-•• • 4.,..-tiv,--z.,„, .,...,-,-,,..--.: ...,.......-... -13,...- ....,...„,,,--- ..., ...4,---.------•. -.. . ;ill ettg-fi,.j,:: , .*:-.':..1.', .-.-• a. .4 "in....?..1.::::..."' i.irt::-.i.:-- ' '• • ••■■,,t .4:11.• ..,r,S,,'I. .i'i.',......7/.' , "*"...,' ._. '4" .4.!."61.!;..• .V•f"...!::,-',.' •:'• ...V..t •.%. ;A tr-,. --4/...T1.3'.•',...; rtiff,*:■.,-..••:-.• • RI:n OF-tle':,, l>.,---■','.1...'' , .• ENCUIERANCES (Continued) Order No.: 260802w 1-•• .44"'",,--,*Vivt--• .-- •.-.1..',0,.-•••-•-..... ...- • -,....i.r.:4.4,,- -~,::,'Ar_••-•;'.-.: •,,,-;,,,,V,P.t.es,?;:l -f 'r.,/,s - ,,, -.,-r• " r Y'r#•,-,i.:'-'-';`,` .4-'64.-'.::',.1.-; .• , ' 3. 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' •,- .. ril,,itt.Y....i.V.76:',-;. -IN.7.-.-.. .'• ..• .. •ri•ilii'Viicilit•.,Ii.- ..f.;:%■••;-%-:--:'' -'' ::417,140,-■-.1-:.1. el...!.'...;;;••'‘ ' • 4440s4p.s::!• .-.:•••": .-1.-'."• ''• •Yir4t.`N,-:-;ic'tt ig610f.164. =,:.....,...-,,,..:........-.„.... ..,.. ..,, e •Ar lieN7/irt.t.i'■ 5..2::'r.'......... ;./......'. - ..r.. '' •- ..::3,1,-t....7 • • ANNEXATION ORDINANCE NO. 98-04 • EXHIBIT NO. 4. FRED and SUSAN PASSMORE. 503 6421433 P. 02 • • .may y'��i::` CITY Ole TIOARD Community Dcvelopnent • sfiapinWA Better Community CITY OF TIGARD Washington County,Oregon NOTICE OF FINAL ORDER a HY THE TIGARD CITY COUNCIL Case Number(s): ;ONE CHANGE ANNEXATION f1CA)98-0001 Case Name(s): FISHER/PASSMORE FONNER STREET ANNEXATION Name of Owner: Fisher Properties Trust, SR Turner Construction and Carol Williams Name of Applicant: Fred Passmore _ Address of Applicant: 7501 SW 195th Place City: Aloha State: Oregon Zip: 97007 Address of Property: 11370 SW Fonner Street City: Tigard State: Oregon Zip: 97223 11300 SW Fonner Street City: Tigard State: Oregon Zip: 97223 Tax Map & Lot No(s).: WCTM 2S103AC, Tax Lot 02101; and 2S103AC, Tax Lot 02000. Request: > The property owners are requesting to annex 3.25 acres of residential property into the City of Tigard and change the zoning from County R-5 to City of Tigard R-4.5. • Location: 11370 SW Fonner Street, WCTM 2S103AC, Tax Lot 02101; and • .11300 SW Fonner Street, WCTM 2S103AC, Tax Lot 02000. • APPLICABLE REVIEW CRITERIA: Community Development Code Chapter 18.136. Zone: Upon Annexation, the zoning designation of Washington County R-5 will be changed to City of Tigard Low Density Residential, R-4.5. Action: > ❑ Approval as Requested ❑ Approval with Conditions ❑ Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: © Owners of Record within the Required Distance © Affected Governmental Agencies © The Affected Citizen Involvement Team Facilitator © The Applicant and Owner(s) Final Decision: cOrdiina_nGe C1�- vc/ THE DECISION WAS SIGNED ON alder( , 1998 AND BECOMES EFFECTIVE ON 3/t , 1998. 1 J-eso ,a-er 4f• / b., e c. a/a'i/44 The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land 411 Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division or the City Recorder at (503) 639-4171. ZCA 98.0■01 FISHERlPA3SMOR£FONNER ST.ANNEXATION NOTICE OF FINAL OROER BY THE CITY COUNCIL FRED and SUSAN PASSNORE. 503 6421433 P. 03 • Ca OF TIGARD,OREGON • . ORDINANCE NO.98- SRDXNANCE ADOPTING FINDINGS AND CONCLUSIONS TO APPROVE A ZONE CHANGE (ZONE CHANGE ANNEXATION (ZCA) 98-0001 - FISHER/PASSMORE FONNER STREET ANNEXATION)AND DECLARING AN ElifECTIVE DATE. WHEREAS, the Tigard City Council held a public hearing on February 24, 1998 to consider a zoning designation for two(2)parcels of land located south of SW Former Street, across from SW 113th Place; and WHEREAS, on February 24, 1998 the Tigard City Council approved a Resolution to forward the proposed annexation to the Portland Metropolitan Area Local Government Boundary Commission; and WHEREAS, the zoning district designation recommended by Planning Staff, as set forth in the attached staff report and in Section 1 below, is that which most closely approximates the Washington County land use designation while implementing the City of Tigard's existing comprehensive plan designation of Low Density Residential; R-4.5. NOW,THEREFORE,THE CITY OF TIGARD ORDAINS AS-FOLLOWS: SECTION 1: Upon annexation, the affected properties shall be designated as follows: Tax Maps/Lot Numbers 2S 103AC,Tax Lot 02000 2S 103AC,Tax Lot 02101 111 Current Comprehensive Plan Designation New Comprehensive Plan Desation Wash. Co.R-5 Low Density Residential Current Zoning New Zoning Wash. Co. R-5 Tigard R-4.5 SECTION 2: This Ordinance shall be effective 30 days after its passage by the Council, signature by the Mayor and posting by the City Recorder. PASSED: By unanimous vote of all Council members present after being read by number and title - only, this day of t-- , 1998. (' .W4z .. Catherine Wheatley,City Recorder APPROVED: By Tigard City Council thi0 O` da •f ......J../....—_, fy-L ;1998. : ________ - s icoli, ayor Al roved as to form: Attorney 2 7tf Date - ORDINANCE No.98--7)41 i:NcieywidebrdNa-498-01.ord Page I of t Julia P H 11-Fcb-98 1:53 PM FRED and SUSAN PASSMORE. 503 6421433 P_ 04 . • ' • • • CITY OF TIGARD,OREGON . • RESOLUTION NO.98- I3 A RESOLUTION INITIATING ANNEXATION OF TERRITORY REFERED TO AS ZONE CHANGE ANNEXATION (ZCA) 98-0001 FISBERIPASSMORE FONNER STREET ANNEXATION INTO THE CITY OF TIGARD AS DESCRIBED IN THE ATTACHED"EXHIBIT A"AND FURTHER ILLUSTRATED IN THE ATTACHED"EXHIBIT B". WHEREAS, the Tigard City Council held a public hearing on February 24, 1998 to consider the annexation of two (2) parcels of land consisting of a total of 3.25 acres located south of SW Fonner Street, across from SW 113th Place; and WHEREAS, the proposed annexation constitutes a minor boundary change under Boundary Commission Law ORS 199.410 w 199.519; and WHEREAS, the Tigard City Council is authorized by ORS 199.490(2)(a)(B)to initiate an annexation upon receiving consent in writing from a majority of the electors registered in the territory proposed to be annexed and written consent from owners of more than half of the land in the territory proposed to be annexed: and WHEREAS, the property which currently lies within the boundary of the Washington County Enhanced Sheriffs Patrol District, Washington County Urban Roads Maintenance District, Washington County Street Lighting District #1 and the Washington County Vector Control District would, by operation, of ORS • 199.510, be automatically and immediately withdrawn from those districts upon completion .of the annexation. NOW,THEREFORE, BE IT RESOLVED BY THE TIGARD CITY COUNCIL THAT: SECTION 1: The Tigard City Council, pursuant to ORS 199.490(2)(a)(B), hereby initiates proceedings for annexation into the City of Tigard, the territory described in the attached "Exhibit A" and further illustrated in"Exhibit B". SECTION 2: The City Recorder is hereby directed to file certified copies of the Resolution with the Portland Metropolitan Area Local Government Boundary Commission at once. PASSED: This day of A ./�_..1�.• , 1998• r City of Tigard / ATTEST: ( (4.)17 L L City Recorder-City of Tigard V ,V ailllQr Date RESOLUTION:O.98- /3 i:kiryunde\es\zca98.O1.rcs Page 1 of 1 Julia P H 1O-Fcb-98 1:35 PM • • • OWNERSHIPS WITHIN 250 FEET EXHIBIT NO. 6 -1 Pro p ID : R470369 (Real Estate) Owner: ARISH FRED C & LORETA ARAI . Map Tax Lot : 2S13AC-00', (229782)1385 SW FONNER ST Legal ACRES . 67 TIGARD, OR 97223. Situs Year Built Living Area: Code Area : 023. 78 Sale Date : 04/21/93 Sale Price: 1997 Roll Values Deed Type : DBS Improvements $ 0 (+) Instrument : 93031114 Land . $ 10, 050 (+) 1997 Tax Status Appraised $ 10, 050 (_) Current Levied Taxes : 46. 20 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 10, 050 (=) * *** No Taxes Due *** M50 Assessed $ 3, 620 (1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — - -1 Prop ID : R470387 (Real Estate) Owner: DURNIN, BRYAN P AND JULIE A Map Tax Lot : 2S13AC-01100 - (222576) 11465 SW FONNER ST Legal ACRES . 83 TIGARD, OR 97223 Situs : 11465 SW FONNER ST Year Built : 1960 Living Area: 600 Code Area : 023. 78 W�' l e Date : 11/16/92 ale Price : 65, 000 1997 Roll Values Deed Type : DW Improvements $ 29, 750 (+) Instrument : 92082459 Land $ 53, 020 (+) . 1997 Tax Status Appraised $ 82, 770 (_) Current Levied Taxes : 769. 45 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 82, 770 (=) * *** Unpaid Taxes *** M50 Assessed $ 60, 300 ( 1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — - -1 Prop ID : R470396 , . (Real Estate) Owner: PARISH, FRED C & LORETA ARAN Map Tax Lot : 2S13AC-012200 (229782) 11385 SW FONNER ST Legal ACRES . 46 TIGARD, OR 97223 Situs : 11385 SW FONNER Year Built : 1930 Living Area: 2381 Code Area : 023. 78 Sale Date : 04/21/93 Sale Price : 1997 Roll Values Illieed Type : DRS Improvements $ 87, 640 (+) nstrument : 93031114 Land $ 55, 320 (+) 1997 Tax Status Appraised $ 142, 960 (_) Current Levied Taxes : 1, 335. 03 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 142, 960 (_) * *** No Taxes Due *** M50 Assessed $ 104, 620 (1 ) Alt Disp (2) Primary (3) Secondary (4) Lard/Tmpr Enter, Option from AboveAdfir <RET> to Exit : _ — Property Data Selection M. — - -1 Prop ID : R470403 (Real Estate) Owner: OAK, RICKY J & BARBARA T • Pap Tax Lot : 2S13AC-01300 (190832) 11245 SW FONNER ST gal ACRES . 51 TIGARD, OR 97223 •Le Situs : 11245 SW FONNER Year Built : 1956 Living Area: 1162 Code Area : 023. 78 • Sale Date : 09/27/93 Sale Price : 1997 Roll Values Deed Type : DBS Improvements $ 50, 070 (+) Instrument : 93079875 Land $ 55, 320 (+) 1997 Tax Status Appraised_ $ 105, 390 (_) Current Levied Taxes : 983. 83 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 105, 390 (_) * *** No Taxes Due *** M50 Assessed $ 77, 100 (1 ) ' Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — - -I Prop ID : R470412 (Real Estate) Owner: HOBBS. RONALD E AND JUNE E_ Map Tax Lot : 2S13AC-01400 (55365) 7205 SW VENTURA DR Legal ACRES . 18 TIGARD, OR 97223 4Ipitus : 11235 S. W. FONNER Year Built : 1942 TIGARD, OREGON 97223 Living Area: 1008 Code Area : 023. 78 Sale Date : 04/28/93 Sale Price : 79, 900 1997 Roll Values Deed Type : DW Improvements $ 55, 860 (+) Instrument : 93032859 Land $ 46, 100 (+) 1997 Tax Status Appraised $ 101, 960 (_) Current Levied Taxes : 957. 79 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 101, 960 (_) * *** Unpaid Taxes *** M50 Assessed $ 75, 060 ( 1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET) to Exit : _ — — Property Data Selection Menu — - -1 Prop ID : R470537 (Real Estate) Owner: S R TURNER CONSTRUCTION LLC, Mao Tax Lot : 2S13AC-02000 (328021 ) WILLIAMS, JAMES B/CAROL L Legal ACRES 2. 83 11300 SW FONNER ST TIGARD, OR 97223 Situs : 11300 SW FONNER ST Year Built : 1951 Living Area: 2838 ode Area : 023. 78 le Date : 11/03/97 ale Price : 390, 000 1997 Roll Values Deed Type : DW Improvements $ 97, 050 (+) Instrument : 97104588 Land $ 176, 500 (+) 1997 Tax Status Appraised $ 2739550 (=) Current Levied Taxes : 2, 756. 17 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 273, 550 (_) (1 ) Alt Disp (2)'rimary (3) Seconda (4) Land/Impr - (5) Gen Appr (6 wnership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — - -1 *rap ID : R470555 (Real Estate) • Owner: FISHER, THOMAS L ap Tax Lot : 2S13AC-02101 (319288) PO BOX 1137I Legal ACRES . 42 PORTLAND, OR 97211 • Situs : 11370 SW FONNER Year Built : 1958 Living Areal 994 Code Area : 023. 78 Sale Date : 07/07/97 - Sale Price : 110, 000 1997 Roll Values Deed Type : DW Improvements $ 53, 760 (+) Instrument : 97063273 Land $ 55, 320 (+) 1997 Tax Status Appraised $ 109, 080 (_) Current Levied Taxes : 1, 006. 69 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 109, 080 (_) * *** Unpaid Taxes *** M50 Assessed $ 78, 890 ( 1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — — —I Prop ID . : R470564 (Real Estate) Owner: HOLMES, ROBERT W Mao Tax Lot : 2913AC-02200 ( 104226) 11400 SW FONNER Illegal ACRES . 64 • TIGARD, OR 97223 Situs : 11400 SW FONNER Year Built : 1952 Living Area: 878 Code Area : 023. 78 Sale Date : Sale Price: 1997 Roll Values Deed Type : Improvements $ 53, 910 (+) Instrument : Land $ 59, 930 (+) 1997 Tax Status Appraised $ 113, 840 (_) Current Levied Taxes : 1, 043. 94 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 113, 840 (_) * *** No Taxes Due *** M50 Assessed $ 81, 810 . (1) Alt Disp (2) Primary (3) Secondary . (4) Land/Impr • (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — — —I Prop ID : R470573 (Real Estate) Owner: QUIMBY, ELEANOR N & EARL H Map Tax Lot : 2S13AC-02300% (104227) 11480 SW FONNER ST Legal : ACRES . 64 TIGARD, OR 97223 •itus : 11480 SW FONNER Year Built : 1958 Living Area: 1098 Code Area : 023. 78 Sale Date : Sale Price : 1997 Roll Values Deed Type : Improvements $ 68, 250 (+) instrument !-. Land $ 59, 930 (+) Current Levied Taxes : 1, 068. 97 Exemptions $ 11, 000 (—) Special ecial Assessments Taxable V $ 117, 180 (=,)) . * *** Unpaid T�s *** M50 Asse d $ 83, 770 (1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr . (5) Gen Appr (6) Ownership (7) History (. ) More •nter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — — —1 Prop ID : R470582 (Real Estate) . Owner: FILLER, DAVID E MARY LYNN Map Tax Lot : 2S13AC-02400 - ( 1:M28) 11500 SW FON ER Legal : ACRES . 45 TIGARD, OR 97223 _ . Situs : 11500 SW FONNER Year Built : 1955 • Living Area: 2371 Code Area : 023. 78 Sale Date : 06/01/78 Sale Price: 63, 000 1997 Roll Values Deed Type : Improvements $ 134, 840 (+) Instrument : 78036145 Land $ 49, 790 (+) 1997 Tax Status Appraised • $ 184, 630 (_) Current Levied Taxes : 1, 772. 32 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 184, 630 (=) * *** No Taxes Due *** M50 Assessed $ 138, 890 (1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Imps (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ .— — Property Data Selection Menu — - -1 S . ID : R470591 (Real Estate) Owner: BECK, JAY W AND NORA C Map Tax Lot : 2S13AC-02600 ( 104229) 11550 SW FONNER ST Legal ACRES 1. 35 TIGARD, OR 97223 Situs : 11550 SW FONNER ST Year Built : 1988 TIGARD, OR 97223 Living Area: 4758 Code Area : 023. 74 Sale Date : 07/01/87 Sale Price : 80, 000 1997 Roll Values Deed Type : Improvements $ 616, 690 (+) Instrument : 87035864 Land $ 124, 470 (+) 1997 Tax Status Appraised $ 741, 160 (_) Current Levied Taxes : 8, 487. 79 Exemptions _ $ 0 (—) .Special Assessments Taxable RMV $ 741, 160 (_) * *** No Taxes Due *** M50 Assessed $ 565, 850 (1 ) Alt - Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET) to Exit : _ — — Property Data Selection Menu — - -1 Prop ID : R2050336 (Real Estate) Owner: MYERS, RANDALL C it MELISSA F 411ao Tax Lot : 2S13AC-05000 (291496) 6655 SW HAMPTON #100 egal : HUMBOLT CREEK ESTATES, LOT 1, ACRES PORTLAND, OR 97223 . 25 Situs : 12797 SW 113TH PL Year Built : 1996 Living Area: 2012 Code Area : 023. 78 Sale Date : 03/11/96 Deed Type : DW Improvements $ 149, 000 (+) Instrument : 96023202 d $ 55, 670 (+) 1997 Tax Status • Appra d $ 204, 670 (=) Current Levied Taxes : 1, 921. 47 Exemptions $ 0 (-) Special Assessments 0. 00 Taxable RMV $ 204, 670 (=) . * *** No Taxes Due *** M50 Assessed $ 150, 580 0 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — - -1 • - .. . Prop ID R2050337 (Real Estate) ' Owner: DAHLEN, MARK S K_ Man Tax Lot : 2S13AC-05100 (297840) WHITE, JILL M. Legal : HUMBOLT CREEK ESTATES, LOT 2, ACRES 12775 SW 11. TH P . 25 TIGARD, OR 97223 Situs : 12775 SW 113TH PL Year Built : 1954 Living Area: 1211 Code Area : 023. 78 Sale Date : 06/11/96 . Sale Price : 122, 500 1997 Roll Values Deed Type : DW Improvements $ 83, 580' (+) Instrument : 96053219 Land $ 55, 670 (+) 1997 Tax Status Appraised $ 139, 250 (=) CLIF,:,ent Levied Taxes : 1, 237. 78 Exemptions $ 0 (—) Special Assessments 0. 00 Taxable RMV $ -z _== _. .. *** No Taxes Due *** M50 Assessed $ 97, 000 ( 1) Alt Disp (2) Primary (3) Secondary (4) Land/imp, (5) •Gen Appr_ (6) Ownership (7) History • (. ) More •nter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — — —1 , . Prop ID : R2050338 (Real Estate) Owner: GARNER, DANNY A & KAREN E Map Tax Lot : 2S13AC-05200 (324143) 12753 SW 113TH PL Legal : HUMBOLT CREEK ESTATES, LOT 3, ACRES PORTLAND, OR 97223 . 16 Situs : 12753 SW 113TH PL Year Built : 1996 Living Area: 2112 Code Area : 023. 78 Sale Date : 09/10/97 Sale Price: 219, 000 1997 Roll Values Deed Type : DW Improvements _ $ 161, 600 (+) Instrument : 97086400 Land $ 53, 020 (+) 1997 Tax Status Appraised $ 214, 620 (_) Current Levied Taxes : 2, 014. 64 Exemptions $ 0 (—) Special Assessments 0. 00 Taxable RMV $ 214, 620 (_) * *** No Taxes Due *** M50 Assessed $ 157, 880 ( 1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — — —I "Prop ID : R2050339 (Real Estate) Owner: CONNELL, JAMES J Map Tax Lot : 2S13AC-05300 (329393) 12731 SW 113TH PL Legal : HUMBOLT CREEK ESTATES, LOT 4, ACRES TIGARD, OR 97223 . 16 2itus : 12731 SW 113TH PL Year Built : 1996 Code Area . 023. 78 Sale Date : 12/01/97 Sale Price : 198, 900 • 401997 Roll Values ' Deed Type : DW Improvements $ 153, 060 (+) Instrument : 97113585 Land $ 53, 020 (+) . 1997 Tax Status Appraised $ 206, 080 (=) Current Levied Taxes : 1, 936. 18 Exemptions $ 0 (-) �pecial Assessments : 0. 00 Taxable RMV $ 206, 080 (=) *** No Taxes Due *** M50 Assessed $ 151, 730 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ - - Property Data Selection Menu - - -1 Prop ID : R2063268 (Real Estate) Owner: CALHOUN, CYNTHIA L Map Tax Lot : 2S13AC-06100 (304892) 11340 SW FONNER Legal : PARTITION PLAT 1996-063, LOT 1, TIGARD, OR 97223 ACRES . 23 Situs : 11340 SW FONNER ST Year Built : 1940 Living Area: 829 Code Area : 023. 74 Sale Date : 10/14/96 Sale Price : 109, 000 1997 Roll Values Deed Type : DW Improvements $ 41, 450 (+) Instrument : 96092473 Land $ 46, 100 (+) 1997 Tax Status Appraised • $ 87, 550 (_) Current Levied Taxes : 1, 011. 15 Exemptions $ 0 (-) Special Assessments Taxable RMV $ 87, 550 (_) * *** - No Taxes Due *** M50 Assessed $ 67, 410 111 (1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ - - Property Data Selection Menu - - -1 Prop ID : R2063269 (Real Estate) Owner: HOWARD, DAVID L & CHRISTA S Map Tax Lot : 2S13AC-06200 (327434) 11350 SW FONNER ST Legal : PARTITION PLAT 1996-063, LOT 2, POPTLAND, OR 97223 ACRES . 25 Situs : 11350 SW FONNER ST Year Built : 1997 Living Area: 2130 Code Area : 023. 74 Sale Date : 10/08/97 Sale Price: 234, 950 1997 Roll Values Deed Type : DW Improvements $ 161, 490 (+) Instrument : 97096652 Land $ 46, 100 (+) 1997 Tax Status Appraised $ 207, 590 (=) Current Levied Taxes : 2, 397. 60 Exemptions $ 0 (-) Special Assessments Taxable RMV $ 207, 590 (_) * *** No Taxes Due *** M50 Assessed $ 159, 840 (1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr � (5) Gen Appr (6) Ownership (7) History (. ) More nter Option from Above or <RET> to Exit : _ - - Property Data Selection Menu - - -1 Prop ID : R2072694 (Real Estate) Owner: GRECO, LEONARD R Map Tax Lot : 2S13AC-06300 (271515) 8151 SIMMS SL Legal : PARTITION PLAT 1997-080, LOT 1, , ARVADA, CO 80005 Sites • Year iiki.lt Livin rea: Code Area : 023. 74 Sale Date : Sale Price : 1997 Roll Values Deed Type : Improvements $ 0 (+) 11Onstrument : Land $ 0 (+) 1997 Tax Status Appraised $ 0 (_) Current Levied Taxes : 0. 00 Exemptions $ 0 (-) Special Assessments Taxable RMV $ 0 (_) . * -*** No Taxes Due *** M50 Assessed $ • 0 • (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More • Enter Option from Above or <RET> to Exit : _ - - Property Data Selection Menu - - -1 Prop ID : R2072695 (Real Estate) Owner: GRECO, LEONARD R Map Tax Lot : 2S13AC-06400 (271515) 8151 SIMMS SL Legal : PARTITION PLAT 1997-080, LOT 2, ARVADA, CO 80005 ACRES . 83 Situs : 11445 SW FONNER ST Year Built : 1930 TIGARD, OR 97223 Living Area: 756 Code Area : 023. 74 - Sale Date : tale Price : 1997 Roll Values Deed Type : Improvements r 0 :+; Instrument : Land $ 0 (+) 1997 Tax Status . Appraised $ 0 (_) LeviedTaxes : 0. 00 .Exemptions $ � 0 (-) •urrent pecial Assessments Taxable RMV $ 0 (=) * *** No Taxes Due *** M50 Assessed $ 0 . ( 1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ - - Property Data Selection Menu - - -1 Prop ID : R477344 (Real Estate) Owner: SHULTS, MITCHELL T/CARLA P Map Tax Lot : 2S13DB-00100 (209438) 13030 SW 115TH AVE Legal ACRES . 96 TIGARD, OR 97223 Situs : 13030 SW 115TH Year Built : 1940 Living Area: 2644 Code Area : 023. 78 Sale Date : 05/04/92 Sale Price: 159, 900 1997 Roll Values Deed Type : DW Improvements $ 124, 390 (+) Instrument : 92030513 Land $ 85, 600 (+) 1997 Tax Status Appraised $ 209, 990 (_) Current Levied Taxes : 1, 990. 65 Exemptions $ 0 (-) Special Assessments Taxable RMV $ 209, 990 (_) *** No Taxes Due *** M50 Assessed $ 156, 000 4/1(1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : - - Property Data Selection Menu - - -1 Map Tax Lot : 2S13DB-09400 ( 153269) 11370 SW ERSTE Legal : GENESIS N[ , LOT 81 IGARD, OR 97223. Abc Tpn cx%S. � � 7Dcboro.h Situs : 11370 SW ERSTE PL Year Built : 1982 Living Area: 2109 Code Area : 023. 74 •ale Date : 12/14/88 Sale Price : 100, 000 1997 Roll Values Deed Type : Improvements $ 136, 020 (+) Instrument : 88055932 Land $ 53, 700 (+) 1997 Tax Status -Appraised $ 189, 720 (=) 'Current Levied Taxes 2, 387. 88 .. . Exemptions $ .0 (—) Special Assessments Taxable RMV $ 189, 720 (_) * *** Unpaid Taxes *** M50 Assessed $ 159, 190 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — - -1 Prop ID : R1139477 (Real Estate) Owner: HONEYCUTT, EDWIN E JR & ETHE Map Tax Lot : 2S13DB-09500 (164635) 11375 SW ERSTE PL Legal : GENESIS NO. 3, LOT 80 TIGARD, OR 97223 Situs : 11375 SW ERSTE PL Year Built : 1982 Living Area: 2008 Code Area : 023. 74 Sale Date : 10/24/89 Sale Price : .114, 000 1997 Roll Values greed Type : Improvements • $ • 131, 940 (+) -nstrument : 89051725 Land $ 53, 700 (+) 1997 Tax Status Appraised $ 185, 640 (_). Current Levied Taxes : 2, 321. 87 Exemptions $ 0 (—) Special Assessments Taxable RMV $ 185, 640 (_) * *** No Taxes Due *** M5O Assessed $ 154, 790 (1 ) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More Enter Option from Above or <RET> to Exit : _ — — Property Data Selection Menu — - -1 Prop ID : R1139486 (Real Estate) Owner: CULBERTSON, JON C Map Tax Lot : 2S13DB-09600 (297916) 11385 .SW ERSTE PL Legal : GENESIS NO. 3, LOT 79 . TIGARD, OR 97223 Situs : 11385 SW ERSTE PL Year Built : 1983 Living Area: 1700 Code Area : 023. 74 Sale Date : 06/11/96 Sale Price : 20, 000 1997 Roll Values Deed Type : DBS Improvements . $ 129, 550 (+) Instrument : 96052773 Land $ 53, 700 (+) 411 1997 Tax Status Appraised $ 183, 250 (_) urgent Levied Taxes : 2, 202. 93 Exemptions $ 0 (—) pecial Assessments Taxable RMV $ 183, 250 (_) * *** No Taxes Due *** M50 Assessed $ 146, 860 ( 1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr (6) Ownership (7) History (. ) More S . CITY OF TIGARD OREGON September 28, 1998 Mr. Thomas,L!Fisher PO Box-11370 7fiand, OR 97211 Re: Notice of Complete Application Submittal Dear Mr. Fisher: This letter is to inform you that your application for a Minor Land Partition (City file reference: MLP 98-0011) 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, ,Z9-1-At M. J. Roberts Associate Planner is\curpin\mjr\mIp98-11.cmp c: r—ML-P98;001-1-land-use file] • 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 (i) SW 116TH AVI 'Ii4Ptllh4411111111°-"f '' x Iiimm fir 111 PE SW 115TH ' AVE TT M 11111111111 N 0 111001111111 ' 4 11111 R 1L so0Sabh • ilk „ IfrAll . / , 40 ld 3 ScYlla , __- SW 113TH P • *,. , . iiiiiii (112TH ) ilk op or 44. 11, wit , . • : INDEX OF FIF NEN:0 • . „.4 • • VICINITY SITE • • • •, CITY OF TIGARD �►►. : . . . City of jigord {31ecron PRE-APPLICATION CONFEREN EI NOTE s f B t ceory RESIDENTIAL ' CATE I (20 OS' STAFF: \Air APPLICANT: f'R �As�S NN0 E . AGENT: Phone:[ l X22— 1591 Phone: [ l PROPERTY LOCATION: ADDRESS: TAX MAP/TAX LOT: Z 5 1 3 AC _ - Z l O l NECESSARY APPLICATION[SJ: ' \ C)R A 1•Tl0 tiJ PROPOSAL DESCRIPTION: Z L O-€ X42—C1—Cti0 t.� COMPREHENSIVE PLAN DESIGNATION: L C3\J\J ZONING DESIGNATION: — 641 CITIZEN INVOLVEMENT C F t■TTZA L - FACILITATOR: TEAM AREA: PHONE (503) ING DISTRICT DIMENSIONAL REQUIREMEI Minimum to size: q. ft. Average lot width: 5C ft. Maximum building height: 30 ft. Setbacks: Front 70 ft. Side JO ft't FRAC, Rear 15 ft. Corner /VA. ft. from street. Maximum site coverage: //4% Minimum landscaped or natural vegetation area: P`'4 % [Refer to Code Section 18. So l DITIONAL LOT DIMENSIONAL REQUIREMEN Minimum lot frontage: 25 eet, unless lot is created through the Minor Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The depth of all lots shall not exceed 2% times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.164.060 Lots) CRY OF TIGARD Prealppllcatlon Conference Notes Pagel 0110 BesldsitIsl noollatlonRlennino Division Section • • • SPECIAL SETBACKS > Streets: feet from the centerline of > Established areas: feet from > Lower intensity zones: feet, along the site's boundary. Flag lot: Ten (10)-foot side yard setbac . ➢ Zero lot line lots: minimum ten (10)-foot separation between buildings. > Multi-family residential building 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. Five (5)-foot minimum setback from side and rear lot lines. Accessory structure up to 1000 square feet on parcels of at least 2.5 acres in size. (See applicable zoning district setbacks for primary structures] SUBDIVISI LAT NAME RESERVATION Prior to ubmitting a Subdivision land use application with the City of Tigard, applicant's are required to complete a file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain appro I/reservation for any subdivision name. Applications will not be accepted as complete until the City recei s the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Suweyof's Offic . 648-8884) FLAG LOT BUILDING HEIGHT PROVISIONS Maximum heig .o 2 stories or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.98.030(B) are met. RESIDENTIAL DENS CALCULATION (See example below) The Net Re•'dential Units allowed on a particular site may be calculated by dividing the net area of the developable I- d by the minimum number of square feet required per dwelling unit as specified by the applicable zonin a designation. Net development area is calculated by subtracting the following land area(s) from the gross sit= area: 1. All sensitive =nds areas including: a. Land w hin the 100 year floodplain; b. Slopes a ceeding 25%; and c. Drainage =ys. 2. Public right-of-way •-dication. a. Single-family . locate 20% of gross acres for public facilities; and b. Multi-family allo■ate 15% of gross acres for public facilities. (Refer to Code Section 18. 'l (EXAMPLE OF RESIDENTIAL DENSITY CALCULATI 5: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8.712 sq. ft. (20%)for public right-of-w- 6.534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 BesidenualAsellcatlon/Planning Division Section • LOCKS he perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-. existing development. • When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Section 18.164.040) RESIDENTIAL I SHY TRANSFER The City . Tigard allows a Residential Density Transfer of up to 25% of the units that could otherwise have been Bevel••ed on sensitive lands areas listed in the density calculations that may be applied to the developable p• ion of the site. [Refer to Cod ection 18.92.030). It is the res•onsibili', of the a••lican for a residential development application to provide a detailed calculation for both the •-rmitted residential density and the requested density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed ho ing density in a zoning district, any property within 100 feet of a designated established area shall not b- developed at a density greater than 125 percent of the maximum Comprehensive Plan designatio (not zoning) of the adjacent parcel. Transition area applies to any . property which is a designated established area. The subject property is designated as an area. The sub :ct property is adjoined by established/developing/areas to the north, south, east and west. i RE STREET PLAN AND EXTENSION OF STREETS 1. A future street plan snit: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.164.030) SIDENTUIL DEVELOPMENT SOLAR ACCESS REQUIREMEN ti All subdivisions an minor partitions are subject to solar access requirements. These requirements state that a minimum of 80% of all lots created must be oriented for solar accessibility. The basic standard, which determines solar accessibility, requires that 80% of total number of proposed lots: 1. Demonstrate a north-south dimension of at least 90 feet. 2. Demonstrate a front lot line orientation within 30 degrees of a true east-west axis. CRY OF Tf6ARD Pre-APPlicatIon Conference Notes Page 3 of 10 Residential Application/Planning UMslen Section • • The total or partial exemption of a site from the solar access requirement may be approved for the following reasons: 1. East, west or north slopes steeper than 20%. 2. Off-site shade sources (structures, vegetation, topography). 3. On-site shade sources (vegetation). Adjustments allowing a reduction of the 80% solar lot design requirement may be made for the following reasons: 1. Reduced density or an increased cost of at least five percent due to either: a. East, west or north slope greater than 10%. b. Significant natural feature. c. Existing road or lotting pattern. d. Public easement or right-of-way. 2. Reduction in important development amenities. 3. Pre-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards,or that specific lots should be exempted or adjusted out. The following items shall be included in the analysis: 1. The north-south lot dimension and front lot line orientation of each proposed lot. 2. Protected solar building lines and relevant building site restrictions, if applicable. 3. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diameter at a point 4 feet above grade shall be submitted. This map shall include the following: a. Height. b. Diameter. c. Species. d. A statement declaring that they are to be retained. 4. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation maximizing south window area, and a south-sloping roof area. To achieve this, one may utilize the following: 1. Protected Solar Building Line - The solar building line must: a. Be oriented to within 30 degrees of a true east-west axis. b. Provide a minimum distance of 70 feet from the middle of the lot to the south property line. c. Provide a minimum distance of 45 feet from the northernmost buildable boundary of the subject lot to the north property line. 2. Performance Options - There are two performance options which may be utilized as follows: a. The house to be oriented within 30 degrees of an east-west axis and have at least 80% of the ground floor's south wall protected from shade. b. At least 32% of the glass and 500 square feet of the roof area face south and be protected from shade. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 10 sesIdentlel*pplioetlon/Plennln0 Melon Section • • 6 ? PLEASE NOTE: Regardless of the option[sl used through the design of the Subdivision or Minor Land Partition,all one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building Division for further • information regarding the Solar Balance Point standards and the options that are available related to building height and construction. KING AND ACCESS All parking areas and driveways must be paved. _ c____ ➢ Single family: - -- - - :: •- • •• •- - II- • A line• unit. • ➢ Multiple family: Requires 1.5 parking spaces per unit for 1 bedroom. (Multi-family-requires 2 parking spaces per unit for 1+ bedrooms.) Multi-family elling units with more than 10 required spaces shall provide parking for the use of guests and shall consis f 15% of the total required parking. [Refer to Code ection 18.106.0301 No mere ha • 40°0 of required spaces may be designated and/or dimensioned as compact spaces. Parking stalls s -II be dimensioned as follows: ➢ - Standard •-:rking space dimensions: 8 ft. 8 inches X 18 ft. ➢ Compact pa ing space dimensions: 8 ft. X 15 ft. ➢ Handicapped • -rking: All parking areas shall provide appropriately located and dimensioned disabled person • -rking spaces. The minimum number of disabled person parking spaces to be provided, as well a the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A hando is available upon request. A handicapped parking space symbol shall be painted on the parking s•ace surface and an appropriate sign shall be posted. BICYCLE BACKS Bicycle rac are required for multi-family, commercial and industrial developments. Bicycle racks shall be located in area rotected from automobile traffic and in convenient locations. Bicycle parking spaces shall be provided on th basis of one space for every fifteen (15) required vehicular parking spaces. DlUf\AA Minimum number of accesses: Minimum access width: /5 Maximum access width: Minimum pavement width: /D . REQUIRE ALKWAY LOCATION With' all attached housing (except two-family dwellings) and multi-family developments, each residential dwellin shall be connected by walkway to the vehicular parking area, common open space and recreation facilities. =VISION AREA T " e City requires that clear vision areas be maintained between three and eight feet in height at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification. [Refer to Code Section 18.1021 CITY OF T1CARD Pre-Application Conference Notes Page 5 of 10 Residential Application/Planning Melon Section • • 1 RING AND SCREENING n ors er to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.100) The required buffer widths which are applicable to your proposal area are as follows: ft. along north boundary. ft. along east boundary. ft. along south boundary. ft. along west boundary. In addition, sight obscuring screening is required along c/.6 STREETTREES Street trees are required for all developments fronting on a public or private street as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A minimum of one tree for every seven parking spaces must be planted in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.100,18.106 and 18.108) TREE REMOVAL PLAN R I UIREMENTS A tree pan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for an lot, parcel or combination of lots or parcels for which a development application for a subdivision, m..or partition, site development review, planned development or conditional use is filed. Protection is referred over removal where possible. The tree plan shall incl►de the following: ➢ Identification of t - location, size and species of all existing trees including trees designated as significant by the ci ; ➢ Identification of a pr.•ram to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation st follow the replacement guidelines of Section 18.150.070.D. according to the followin, standards: b Retainage of less than 5 percent of existing trees over 12 inches in caliper requires a mitigation program according to Se •ion 18.150.070.D. of no net loss of trees; Retainage of from 25 to 51 percent of existing trees over 12 inches in caliper requires that two- thirds of the trees to be rem•ved be mitigated according to Section 18.150.070.D; CITY Of T16ARD Pre-AppllcatIon Conference Notes Page 6 of 10 BesidentlalAppllcatlen/Plaaaing Division Sutton • • • Retainage of from 50 to 75 percent of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated according to Section 18.150.070.D; b Retainage of 75 percent or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Iden,'fication of all trees which are proposed to be removed; and ➢ A prot:ction program defining standards and methods that will be used by the applicant to protect , ees during and after construction. Trees removed 'ithin the period of one (1) year prior to a development application listed above will be inventoried a part of the tree plan above and will be replaced according to Section 18.150.070.D. (Refer to Code Sec l i n 18.150.0251 MITIGATION • Replacement of a tree sh. I take place according to the following guidelines: ➢ A replacement tree - all be a substantially similar species considering site characteristics. ➢ If a replacement tre- of the species of the tree removed or damages is not reasonably available, the Director ay allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of t - size cut is not reasonably available on the local market or would not be viable, the Director .hall require replacement with more than one tree in accordance with the following formula: ➢ The number of replacement tre, required shall be determined by dividing the estimated caliper size of the tree removed or da -ged, by the caliper size of the largest reasonably available replacement trees. If this numbe of trees cannot be viably located on the subject property, the Director may require one (1) o more replacement trees to be planted on other property within the city, either public property .r, with the consent of the owner, private property. ➢ The planting of a replacement tree sha take place in a manner reasonably calculated to allow growth to maturity. In lieu of tree replacement under Subsection D o' this section, a party may, with the consent of the Director, elect to compensate the City for its costs performing such tree replacement. (Refer to Code Section 18.150.070(Di SIGNS Sign permits must be obtained prior to installation of any so n in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign - ea or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a develop ,ent review application. Alternatively, a Sign Code Exception application may be filed for review before the H=arings Officer. SENSITIVE LANDS The Code provides regulations for lands which are potentially uns itable for development due to areas within the 100-year floodplain, natural drainageways, wetland areas, • slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitiv- lands areas at the pre-application conference based on available information. HOWEVER, the responsib'ity to precisely identify sensitive lands areas. and their boundaries. is the responsibility of the applicant. ' reas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. (Refer to Code Chapter 18.84) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Residential Application/Planning DMsloo Section • • Chapter 18.84 al • provideslItulations for the use, protection, or edification of sensitive lands areas. Residential develo• I ent is •rohibited within flood•lains. STEEP SLOPES When steep slopes exist, •rior to issuance of a final order, a geotechnical report must be submitted which addresses the approval sta 'dards of the Tigard Community Development Code Section 18.84.040.B. The report shall be based upon f -Id exploration and investigation and shall include specific recommendations for achieving the requirements •f 18.84.040.B.2 and 18.84.040.B.3. UNIFIED SEWERAGE AGENCY[USA)BUFFER . DARDS,R a 0 96-44 Purpose: Land development adjacent to sen-'tive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect th= water quality functioning of the sensitive area. Design Criteria: The vegetated corridor shall be a mini l um of 25 feet wide, measured horizontally, from the defined boundaries of the sensitive area, except ' ere approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If app oval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the s rface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 fe- wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No ore than 25 percent of the length of the vegetated corridor within the development or project site can be les than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: No structures, development, construction activities, g-rdens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be •ermitted which otherwise detract from the water quality protection provided by the vegetated corridor, exc= •t as allowed below: A gravel walkway or bike path, not exceeding 8 feet in 'dth. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to •he path. A paved or gravel walkway or bike path may not be constructed closer than 10 feet from e boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike pats shall be constructed so as to minimize disturbance to existing vegetation; and Water quality facilities may encroach into the vegetated corr •or a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: In any residential development which creates multiple parcels or lots inten•:d for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tra and shall not be a part of any parcel to be used for the construction of a dwelling unit. [Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWMI CNARRATIVL2 The applicant shall submit a narrative which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CITY OF TIGARD Pro-AmilIcailoo Coateroaee Notes Page$$11C talbatlal Iejllafua/MuW!OlvWn saetlu • • CODE SECTIONS , 18.80 18.92 V'18.100 f '18.108 18.120 18.150 18.84 18.96 l' 18.102 _ 18.114 18.130 _ 18.160 18.88 18.98 18.106 18.116 _ 18.134 1/' 18.162 V18.164 *ACT STUD As a part of the application submittal requirements, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Chapter 18.32 Section.050) When a condition of approval requires transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. [Refer to Code Chapter 18.32 Section.250) NEIGHBORHOOD M G The applicants I notify all property owners within 250 feet and the appropriate CIT Facilitator of their proposal. A minimu of 2 weeks between the mailing date and the meeting date is required. Please review the Land Use Notl tion handout concerning site posting and the meeting notice. [Refer to the Neighhorhoo Meeting Handout) BU ILDING PERMITS Plans or building and other related permits will not be accepted for review until a land use approval has been issued. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. RECYC Ap 'cant should contact franchise hauler for review and approval of site servicing compatibility with Pride • posal's vehicles. CONTAC ERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to a Section 18.116) ADDRIONAL CONCERNS OR COMMENTS: ,41•)1 ExArrlo►J i-1A-s `BEFN � lt�D X12 (V 'rev a.1- el,tIriJ __1■? t // r n p.4I1 iG CITY OF TIGARD Pre-AppUcatIon Conference Notes Page 9 of 10 Residential Application/Planning Division Section PROCEDURE ' jAAdministrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. • Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All applications must be accepted by a Planning Division staff member of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1). 8Vi" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard `PIA• • (0(x (`129Mtk\sslol. A basic flow chart which illustrates the review process is available from the Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. Additional pre-application conference(s) is/are required if an application(s) is/are to be submitted more than six (6) months following this pre-application conference, unless the additional conference(s) is deemed as unnecessary by the Planning Division. PREPARED BY: W,I DV/Ai RE,/ CITY OF TIGARD PLANNING DIVISION PHONE (503)639-4171 FAIL (50316847297 h:Uogin\pattytpreapp-r.mst (Engineering section:preapp.eng) 26-Mar-97 CITY Of TIGARD Pre-AUOlicanon conference Rotes P800100110 Besldeatlel ApplIcetloo/Plenoing Division Section q t •:.e:a=,'e ss',:.a.. .;�..�.. ^f:` .'�.t ";zx.stq...2;-:e': _�.°•- :tea-. •;.;y_e•�•°^��;2�'-gin".;. �.�x;��-'$..s�::Y.%rgt'�6L;�^i'�:a°,€>aa•:i"."�w«..2.��:"•"-.;::' _ P+. .rsa .:Z,c a �;>• .c.•;'t�.? ,g. �` ��a%3.• ;,f+� N L4e,'„v ?, Nn�.•y^"' `y' Rs"F� •'fib:" ' x.tyy., zli:ar^q'y. y<.=,wi i�`#:'r?, a9 F >' i § $ `e.Y ���� � ��:� PRE APPLICATI.O:N CONFERENCENOTES� 141-, ..Z, _ ...�• �. rn%•:, g: .s z*�'• Y.:ax4;�,yew•,r;a: ;,x...." /l,,a:,•M, ii •"�\ ;y,. � :• -r ewx _� �'`' � "'� �"� "%:;; .:.�. ..t+ ,.ss:' .n ;Ma'S?•r. .� ,<�..��,•`',m.:o.,;=C ' :. .k ,� ;my**?I•,. �3•r>;'e �• y �3+,. �^.�.s <a°:" �,':cFi.� :`•'s '•-`•si:. s•. _ �f�4.,':w., fir;..: > .:. t.«'.:...q°' s°"_juz'£ 'Y.+�.', a :t.�,,'.' -�a.•'`;�,' ,.:' '?i?e"g. 'b"e', .•,s>...-r. =t'<° L '.5 •+ -:�^`L.:,:r.Y•<YxF CIA; f� �[p! .x':..;ri?:`° c:.:36.,_., y.',"� xa. ' � ;.'I j;;_:,'s•; ';�. :$'�:'S.���:M::�?F ..R�.Y"F" eD 99����,,�M1''�:�{4�Ftttf✓=I,snP _p'}t '�-� �ady£a',^ ••.A,= '�i�k�"�fY� `�'�'JF',+s«,^w'�: eY,,; 1 .�. ."y_ '`.n;P:^ �'•,e',t.-..'`6''.'.r4.eP?'N1 :'iS�f 4 .�I"v°..>�£, ■ ;t- y, �.,�"" �'" 8 �P `$S ?;'. �y.�=$«�; -y 2• Z:� x 3�r.. al YE $_-, ✓i=,, .y..Y. ..�"° tR:�`<3 °j �. a w$ J '�z", � i.,y� �� '�� fity •en ` a. F .�.a. � K1: : a. j *h a> ENG I¢ EERIN EC•� p � �� :z �. � o �, �,. �� '� � u�kt��Devr.'fopm nt •. .. °°t »-. :. a r -°bS" .LF' 5���PF' d «uithj `& ".i"``c `�„ s n�;�*at'�,°a� ':s5.,°.< "ice - i.°•�P'�'w'-r`g' � u,, G t' _. `*` .ha�/�j� �' ',F.. .a. � z• ...e.3i ..x,'.>wts�7s= �r:' �ss. «i=w•3u+m.:+bi"' s :1n_.".. '� '�° f".�k:ffi.�Yg�,�aues. .* #=:� ..324�, 2S1 A� PUBLIC FACILITIES . 2 0 The purpose of the pre-application conference is to: PACSMoRe. M�.P (1.) Identify applicable Comprehensive Plan policies and ordinance provisions. (2.) To provide City staff an opportunity to comment on specific concerns. (3.) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ( ( 1 Nom_ c, to feet from centerline. ( ) to feet from centerline. • ( ) to feet from centerline. Street improvements: Om( t f . street improvements will be necessary along ►� -�- ( ) street improvements will be necessary along (' Street improvements on shall include So feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of utility wires (a fee may be collected if determined appropriate by the Engineering Department), a five-foot wide sidewalk (sidewalks may be required to be wider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. ( ) Street improvements on shall include feet of pavement from centerline, plus the installation of curb and gutters, storm sewers, underground placement of CITY OF TICARD Pre-Appgcatlon Conference Notes Page 1 of 5 • Engineering Department Section • utility wires (a fee be collected if determined approp by the Engineering Department), a five-foot wide side alk (sidewalks may be required to bIorvider on arterials or major collector streets, or in the Central Business District), necessary street signs and traffic control devices, streetlights, and a two year streetlighting fee. (✓)' Section 18.164.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW For.]kr _ g(. . Prior to (2 - i4 0E- PEA( , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) J�l■J {zoti.k (2.) Pedestrianways/bikeways: • Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located in C-c . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to ca1..) -( Water Supply: CMt The L -) Water Pict - Phone:(503) (g,' -+11 provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. CITY OF TIGARD Pre-AnpDcatlon Conference Notes Page 2 of 5 Engineering Department Section Fire Protection: Tualatin Valley Fire and fescue District (Contact: Gene BircTiill, (503) 526-2469) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. ST (2014 AL. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. STORM WATER QUALITY The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ( ) Construction of an on-site water quality facility. ( ,,j' Payment of the fee in-lieu. CITY OF TIGARD Pre-Appicatlon Conference Notes Page 3 of 5 Engineering Department Section TRAFFIC IMPACT FEES • • In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected • impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PA./ fr:=E--- PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY OF TIGARD Pre-AppNCadon Conference Notes Page 4 of 5 Engineering Department Section Site Improvement Omit (SIT). This permit is gene. issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. • Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an.Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS • All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: _ 4 I 11,5 1' ENGINEERING DE ARTMENT STAFF Phone: 1503)639-4171 Fax: 1503)684-7297 h:\pattyvnasters\preapp.eng (Master section:preapp-r.mst) 18-Nov-97 CITY OF TIGARD Pre-ANNIcatIon Conference Notes Page 5 of 5 Engineering Department Section • • CITY OF TIGARD Alh■ COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST �I, 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: \N1 D Date: I izo( 'APPLICATION & RELATED DOCUMENT(S) SUBMITTAL REQUIREMENTS INCLUDE ./ MARKED ITEMS I A) Application form (1 copy) B) Owner's signature/written authorization C) Title transfer instrument/or grant deed D) Applicant's statement No. of Copies I Z E) Filing Fee $ 2i 48O CO I SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE / MARKED ITEMS A) Site Information showing: No. of Copies 1-E- 1. Vicinity map 2. Site size & dimensions 07 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ❑ (b) Slopes in excess of 25% ❑ (c) Unstable ground ❑ (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (f) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive Map Inventory including: ❑ (a) Wildlife habitats ❑ (b) Wetlands ❑ 7. Other site features: (a) Rock outcroppings ❑ (b) Trees with 6" + caliper measured 4 feet from ground level t� 8. Location of existing structures and their uses to 9. Location and type of on and off-site noise sources ❑ 10. Location of existing utilities and easements 11 . Location of existing dedicated right-of-ways LAND USE APPLICATION./LIST PAGE 1 OF 5 • • B) Site D•velo•ment'an Indicatin_: No. of Copies 1. Th: proposed site and surrounding properties ❑ 2. Con our line intervals ❑ 3. The •cation, dimensions and names of all: • (a) xisting & platted streets & other public ways and :asements on the site and on adjoining properties ❑ (b) P oposed streets or other public ways & easements on the site ❑ (c) Alt:rnative routes of dead end or proposed streets that equire future extension ❑ 4. The locati• and dimension of: (a) Entra es and exits on the site ❑ (b) Parkin: and circulation areas ❑ (c) Loadin• and services area ❑ (d) Pedestri.n and bicycle circulation ❑ (e) Outdoor ommon areas • ❑ • (f) Above ground utilities ❑ 5. The location, di ensions & setback distances of all: (a) Existing per anent structures, improvements, utilities, and easements hich are located on the site and on adjacent property wit in 25 feet of the site • ❑ (b) Proposed stru, ures, improvements, utilities and easements on the site ❑ 6. Storm drainage facili''es and analysis of downstream conditions ❑ 7. Sanitary sewer faciliti:s ❑ 8. The location areas to •- landscaped ❑ 9. The location and type a outdoor lighting considering crime prevention techniques ❑ 10. The location of mailboxe• ❑ 11. The location of all structur:s and their orientation ❑ 12. Existing or proposed sewer -imbursement agreements ❑ C) Grading Plan Indicating: No. of Copies ( The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1. The location and extent to which grading will take place indicating: (a) General contour lines ta' (b) Slope ratios ❑ (c) Soil stabilization proposal(s) ❑ (d) Approximate time of year for the proposed site development ❑ 2. A statement from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotechnical engineering report ❑ (b) The validity of sanitary sewer and storm drainage service proposals d (c) That all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLICATION/LIST PAGE 2 OF 3 D) Architec raI Drags Indicating: • No. of Copies -- The site de elopment plan proposal shall include: 1. Floor pla indicating the square footage of all structures proposed fo use on-site 2. Typical elevati n drawings of each structure •E) Landscape Plan Indicating: No. of Copies 1 ?- The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1. Description of the irrigation system where applicable ❑ 2. Location and height of fences, buffers and screenings ❑ 3. Location of terraces, decks, shelters, play areas, and common open spaces ❑ 4. Location, type, size and species of existing and proposed plant materials 3 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign rawings: ❑ Sign awings shall be submitted in accordance with Chapter 18.114 of the ode as part of the Site Development Review or prior to obtaining a Buildin Permit to construct a sign. G) Traffic Ge�i ration Estimate: ❑ H) Preliminary Partition/Lot Line Adjustment Mao Indicating: No. of Copies 12-- 1. The owner of the subject parcel e' 2. The owner's authorized agent ta' 3. The map scale (20,50,100 or 200 feet=1) inch north arrow and date Er. 4. Description of parcel location and boundaries t 5. Location, width and names of streets, easements and other public ways within and adjacent to the parcel a'' 6. Location of all permanent buildings on and within 25 feet of all property lines cr- 7. Location and width of all water courses ❑ 8. Location of any trees within 6" or greater caliper at 4 feet above ground level or 9. All slopes greater than 25% ❑ 10. Location of existing utilities and utility easements o'' 11 . For major land partition which creates a public street: (a) The proposed right-of-way location and width ❑ (b) A scaled cross-section of the proposed street plus any reserve strip ❑ 12. Any applicable deed restrictions ❑ 13. Evidence that land partition will not preclude efficient future land division where applicable ❑ LANG USE APPLICATION/UST PAGE 3 OF 5 I) Subdivision Prelim•.y Plat Map and Data Indicating: •No. of Copies 1. Scale eq aling 30,50,100 or 200 feet to the inch and limited to one phase per sheet a 2. The propo -d name of the subdivision ❑ 3. Vicinity ma. showing property's relationship to arterial and collector stre.is a 4. Names, addre.ses and telephone numbers of the owner, developer, engineer, surv_yer and designer (as applicable) ❑ 5. Date of application a 6. Boundary lines •f tract to be subdivided ❑ 7. Names of adjace t subdivision or names of recorded owners of adjoining parcels .f un-subdivided land ❑ 8. Contour lines relat-• 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 -d subdivision): (a) Public and privat= right-of-ways and easements o (b) Public and private anitary and storm sewer lines a (c) Domestic water ma s including fire hydrants a (d) Major power teleph• e transmission lines (50,000 volts or greater) a (e) Watercourses ❑ (f) Deed reservations for ',arks, open spaces, pathways and other land encumbrances ❑ 10. Approximate plan and profile of proposed sanitary and storm sewers with grades and pipe sizes inch ated on the plans ❑ 11. Plan of the proposed water distrbution system, showing pipe sizes and the location of valves and fire hy.rants ❑ 12. Approximate centerline profiles s .wing the finished grade of all streets including street extensions for a re.sonable distance beyond the limits of the proposed subdivision ❑ 13. Scaled cross sections of proposed str:et right-of-way(s) o 14. The location of all areas subject to in ndation or storm water overflow 0 15. Location, width & direction of flow of .11 water courses & drainage-ways a 16. The proposed lot configurations, approx ate lot dimensions and lot numbers. Where lots are to be used •r purposes other than residential, it shall be indicated upon such lots. o 17. The location of all trees with a diameter 6 i ches or greater measured at 4 feet above ground level, and the location .f proposed tree plantings o 18. The existing uses of the property, including th- location of all structures and the present uses of the structures, and a st-tement of which structures are to remain after platting ❑ 19. Supplemental information including: (a) Proposed deed restrictions (if any) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of subdivision i •rovements Q 20. Existing natural features including rock outcroppings, wetla •s & marsh areas 0 21 . If any of the foregoing information cannot practicably b: shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application ❑ LAND USE APPLICATION./UST PACE 4 OF 5 • • J) Solar Access Calculations: K) Other Information No. of Copies ❑ h:Vogin\patty snastersU<idist.mst May 23. 1995 LAND USE APPLICATION/UST PACE 3 OF 5 • .. .. ................ . ........... .::..;5< Lr_LJ ��Fl���r �� January 1998 S M T W T F S 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 26 2 7 28 29 30 31 Tuesday, January 20, 198 8:00 • 8:30 ' 9:00 Passmorre, Susari& Fred Minor Land Partition LDC Design Group; 648-40:61, David Rosenberger 113 Sw Fonr4er:Sfi:'.Tigard:OR 9:30 10:00 10:30 11:00 11:30 12:00 12:30 1:00 • 1:30 2:00 2:30 3:00 3:30 4:00 4:30 • 5:00 5:30 6:00 3:00PM Thursday, January 08, 1998 PRE APPLICATION •E MAP O 11370 SW FONNER, TIGARD, OR TAX LOT 2S1 3AC-02101 TAX LOT OWNER: 5000 . HOWARD HATCHER TAX LOT 3025 COUGER CREEEK RD 1200 OAKLAND, OREGON APPLICANT: S.W. FONNER STREET Ste— SUSAN & FRED PASSMORE -- –_-- 7501 S.W. 195th PLACE ALOHA, OREGON 97007 N 87'46'00" E (503) 642-1591 20.03' 60.07' AGENT: LDC DESIGN GROUP 10' ADDITIONAL 233 S.E. WASHINGTON ST. DEDICATION HILLSBORO, OREGON 97123 (503) 648-4061 NARRATIVE: PARCEL 1 0.21 ACRES o THE PURPOSE OF THIS PARTITION IS TO o 8,997 S.F. ° DIVIDE TAX LOT 2101 MAP 2S1 3AC INTO o N. TWO LOTS FOR THE PURPOSE OF A SINGLE ° - FAMILY RESIDENCE. N TAX LOT 2200 TAX LOT 2101 TAX LOT 6100 N 87'46'00" E 60.07' o 0 0 (I/7Z PARCEL 2 0.25 ACRES ° 10,758 S.F. TAX LOT 6200 \ SCALE 1" = 40' N 87'46'00° E 80.10' • A, PPLICATION SITE MAP PRE 11370 SW FONNER, TIGARD, OR • TAX LOT 2S1 3AC-02101 TAX LOT OWNER: 5000 HOWARD HATCHER TAX LOT 3025 COUGER CREEEK RD 1200 OAKLAND, OREGON APPLICANT: S.W. FONNER STREET • SUSAN & FRED PASSMORE ---- 7501 S.W. 195th PLACE ALOHA, OREGON 97007 N 87 46'00" E (503) 642-1591 20.03' 60.07' AGENT: LDC DESIGN GROUP 10' ADDITIONAL 233 S.E. WASHINGTON ST. DEDICATION HILLSBORO, OREGON 97123 (503) 648-4061 NARRATIVE: PARCEL 1 0.21 ACRES b THE PURPOSE OF THIS PARTITION IS TO °0 8,997 S.F. ° DIVIDE TAX LOT 2101 MAP 2S1 3AC INTO o r� TWO LOTS FOR THE PURPOSE OF A SINGLE 0 FAMILY RESIDENCE. N. N TAX LOT 2200 TAX LOT 2101 TAX LOT 6100 N 87'46'00" E 60.07' • 0 o /\ z 0 = PARCEL 2 0 0.25 ACRES 10,758 S.F. TAX LOT 6200 SCALE 1" = 40' N 87'46'00" E 80.10' O. 20^� c� 0 cz `+vvv \z?7�° 7�T� 5 39°!4''a 791 5 I NE COR 83/179 110 t V,N. 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O 1100 tz 7 O •y'� 64.81 r-110 ; : i v tip'5200 i" Hi ►oo' m �� CO m m / S .83AC. / -4 N 87°46'E 100 1- O1 _ -- -�- D ✓/ I Q 4' -1�t9 3 Ulm = ; 1 300 1401 . :'E 2) 51 az01 •2OO f� 0.51Ac. .22 Ac 1 0.46Ac. n LL1 ( 1 CU 1503 1 1504 '1502 i '� :0 2 C.411:6 2.a1 85.38 y. • N 1 O 'm. n (- LO .5 7.79 a N N !■ 34Ac. 34Ac. 34Ac. w �N -1.1 i7 '/1 51011 N ."(4 c.; N . I• N 1 O�IJ N �_ ` N N N O N! 0 N (V �- Q w S, N LL W 3nP� 2 ° ` 3 # i �� mt.. sl uJ • N �� ` '°7-99 ° ° !400 0 �'= = m m ° O O ;'F = o c. w �. 1 \JJ o N. 1 N flT 46 • .. 1 8 8.5 6 ----vt / 140,73 nb�C --LQO' a \`yl 0 S a7°46'W 115' c `�,��� °4B: ••' • �f T 1 R. 495 -kr !r -r P 336.3 �o � Ol ., _ • _ N til COR 85/627 j - _ ° 'd I -ro+ - - t I 9� �T67�� S. COLLINS - 5: ' NE COR 85/627 'S 87°46.W 191.2 537°40-W ': 73.99 I 1701 I S00 S. COLLINS 1 I OO t 2000 1900 1 800 Y- 2300 ' 2200 21 C1 I .234C. 0•46Ac .50 Ac. : /.00Ac. 189.`c. 2.83Ac .64 AC. 0 64Ac. C.4:'. Ac A 1 I I m 1 ,p y, 1. 1. ..; ` w, I ,(, PQ L O N N I O f "' b i L w F. N 9 S8 9°53'E -191_ - _ n Q7 to ° W # on p N M 73.96 m A t� O = ›.era I m 0 0 - � 77O A m ; 'V1 c CI, N ? y AC. 2 3 -7 8 !4...i�; I- S89°53'E 191` - 2 • ,6 2400 - ,� o r; a^ - m �; tr) - 45Ac. o - I m 10 m .. _4 Z °.? --- _ . O' CO 9 01 ce CO v , S87°•;6'W 174.1 L N89°55'W 191 m � I 3 S89°53'E 191 , I 173.18 S8?O G6'W . il I I I I 2600 ° 70 9e I .:'° v 1.35Ac. I -I y i , - I .- "I 1 "" ' 1700 N 3x �� /.46 Ac. bI 23 -74 p ( O O I, =I C� 1 uaf CEN. SE''.-�� I . G - I i'Abdli `a' ' I -S_1M° _ 1 7 • ° N '9°93 W 3 89.1' S 89°53'W 218 -_1 • SEE MAP 2:J 13D8 ���