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MLP1999-00017 T # NOI.LI.L2�v'd MHIAHNIA LT000 666Td'IIAT A7V. CITY OF TIGARD Community cDeve(opment Shaping A Better Community h. ,4 -iLAND USEPRO O SAL DESCRIPTION ...,.- .. .. ..n.>,. .. ..x- 120 DAYS = 8129/20,007- FILE NO.: MINOR LAND PARTITION [MLPI 1999-00017 FILE TITLE: FINEVIEW PARTITION #1 APPLICANT: Fineview Farm, L.L.C. OWNER: Pacific Crest Partners 15500 SW Jay Street 1430 Eastside Road Beaverton, OR 97006 Hood River, OR 97031 PHONE/FAX: (541) 386-6333 REQUEST: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1 S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, CRITERIA: 18.790, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request LDECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE H ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: MAY 3, 2000 DATE COMMENTS ARE DUE: MAY 17, 2000 ❑HEARINGS OFFICER IMONJ DATE OF HEARING: TIME: 1:00 PM ❑PLANNING COMMISSION [MON.] DATE OF HEARING: TIME: 7:30 PM ❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30 PM ® STAFF DECISION [TENTATIVE] DATE OF DECISION: MAY 31,2000 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP ❑ LANDSCAPING PLAN ❑ ARBORIST REPORT Iz SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ GEOTECH REPORT - ❑ OTHER: STAFF CONTACT: Mathew Scheidegger. Assistant Planner (503) 639-4171 Ext. 317 • °ft3ea;_ ^:S, N:r.s ti. ;�Ss' ::� se,i�;r :�;... .q:�,<..'. <Eg^i'• - b' teas Si >>r r a` < NOTICE'OF':TYPEKII<D.ECISION:. .. .:°,'_ ,;e • " - i J MINOR"LND PARTT 5 LP 1 99=00017A Conanunity.:Development FINEVIEW"PARTITION ft �.,.: Shap ng A :Better,/,' ., j .`i Co un ' ,is�'-f "b - t 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: = FINEVIEW PARTITION CASE NO: Minor Land Partition (MLP) MLP1999-00017 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city limits of Tigard. The parcel is 0.41 acres. The proposal is to divide the property into two parcels of 7,764 square feet and 8,222 square feet. Both parcels having approximately 15 feet of frontage along SW 90th Avenue. APPLICANT: Fineview Farm, L.L.C. 15500 SW Jay Street Beaverton, OR 97006 OWNER: Pacific Crest Partners 1430 Eastside Road Hood River, OR 97031 ZONING DESIGNATION: R-4.5, Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street; WCTM 1 S135AA, Tax Lot 1000. PROPOSED PARCEL 1: 7,764 Square Feet. PROPOSED PARCEL 2: 8,222 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. SECTION II. DECISION `Notice�is�hereb iven:that the•Ci :of C:ommur �Develo rent - �� hereby!. tY 9- >�Y° :� P, y:� o�s�des_igneefias.. x mac, APPROVED the ab�ov ; ere uest_�sub'ectto certainkcond'itions% p r _ae.,. .._ ,..�.^.,,,<w`�k%,J%i;�:".:,��,r.,,.,r-as,,.,, w ^,.'_l'k�c i n. .., a,. :f.P,�s"iSi i�,z sr�',-'•-�'n':,L,s',',t..r.al..-.,,sYez;:_as:.,$..,,w,.•5,s.r, sa 2.s f:-;`, rk,..,.Ye' :.a10 E MLP1999-00017/FINEVIEW PARTITION#1 PAGE 1 OF 12 =Theyfindin s-and-conciusions.ori w: ir; M g hieh�tte'�decislon,ls based-are noted,�inESection U: CONDITIONS OF APPROVAL ,ayb:T'^ x.=S'.rf.,• 1E,"3, _ PRIORT THE.APP O VA L OF�THE�FINAL'PART I T I ONPLAT; TH { THE FOLLOWING CONDITIONS:SHALL BE SATISFIED:' U •mi t e o owing o t.e ' arming 'epartmen ' a ew c ei•egger • • x or review and approval: 1. All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. 2. Submit a plan showing proper screening of the access drive from tax lot 901 according to Section 18.745.040 of the Tigard Development Code. 3. A tree inventory addressing the .sizes and types shall be submitted along with a mitigation and protection plan prepared by a certified arborist, before any trees are to be removed. THE=:FOLLOWING;CONDITKSNS SHAL-L.BEI,SATISFIED PRIOW,. r-, , =T4=APPR01%A°LOFa�THEyFINAIPLAT �� I ubmit o Engneering Department(Brian Rager, 639-4171, ext. 318) for review and approval: 4. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement pTans shall conform to City of Tigard Public Improvement Design Standards; which are available at City Hall and the City's web page (www.ci.tigard.or.us). 5. 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 a 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. 6. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lots all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. N TE: this permit is separate from any permit issued ), by the Engineering Department for work in the public right-of-way. 7. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. 8. The applicant shall enter into a Street Improvement Agreement rith the City whereby they agree to complete or participate in the future improvements of SW 90 Avenue adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when by improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 2 OF 12 10 • 9. A joint ingress/egress easement shall be shown on the face of the final plat. In addition, the applicant shall record a maintenance agreement that clearly indicates who will be responsible for maintenance of the shared driveway. 10. The applicant's construction plans shall indicate that the new public sanitary sewer line that will be extended to serve these lots will be constructed of either ductile iron or PVC C-900 pipe. 11. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary offsite public sanitary sewer easements for the new proposed public main line. - 12. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary private storm drainage easement across Tax Lot 1301. 13. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, -the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: . GPS tie networked to the City's GPS survey. . By random traverse using conventional surveying methods. 14. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; , : B. The final plat and data or narrative shall be drawn to the minimum standards set forth by . the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard; C. NOTE: Washington County will not begin their review of the final plat until they.receive a letter from the City-Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work; and D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. PV, .i-i',,V,'v- THEFOLLOIIVING CONIV,IO IS SHALL`BEfSATISFIED"PRIO - 4 �1 ` 3 ' ; era,.A -` - &,, '.4, _-aA,: kt. s-a,;'#n"<•. ? ,,,° kY 4TA #.°t a , '' a,a I ,.t, k i .� ATO ISSUANCEOF�BIUI DING'RERMITS' ., y �ev• R�' .P - ,: . -11 4.F" .1"2"t. - ,tee. ':-4,°. ;._'::,, ;. F:. „:,,I•..4s&$ 4.14•RSRra. =-?..� A,,.. ,•,,,,,,.. �s. , :.emu,,, a.-:s!.. " ,..1, -::1 Kfi.r> -, Submit to the Engineering Department(Brian Rager, 639-4171, ext. 318) for review and approval: 15. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 16. Prior to issuance of building permits, the applicant shall substantially complete the necessary public sanitary sewer line improvements necessary to serve the lots. 17. The applicant shall either place the existing overhead utility lines along SW 90th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 413.00 and it shall be paid prior to issuance of building permits. 18. Prior to issuance of the building permit for Parcels 1 or 2, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). ,, :S'''- . THIS:. APPROVAL EXERCI,SEDt1M:,. � NEIGHTEEN X18 M ' MONTHS OF-THErEFFECTIVE DATE:OF THIS.DECISION'NOTED UNDER-° - ..N,"� �F ,,,,,;-4,::;-'1 == i • SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the City of Tigard. The property is designated Low Density Residential on the Tigard Comprehensive Plan Map. A land-use application adjusting lot lines to decrease tax lot 1000 from 52,757 square feet to 17,859 square feet was done in December of 1999. No other land use applications were found to be on file in the City's records. Site Information and Proposal Descriptions The subject property is approximately 17,986 square feet. The site has approximately 15 feet of frontage on SW 90 Avenue. The owner is proposing a two-parcel partition as indicated on the proposed partition plat. Parcel #1 (7,764 square feet) and Parcel #2 (8,222 square feet). SECTION IV. -PUBLIC COMMENTS No comments were received from the public. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions 18.420: The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development 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. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided therein, staff finds that adequate public facilities are available. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the 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 decision, staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district The minimum lot width requirement in the R-4.5 zoning district is 50 feet. The proposed partition creates two lots that are an average of 80 feet wide. Therefore, this criterion is satisfied. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet. The proposed lots are 7,764 and 8,222 square feet. The lots are flag lots and do not include the accessway as part of the total square footage. Therefore, this criterion has been satisfied. Each lot created through the partitionprocess shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement The proposed partition shows both lots having 15 feet of access onto SW 90th Avenue through a private drive. According to 18.705.030 of the Tigard Development Code, only two lots can be served-off of a 15- foot access drive. Three to six lots requires a twenty-foot access drive. Therefore, this standard has been met. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 4 OF 12 • Setbacks shall be as required by the applicable zoning district No development is proposed in conjunction with this application. Setback requirements will be applied at time of development. As a result of this partition, an existing structure on parcel two will be in violation of the required setbacks of the R-4.5 zone. Therefore, the building will be removed as a condition of approval. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from existing structures. No development is associated with this application. Therefore, this standard can be deferred until the time of development. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development Plans show an existing wall screening the access drive from tax lot 901. However, no dimensions of this wall have been given. Therefore, a plan showing tax lot 901 properly screened with a six-foot fence or hedge will be conditioned to be submitted. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District has no conflicts with the partition as proposed. This criterion will apply only when structures are developed on the vacant parcels. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The access drive associated with this application serves both of the proposed lots. A reciprocal easement has been conditioned to be recorded earlier in this decision. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. The applicant has proposed a 15-foot-wide access that has 15 feet of pavement. The access drive serves both residential lots. The proposed access drive is consistent with the minimum requirements of 2-3 lots being accessed off of a 15-foot drive found in Chapter 18.705, Access, Egress, and Circulation. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The one hundred year floodplain is not associated or affected by this application. Therefore, this criterion does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370 Variances and Adjustments. The applications for the partition and variances)/adjustment(s)will be processed concurrently. No variances or adjustments are associated with this application. FINDING: Based on the analysis above, staff can not confirm that the Land Partition standards have been satisfied, however, if the applicant complies with the conditions listed below, the standards will be met: MLP1999-00017/FINEVIEW PARTITION#1 PAGE 5 OF 12 • • CONDITIONS: • All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. • Submit a plan showing proper screening of the access drive from tax lot 901 according to Section 18.745.040 of the Tigard Development Code. Residential Zoning Districts 18.510: Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES s: . .STANDARD-37 'R-4:5. Minimum Lot Size -Detached unit 7,500 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage - Minimum Setbacks -Front yard 20 ft. -Side facing street on corner&through lots 15 ft. -Side yard 5 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement - [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. The above standards are deferred until time of development. Access, Egress, and Circulation 18.705: Access, Egress, and Circulation have been discussed earlier in this decision. Therefore, the criterion has been met. Landscaping and Screening 18.745: The above standards are deferred until the time of development. Tree Removal 18.790: The applicant has not provided substantial information on whether or not any trees are to be removed with this application. Therefore, a tree inventory addressing the sizes and types shall be submitted along with a mitigation and protection plan prepared by a certified arborist before any trees are to be removed. FINDING: Based on the analysis above, staff can not confirm that the Tree Removal standards have been satisfied, however, if the applicant complies with the condition listed below, the standards will be met: • CONDITION: A tree inventory addressing the sizes and types shall be submitted along with a mitigation and protection plan prepared by a certified arborist before any trees are to be removed. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 6 OF 12 • • Visual Clearance Areas 18.795: The applicant does not propose to construct any structures within the visual clearance triangle. Therefore, this standard has been met. FINDING: Based on the analysis above, staff finds that the Visual Clearance standards have been satisfied. PUBLIC FACILITY CONCERNS Street And-Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 90th Avenue, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. No further dedications are necessary. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) 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. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street. This agreement must-be executed prior to approval of the final plat. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi- family residential developments. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 7 OF 12 The applicant's partition plat indicates that they will provide a joint driveway within the 15-foot wide flag pole created by this parcel. A second partition for Tax Lot 1301 (Map 1S1 35AA) by the applicant is also proposed (MLP 1999-00018). The end result of both partitions is that one common driveway (or private street) will be shared by up to four single-family lots. The applicant shall place a joint ingress/egress easement on the face of the final plat to clearly show the limits and beneficiaries of the easement. In addition, the applicant shall record a maintenance agreement for the private street that clearly states who will share in the maintenance of the street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and - be located on both sides of arterial, collector and local residential streets. By entering into an agreement to cover future street improvements of SW 90th Avenue, the applicant will meet this provision of the TDC. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plan indicates that they plan to extend a new public sewer main across Tax Lot 1002 and 1301 in order to reach this site. The route is acceptable to Staff but the applicant will need to demonstrate that they have obtained the.necessary offsite public sanitary sewer easements prior to construction. In addition, because this sewer line will cross through side and rear yards of single-family lots, the public sewer main must be constructed to be "bullet-proof. The pipe material for the new sewer main must either be ductile iron or PVC C-900. The private street must also contain a public sanitary sewer and access easement to allow City crews to access the manhole to be located at the southwest corner of Parcel 2. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water • Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The applicant's plan will accommodate the upstream drainage adjacent to this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement, of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as 'ado ted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). MLP1999-00017/FINEVIEW PARTITION#1 PAGE 8 OF 12 • • The applicant's partition will not significantly increase the amount of runoff into the public system. Therefore, onsite detention is not necessary. The applicant's plan shows that a private storm drainage line will convey.drainage from this site across Tax Lot 1301 and into the existing wetland area on Tax Lot 1301. Prior to issuance of a building permit, the applicant shall demonstrate that they have obtained the necessary easement across Tax Lot 1301 for this line. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining.proposed bikeways identified on the - City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No construction or bikeway extensions are associated with this application. Therefore, this standard does not apply Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions! and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No development permits or bikeways are associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under- grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are overhead utility lines along the frontage of SW 90th Avenue. 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 15 lineal feet; therefore the fee would be $413.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The Tualatin Valley Water District (TVWD) serves this area. The applicant will need to coordinate with TVWD to obtain water service,for the proposed new lots. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 9 OF 12 . • • Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewerage Agency (USA) Design and Construction Standards adopted by Resolution and Order No. 00-7) which require the construction of on-site water qua facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. 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 these two parcels. Rather, the. USA standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this • application. The fee shall be paid on each new lot prior to issuance of a building permit. Grading and.Erosion Control: USA Design and Construction Standards also regulate 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. A grading plan shall be submitted to the Building Division for review and approval prior to construction. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 lots X $30/address = $60.00). Survey Requirements: The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be .of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VI. OTHER STAFF COMMENTS City of Tigard Advanced Planning Division has offered the following comments: • Mapleleaf in this section exists only on the map. Staff Response: Staff is satisfied that the partitioned lots have adequate frontage onto a public street. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 10 OF 12 ., • City of Tigard Water Department has offered the following comments: • This is within the Tualatin Valley Water District. City of Tigard Operations Department has reviewed the proposal and has no objection to it. City of Tigard Building Division has offered the following comments: • Road access width? • Where are hydrants located? Staff Response: Road access width and fire hydrants have been discussed in the decision above. City of Tigard Police Department has reviewed the proposal and has no objection to it. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency Comments were received in the form of a letter. Staff Response: USA's issues have been addressed under the street and utility improvement section of this decision. Sensitive Lands, Division of State Lands/Corps of Engineers comments have not been addressed due to no development being proposed with this application. Sensitive Land issues will be addressed at time of development. US West Communications has reviewed the proposal and has no objection to it. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 31, 2000 AND BECOMES EFFECTIVE ON JUNE 15, 2000 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 11 OF 12 • . ' Unless the applicant is the appellant the hearing on an appeal from the Director's Decision shall be confined to th,a specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 14, 2000 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. • May 31, 2000 - PREPA ED :Y: at -w_'cheideg-ger_ - DATE Assistant Planner _ • V -�� - May 31, 2000 APPROV D BY:Richard Bewersdorff - DATE Planning Manager • i:\curpin\Mathew\mlp'rnIp 1999-00017:dec • MLP1999-00017/FINEVIEW PARTITION#1 PAGE 12 OF 12 7, , . . . :, • . . . • . . .,. • . . . ______ . m . i._., I. , . i, f." r- g "1 W }.. I cn 92nd .' i ,M9Tnd.�, sr .0 �\ j m • ..' ` m \ t Pi I . y — ,\ \ , 90TH AVENUE , 90th AVE.i I :9 + ! l Z ' P� 11 11 11 • . i . _ II II ITl ,� ..:I. . .. • I! o i �,, . II co HALL BOULEVARD . I i `` II co H iibiiD NM ' i . II o II -.1 0 • iii - . a II IIz II II gt @ II II • CITY OF TIGARD PLANNING DIVISION s �� • 1 • • i CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT �. !;; C CITY Of TIGARD - .. i 1 .-1 1 TL 805 I I r TL 905 I w I , I 1 D I TL 902 I I > I I I I 1 J I TL 806 I Q i TL 100 i = I PROPOSED '.f 1 • I , , Parcel 1 / TL 800 I p 1 I TL901 // L ,PROPOSED � __� Parcel 2 SW MAPLE l SREEr_.............____......r.\ IJII-- 7 � Ti_ 1001 . �. I •\� / ' I , 1 TL 1301 ' i TL 100 i I Q I \ il TL 1002 i P I o I • I l_' �'' - _ \(v 1 1 TL 1101 �Q�/' 0 • I P '. �' / SCALE: 1'=40' OF TIGARD FINEVIEW PARTITION #1 CITY LEGEND SITE PLAN N • (MLP)1999-00017 PROPOSED•PARTITION LINE (Map is not to scale) 0 r +s ;v NOTICE`��OF: TYPE-II°r.DE z:= i° :2, CISION , MINOR LAND':PARTITION (MLP) .1999-00017 `'�� 8 tO Y OF TIGAR_D ,A < Community cDevelopment i< ' ' ' <; FINEVIEW;.PARTITION:.:#I gSkaptngABetterCommunty ' 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: FINEVIEW PARTITION CASE NO: Minor Land Partition (MLP) MLP1999-00017 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city limits of Tigard. The parcel is 0.41 acres. The proposal is to divide the property into two parcels of 7,764 square feet and 8,222 square feet. Both parcels having approximately 15 feet of frontage along SW 90th Avenue. APPLICANT: Fineview Farm, L.L.C. 15500 SW Jay Street Beaverton, OR 97006 OWNER: Pacific Crest Partners 1430 Eastside Road Hood River, OR 97031 ZONING DESIGNATION: R-4.5, Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street; WCTM 1S135AA, Tax Lot 1000. PROPOSED PARCEL 1: 7,764 Square Feet. PROPOSED PARCEL 2: 8,222 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. SECTION II. DECISION 'Notice is'hereby given=that:the:City of,Tigard.Community.=Develo'pment Director's designee.-has APPROVED the above request subjectto certain conditions°of approval The findings°and,conclu's`.iors,` r,' on which the de=cision is based'are'noted in the='Full Decision located.at City:,Hall All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 31, 2000 AND BECOMES EFFECTIVE ON JUNE 15, 2000 UNLESS AN APPEAL IS FILED. Appeal: 1• in The Director's Decision is finaTon the date that it is mailed. Any party with standing as provided Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning, issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 14, 2000. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidecger, Assistant Planner at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. _ 1.... I i— .._— _. -?:1::___ O . 1 LOCUST STREET u, ::.1..h,i71.1"-lh....i Z' i r — Z I ' w { --._ -- Z .-----. uR+tfA scwa Q r... _.I . C)I�I a > a/ SITE"/I _`/ p ce / m Q OAK STREET ' . U. j, % I i i l I i U • VICINITY PLAN (NTS) VICINITY f FINEVIEW PARTITION#1 EXHIBIT MAP pJ MLP1999-00017 CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT I ; j 1 1 11.805 D TL 902 I TL 905 1 Z 1 F I 11.806 I Q 1 /` 1 TL 100 I PROPOSED i IO Parcel I / ' TL 800 I 1 J rn TL 901 /.' L --__.—j I . PROPOSED /' SW MAPLE J -_ " Parcel I /r STREET ---- -7 i n tom . ' I \` TL 1701 /' TL 100 i I I I N / / Q 1 ITL 1002 5'0 -00 it I I 1L 1101 OPa/ `-7 CITY OF TIGARD t FIVIEW AR PTI330N IIta LEGEND SITE PLAN aaNE(MLP)1999-00017 (Map le not to scale) sasaaaaasaaaaaaasasaa PROPOSED PARTITION LINE NOTICE TO MORTGAGEE, LIENH(PER,VENDOR OR SELLER: J THE TIGARD DEVELOPMENT CODE REQUIRES-1 HAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROIrLY FORWARDED TO THE PURCHASER Att NOTICE OF PENDING LAND USE APPLICATION MINOR LAND PARTITION CITY OF TIGARD Community Development Shaping Better Community. DATE OF NOTICE: May 3, 2000 FILE NUMBER: MINOR LAND PARTITION (MLP) 1999-00017 FILE NAME: FINEVIEW PARTITION # PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units • are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MAY 17. 2000. All comments should be directed to Mathew Scheidegger. Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 31. 2000. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. • Failure of any party to addres e relevant approval criteria witt> fficient specificity may preclude subsequent appeals to the Lan Use Board of Appeals or Circuit Court on that issue. S q pp pp Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO'SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . • The application is accepted by the City • • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. . ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City • which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within .the record and are available for public review at the City of Tigard Community Development . Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." •T ` — - g z lrou i a ( r-1 � _ 0 1 : - ;, ST. I RffREAi -- -- LOCUST STREET -.L^ z w Ii .: L . z . - Z i —. ucTZt scFroa > - - r � �;;I wI 4. SITE / • T - O W .;u ( -1 Q d 1 1— OAK STREET I .ST. : 0 : I-- U • VICINITY t _ FINEVIEW PARTITION#1 EXHIBIT MAP N • MLP1999-00017 r.\curpinlmaslers\VIGNIy.xls R€ vesr FoR Q) mMENT5 `J • • • MEMORANDUM CITY OF TIGARD, OREGON DATE: May 30, 2000 • TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: MLP 1999-00017, Fineview Partition #1 • • Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 90th Avenue, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. No further dedications,are necessary. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) 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 ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 1 • • 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. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street. This agreement must be executed prior to approval of the final plat. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. The applicant's partition plat indicates that they will provide a joint driveway within the 15-foot wide flag pole created by this parcel. A second partition for Tax Lot 1301 (Map 1S1 35AA) by the applicant is also proposed (MLP 1999- 00018). The end result of both partitions is that one common driveway (or private street) will be shared by up to four single-family lots. The applicant shall place a joint ingress/egress easement on the face of the final plat to clearly show the limits and beneficiaries of the easement. In addition, the applicant shall record a maintenance agreement for the private street that clearly states who will share in the maintenance of the street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By entering into an agreement to cover future street improvements of SW 90th Avenue, the applicant will meet this provision of the TDC. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 2 • • Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plan indicates that they plan to extend a new public sewer main across Tax Lot 1002 and 1301 in order to reach this site. The route is acceptable to Staff but the applicant will need to demonstrate that they have obtained the necessary offsite public sanitary sewer easements prior to construction. In addition, because this sewer line will cross through side and rear yards of single- family lots, the public sewer main must be constructed to be "bullet-proof". The pipe material for the new sewer main must either be ductile iron or PVC C-900. The private street must also contain a public sanitary sewer and access easement to allow City crews to access the manhole to be located at the southwest corner of Parcel 2. Storm Drainage: 0 General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the, Unified Sewerage Agency in 2000 and including any future revisions or amendments). It appears the applicant's plan will accommodate the upstream drainage adjacent to this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). The applicant's partition will not significantly increase the amount of runoff into the public system. Therefore, onsite detention is not necessary. The applicant's ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 3 • • plan shows that a private storm drainage line will convey drainage from this site across Tax Lot 1301 and into the existing wetland area on Tax Lot 1301. Prior to issuance of a building permit, the applicant shall demonstrate that they have obtained the necessary easement across Tax Lot 1301 for this line. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. ???9'99999999999 Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 4 • . • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are overhead utility lines along the frontage of SW 90th Avenue. 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 15 lineal feet; therefore the fee would be $ 413.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The Tualatin Valley Water District (TVWD) serves this area. The applicant will need to coordinate with TVWD to obtain water service for the proposed new lots. 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. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 5 • • 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 these two parcels. Rather, the USA standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. The fee shall be paid on each new lot prior to issuance of a building permit. Grading and Erosion Control: USA Design and Construction Standards also regulate 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. A grading plan shall be submitted to the Building Division for review and approval prior to construction. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB).. An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 {2 lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 6 • • These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public,improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 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. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s), all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 7 • • The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW 90th Avenue adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by-the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. A joint ingress/egress easement shall be shown on the face of the final plat. In addition, the applicant shall record a maintenance agreement that clearly indicates who will be responsible for maintenance of the shared driveway. The applicant's construction plans shall indicate that the new public sanitary sewer line that will be extended to serve these lots will be constructed of either ductile iron or PVC C-900 pipe. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary offsite public sanitary sewer easements for the new proposed public main line. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary private storm drainage easement across Tax Lot 1301. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 8 • . • A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon, Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO • ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. Prior to issuance of building permits, the applicant shall substantially complete the necessary public sanitary sewer line improvements necessary to serve the lots. The applicant shall either place the existing overhead utility lines along SW 90th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 413.00 and it shall be paid prior to issuance of building permits. Prior to issuance of the building permit for Parcels 1 or 2, the applicant shall pay the standard water quality .fee per lot (fee amount will be the latest approved by USA). ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 9 • • \\tig333\usr\depts\eng\brian r\comments\mlp\ml p 1999-00017.doc • • • • • ENGINEERING COMMENTS MLP 1999-00017 Fineview Partition #1 PAGE 10 UL 1.D C .I J 1 1 G • 1 0 rm L. 11 t.-UCV/ DLUI[ . JVt..J JEJJ 4 1 1 I OLO I U JJEJ,304JJJElYJ r r.. 1 u I . CHICAGO TITLE s DEVELOPMENT SERVICES 10001 S. E. SUNNYSIDE ROAD CLACKAMAS, OREGON 97015 TRANSMITTAL SHEET TO; FROM: Pam Boyd Bill McCorkle, Project Coordinator COMPANY; I)ATE- LDC Design Group 19 July, 2001 FAX NUMBER: TOTAL NO.OF PAGES INCLUDING COVER: 645-5500 8 PHONE NUMBER; SENDER'S REFERENCE NUMBER: RE; YOUR REFERENCE NUMBER: Morford © URGENT X FOR REVIEW ❑PLEASE COMMENT ❑PLEASE REPLY ❑ PLEASE RECYCLE NOTES/COMMENTS: Bill Fax: 503-471-7823 Mobile: 503-789-6961 Email: McCorkleBQctt.com Direct Line: 503-794-5887 "Helping You Build the Future" PHONE 503-794-5887*FAX 503-471-7823 *EMAIL MCCORKLEB a@CTT.COM JUL 1J C.tJV1 lL • 1U I'1\ �. I1V ULV/ 1JL LI\ . JV\.J JVV `-, Il 1vL�! IV • vr v Order No: 230052 DESCRIPTION (Continued) GENERAL EXCEPTIONS (Standard Coverage Policies only) 1. a. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. b. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. a. Easements, liens, encumbrances, interests or claims thereof which are not shown by the public records. b. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by • making inquiry of persons in possession thereof. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 4. a. Unpatented mining claims; b. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; c. Water rights, claims or title to water; whether or not the matters excepted under (a) , (b) , or (c) are shown by the public records. 5 . Any lien or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. JUL 10 GCJCI 1 i . 1 O rfc 1. 1 1 L-LCV/ DLLfC . JVUO VC/..) '1 f 1 f OGO I V JJCIJONJJJCJV r . t1J' YJ f • Order No: 230052 SPECIAL EXCEPTIONS 6. Taxes for the fiscal year 2001-2002, a lien but not yet payable. 7. The premises herein described are within and subject to the statutory powers including the power of assessment of Clean Water Services. 8. Regulations, including levies, liens, assessments, rights of way, and easements of Tualatin Valley Water District. 9. City liens, if any, of the City of Tigard. 10. An easement created by instrument, including terms and provisions thereof; Dated: January 14, 2000 Recorded: January 19, 2000 Recorder's Fee No. : 2000003720 In Favor Of: Adjacent property owners For: Landscaping Affects: The Southerly 5 feet of the Westerly 100 feet of Parcel I 11. A copy of the terms and provisions of the Operating Agreement for Fineview Farm, LLC, an Oregon limited liability company should be furnished for our examination prior to closing. Any conveyance or encumbrance of the real property owned by the Limited Liability Company must be executed in accordance with the Operating Agreement or if the Operating Agreement contains no such provisions, a majority of the managers as provided in ORS 63.150. In addition, if there have been any changes in membership from the date of original creation of the Limited Liability Company to the present date, copies of approval of withdrawal and acceptance of the new member should be furnished for our examination. (Affects Parcel I) NOTE: Taxes for the fiscal year 2000-2001, paid in full. Original Amount: $1,482.12, including Special Assessment: Metzger Park Levy Code: 023-81 Account No. : R270904 Map No. : 1S135AA Tax Lot No. : 00901 (Affects a portion of Parcel II and other property also) NOTE: Taxes for the fiscal year 2000-2001, paid in full. Original Amount: $461,33, including Special Assessment: Metzger Park Levy Code: 023-81 Account No. : R270959 Map No. : 1S135AA Tax Lot No. : 01000 (Affects a portion of Parcel I and a portion of Parcel II) (Continued) JUL 1 coUl 1G : lb rK bJ 4 ( 1 (bed IV y517Jb45nW1010 1' . 104/10 ( Order NO: 230052 SPECIAL EXCEPTIONS (Continued) NOTE: Taxes for the fiscal year 2000-2001, paid in full. Original Amount: $4.01, including Special Assessment: Metzger Park Levy Code: 023-81 Account NO. : R1217301 Map No. : 1S135AA Tax Lot No. : 01301 (Affects a portion of Parcel II) END OF REPORT cc: LDC Design Group Pam Boyd TS/gs July 19, 2001 JUL 1 1 G : 1 y r K L I 1 U-UtV/BLUK . bVLb n1jJ 4 ( 1 (bej I I) Jw7;Sb45nweib r . Fo /10 f Order Not 230052 LEGAL DESCRIPTION PARCEL I: A portion of Lots 1, 2 and 12, Block, 19; Lots 1, 2 and 3, Block 20; and Lot 9, Block 21, TOWN OF METZGER, a plat of record in Washington County, TOGETHER WITH portions of vacated S.W. Madison Street, vacated S.W. Mapleleaf Street (Maple Street West) , and vacated Maple Street East, situated in the Northeast one-quarter of the Northeast one-quarter of Section 35, Township 1 South, Range 1 West, Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, being more particularly described as follows: Beginning at the intersection of the Easterly right of way line of S.W. 90th Avenue (Monroe Street) , a 50.00 foot wide public roadway, with the centerline of vacated S.W. Mapleleaf Street (Maple Street West) , said point of beginning bears North 00°35' 08" West 25.00 feet from the Northwest corner of Lot 4, Block 19, TOWN OF METZGER; thence along the centerline of said vacated S.W. Mapleleaf Street, North 89°28' 00" East, 105.29 feet; thence leaving said line, South 53°33'49" East, 57.62 feet; thence North 79°23' 04° East, 60.89 feet; thence North 30°03' 48" East, 27.87 feet to the centerline of said vacated S.W. Mapleleaf Street; thence along said centerline, North 89°28' 00" East, 237.31 feet to the Westerly right of way line of the abandoned Oregon Electric Railroad; thence along said Westerly right of way line, along the arc of a 1885.08 foot radius non-tangent curve concave to the Northwest, through a central angle of 10°45'25" (chord bears South 41°35' 57" west, 353.39 feet) a distance of 353.91 feet to the centerline of vacated S.W. Madison Street; thence along said centerline, North 00°35'08" West, 97.05 feet; thence leaving said centerline, South 89°28' 00" West, 125.20 feet to the West line of Lot 12, Block 19, TOWN OF METZGER; thence along said line, and continuing along the West line of Lot 2, Block 19, said plat and the Northerly extension thereof, North 00°35' 08" West, 150,02 feet; thence leaving said line, along a line parallel with and 15.00 feet distant and Southerly from the centerline of said vacated S.W. Mapleleaf Street, South 89°28'00" West, 100.26 feet to the Easterly right of way line of said S.w. 90th Avenue; thence along said right of way line, North 00°35' 08" West, 15.00 feet to the point of beginning. PARCEL II: A portion of Lots 8, 9 and 10, Block 4 and a portion of Lots 1 and 2, Block. 19, TOWN OF METZGER, a plat of record in Washington County, TOGETHER WITH portions of vacated S.W. Madison Street and vacated S.W. Mapleleaf Street (Maple Street West) , situated in the Northeast one-quarter of the Northeast one-quarter of Section 35, Township 1 South, Range 1 West, Willamette Meridian, in the City of Tigard, County of Washington and State of Oregon, being more particularly described as follows: Beginning at the intersection of the Easterly right of way line of S.W. 90th Avenue (Monroe Street) , a 50.00 foot wide public roadway, with the centerline of vacated S.W. Mapleleaf Street (Maple Street West) , said point of beginning bears North 00°35' 08" West 25 .00 feet from the Northwest corner of Lot 4, Block 19, TOWN OF METZGER; thence along the Easterly right of way line of said S.W. 90th Avenue, North 00°35' 08" West, 15.00 feet; thence leaving said line, along a line parallel with and 15.00 feet distant and Northerly from the centerline of said vacated S.W. Mapleleaf Street, North 89°28' 00" East, 88 .24 feet; thence leaving said centerline, North 00°35' 08" West, 85.00 feet to the North line of the South 75.00 feet of Lot 8, Block 4, TOWN OF METZGER; thence along said North line, and continuing along the North line of the South 75.00 feet of Lots 9 and 10, Block 4, said plat, and the Easterly extension thereof, North 89°28' 00" East, 137.22 feet to the centerline of said vacated S.W. Madison Street; thence along said line, South 00°35' 08" East, 100.00 feet to the JUL l� GUU1 is : cu rK VI1L-UCV/bLUK . JVLS OU3 '4 ( 1 rOCO IU OU00400DUU r . UO/ U ( Order No: 230052 LEGAL DESCRIPTION centerline of said vacated S.W. Mapleleaf Street; thence leaving said centerline, South 30°03'48" West, 27,87 feet; thence South 79°23' 04" West, 60.89 feet; thence North 53°33'49"West, 57.62 feet to the centerline of said vacated S.W. Mapleleaf Street; thence along said centerline, South 89°28'0011 West, 105.29 feet to the point of beginning. JUL 1 J ..e161!11 1 e : etc t-K L I 1 l.-UtV/tILVK . bV1.5 nI1J 4 ( 1 (tied I V b'1JJ3b400Jt7KJ r . u r/ u r - INITIAL! j•01111T .1■---.. yowl •• .IY•.e r . • . so' V so' •o' $ K • so ' , .1 N' iiA 1903 I 9001 1 1 1102 I 1�0 1 so• �' 4 I I ti 1 s I 1 so W4 1— a ism 1 . _ i W 904 li t�' Ms SO4 1 e ,�' . 111%. > y r s 112 '1 q'� �•a 11 21 ,x. a 00 5 0 0 / Et .— _ —— -- — —! • eon � � CO I ..0,�, I Cr M r sot . 9061!• t� I W • e.- / %, 1 • •T I 4. $ / /. 901 ( I � i in 4 � I 1 1 • id . _/ v '�, ie . 1 i . ,r' eoo 1 . .I es.1. 4 / 1 ��F. �t . w I I � 1 I • I O e / < �i • 7 1 Lla o . • -il4l4'_ J LL u'.. &it loos_ I, . / '<,_________,____I___ 1.. 1 --'7 .1v/e. .. ; Q 1 •I• 1e ., 1 r« ..' ..� , J i C R IM E 1 7=j Z I G R 1002 I I .,1 I.!.*; I \' . / /23 8 1 1� ti—ioorT ? "-low ' 1 Leo_. J�ll1V --- ,/ 'sr.2•' le '5 I2 ' ! ' A9 « 1101 i s LI!%� • . I 401 .�ler 6 _ 11- - - ` 27Ae SEE MAP I IS 1' 36AA - I SUPPLEMENTAL ,7 1102 101100_ - II,• 12100 :1 110.1 e 1,i01� L� I eo' •8• loo' 9 es' a s.1' 17 so' •o, 4 200 3 : . : ;3600 ;3707 — wi ie s eoI 3706 '53. • 1.1 t.A Ills. 1111110) • 3902 j73 902 ti • • me. 3703 3101 3704 CHICAGO TITLE INSURANCE COMPANY 12 12 NMap number 3 —''! This plat is for your aid in locating w : _ ,I T M your land with reference to streets and F T' :IM MO. _ others parcels. While this plat is -1.11 w S1� .1 I believed to be correct, the company assumes no liability for any loss ., 0 (0 w I tar..e occurring by reason of reliance I 1 V v ! thereon• f''� II.. ,1 , L. , . ..1 ** TOTAL PAGE . 07 ** , • • REQUEST FOR COMMENTS C, GARo RECEIVED PLANNING Community Development gA Better Community DATE: May 3,2000 TO: Julia Huffman,USA/SWM Program MAY 1 7 2000 g n D CITY of TIGggp D. FROM: City of Tigard Planning Division NAY 4 STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3171 /33, n ?��0 il Phone: (503)639-4171/Fax: (503)684-7297 • MINOR LAND PARTITION(MLPI 1999-00011 ➢ FINEVIEW PARTITION #1 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1 S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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: (Tkase provide the fotrowing information)Name of Person's]Comment] �_ c ■�` Phone Numberis]: • l'\j et, ` I • UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING MEMORANDUM MAY 1 7 2000 CITY OF TIGARD DATE: May 15, 2000 TO: Mathew Scheidegger, City of Tigard FROM: Julia Huffman, USA d , SUBJECT: Fineview Partition#1, MLP 1999-00017 On February 22, 2000 the Unified Sewerage Agency ("USA") Board of Directors adopted USA Resolution and Order 00-7 (R&O 00-7). R&O 00-7 applies immediately to all development, unless the development is authorized by approval of a land use application that was received by a land use authority on or before February 4, 2000 and was approved or deemed complete by the land use jurisdiction on or before March 15, 2000. According to the County Assessor's Maps, the partition is occurring on a portion of 1S1 35AA Tax Lots 901 and 1000, which does not match the applicants submittal. SANITARY SEWER - Each lot in the development should be provided with a means of disposal for sanitary sewer. The means of disposal should be in accordance with Unified Sewerage Agency's Design and Construction Standards. Engineer should verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O. STORM SEWER Each lot in 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 the R&O. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development. 155 North First Avenue,Suite 270, MS 10 Phone: 503/648-8621 Hillsboro, Oregon 97124-3072 FAX:503/640-3525 • • • May 15, 2000 Mathew Scheidegger, City of Tigard Fineview Partition#1 Page 2 SENSITIVE AREA A "Sensitive Area" exists. Developer must preserve a corridor as described in the R&O separating the sensitive area from the impact of development. The wetland/sensitive area shall be identified on plans. DIVISION OF STATE LANDS/CORPS OF ENGINEERS A DSL/Corps of Engineers permit is required for any work in the wetlands. • "t.t. . . 41P . ....... • . . . ; ......... t .......... „ . r ; ; . . 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REQUEST FOR COMMENTS CITY OFTIGARD Community(Deve[opment Shaping Better Community DATE: May 3,2000 FfrOSYMIIMIIIMS TO: Nadine Smith,Advanced Planning Supervisor FROM: City of Tigard Planning Division MAY'11552 STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3111 c�xYO$�> p Phone: (5031 639-4111/Fax: (503)684-1291 MINOR LAND PARTITION IMLPI 1999-00017 ➢ FINEVIEW PARTITION #1 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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: • -A-0a-, MX134) ' (P(ease provufe the folTowing information)Name of Persons)Commenting: I Phone Number's]: I • • A A REQUEST FOR COMMENTS OF IiGARD Community(DeveCopment Shaping Better Community DATE: May 3,2000 TO: Tualatin Valley Water District Administrative Offices RECEIVED PLANNING FROM City of Tigard Planning Division MAY 1 2 2000 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x317) CITY OF TIGARD Phone: (503)639-4171/Fax: (5031684-7297 MINOR LAND PARTITION IMLP11999-00011 > FINEVIEW PARTITION #1 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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 ta 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: MAY 17, 2000. 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: XWe 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: l provide the foctowing information)Name of Persontsl Commenting: V' `'`� I Phone Number(sl: Co¢Z-- / 57/ • • REQUEST FOR COMMENTS CITY OFTIGARD Community(Development S&apingA Better Community DATE: May 3,2000 RECEIVED PLANNING ,TB°F20v� : Michael Miller,Operations Utility Manager F City of Tigard-Planning-Division C9A.Y 1 2 2000 STAFF CONTACT: Mathew Scheidegger,AssistantPlanner(x_311) OF r►CARD Phono:[503T639-4111/Fax: (503)684-1291 MINOR LAND PARTITION(MLR 1999-00017 ➢ FINEVIEW PARTITION #1 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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: 4S iS wl Tk/ 77‘, 77,J (/du-7 G.4 rem Dis7,24c-r (F[ease provide the fort-owing information)Name of Persons)Commenting: I Phone Number's): k 396-- • • e�n • REQUEST FOR COMMENTS CITY TIGARD Community Development Shaping Better Community DATE: May 3,2000 TO: Lori Dorney,US West Communications FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 Phone: (503)639-4111/Fax: (503)684-1291 MINOR LAND PARTITION IMLPI 1999-00017 ➢ FINEVIEW PARTITION #1 4 PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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: (Tkase provide the foltowing information)Name of Person's)Commenting: /(�/e r/ReD Ti?C. J'a, I Phone!lamberts]: Sa 3 - • 41(2 - S S G • • REQUEST FOR COMMENTS CITY OF TIGARD Community rDeveCopment RECEIVED IK5/** Better Community DATE: May 3,2000 TO: John Roy,Property Manager/Operations Department MAY 1 0 2000 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x317) Phone: 15031 639-4111/Fax: (503)684-1291 MINOR LAND PARTITION [MLP]1999-00011 ➢ FINEVIEW PARTITION #1 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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. FPIETSE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (Please provide the fonnowing information)Name of Persontsl Commenting: I Phone'Imbeds]: I • • REQUEST FOR COMMENTS CITY IIGARD Community cDeve(opment Shaping A Better Community DATE: May 3,2000 RECEIVED PLANNING TO: Gary lampella,Building Official MAY 0 3 2000 FROM: City of Tigard Planning Division CM OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3171 Phone: 15031 639-41/1/Fax: 15031604-729/ MINOR LAND PARTITION[MLR 1999-00011 ➢ FINEVIEW PARTITION #1 Q PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1 S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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: 1) . Qs A7 Ak-c,F�s W g nr1 w, hs Co 4 (P&ase provide the following information)Name of Persons)Commenting: k“),,,, ,K/ Phone Numbertsl: - €7t • Wr�A REQUEST FOR COMMENTS C.OF IiGARD Community Development Shaping A Better Community DATE: May 3,2000 TO: lim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division MAY 0 4 2000 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x317) Phone: (503)639-4111/Fax: (5031684-1297 CITY OF TIGARD MINOR LAND PARTITION(MLPI 1999-00017 ➢ FINEVIEW PARTITION #1 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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: • (cPlease provide the fottowing information)Name of Permits]Commenting: ,�rn Wo\ I Phone Number's): - ,0 1 LANAI 1 /tJ& SECRETA ray MA TEKI ALS •{ • • - AFFIDAVIT OF MAILING CITY OF TIOARD Community(Development Shaping Better Community STA,1k; OAF OREGON ) County of WasIiington )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, Waskington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) O NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File No./Name Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: MLP 1999-00011/FINEVIEW PARTITION #1 ❑ AMENDED NOTICE (File NoJName Reference) • ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING 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 FINAL ORDER FOR: ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearings) • ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer • ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: • (Type/Kind of Notice): FOR: I • (File NoJName Reference) (Date of Public Hearing,if applicable) • A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, mar -• ; hibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXhibit": ,on Ma 31 2000 e -- •os.Al in t ° United States Mail on May 31,2000, postage prepaid. „ . 1W1/1■A NW" (P „ r-• •"otic Subscribed and sworn/affirmed be ore me on the / 7 day of AL/ • , 2000. • OFFICIAL SEAL ‘.,;;;?, NOTARY,.. SHERMAN S.GASPER HQT P BL C OF OREGON COM SION NO.323409 My Commission Expires: )7/4(7/? &.)e) MY COMMISSION EXPIRES MAY 13,2003 • EXHIBIT A • 'NOTICE- OF.TYPE II:DECISION MINOR LAND PARTITION (MLP). I999-00017 ,CITY OF TIGARD Community cDevi(opment „ FINEVIEW; PARTITION #1 skapingA,BetterCommunity 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: FINEVIEW PARTITION CASE NO: Minor Land Partition (MLP) MLP1999-00017 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city limits of Tigard. The parcel is 0.41 acres. The proposal is to divide the property into two parcels of 7,764 square feet and 8,222 square feet. Both parcels having approximately 15 feet of frontage along SW 90th Avenue. APPLICANT: Fineview Farm, L.L.C. 15500 SW Jay Street Beaverton, OR 97006 OWNER: Pacific Crest Partners 1430 Eastside Road Hood River, OR 97031 ZONING DESIGNATION: R-4.5, Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street; WCTM 1 S 135AA, Tax Lot 1000. PROPOSED PARCEL 1: 7,764 Square Feet. PROPOSED PARCEL 2: 8,222 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee,has APPROVED the above<request subject to certain conditions of approval. The findings and conclusions on which the decision is based are notedin the Full Decision located at City Hall. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 31, 2000 AND BECOMES EFFECTIVE ON JUNE 15, 2000 UNLESS AN APPEAL IS FILED. • ' VA eal: 0 0 ector's Decision is final on the date that it is mailed. Any party with standing as provided in Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. . Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 14, 2000. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqger, Assistant Planner at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. • 1 —' --1 ,...j .L....-- , i . « . I• Pat =". ,4----.• LOCUST STREET J L-I Z I ' Z !..�. z F -• —g. Q 3 SI TE W _i`. i.j Q / I ce l �I; E m a I // oa LL �1 : -21 E 1 i H--- L OAK STREET ° ' ' ' o r r. I__. 1'2/' 1 I - r J U 11CINITY PLAN (NTS) • • VICINITY t FINEVIEW PARTITION#1 EXHIBIT MAP N MLP1999-00017 • ,rutP.iuSSe t\.vsnry rjS CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT I' 1 TL 805 7 TL 902 1 11.505 � ! IZ 1 I 1 > I J i I TL 806 TL 100 'I PROPOSED ~ ' '1 • I', Parcel I / TL 600 I I J '01 TL 901 .' L _________I N / ,PROPOSED ' /' Parcel 2 SW MAPLE H •--- --'-� / _ STREET _ - -------1 it oot I : 2 ' • n too 0 TL 1002 9.0 I I IL 1101 OPao/ `.] I I // SCALE.:1'x.0' CITYCITYOF TIGARD f FBI EVI=W PARTITION=_ OF \iF�n f LEGEND SITE PLAN N (MLP)1999-00017 (Map is not to scale) PROPOSED PARTITION LINE Mi_pgq-, • EXHIBIT B 1S126DC-05400 1S126DC-05503 METZGER UNITED METHODIST CHURCH VANDERYACHT MARK S& 9055 SW LOCUST 9125 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1S126DC-05504 1S126DC-05601 SCHARBROUGH DONALD AND TROUTT JOYCE I 10050 SW 92ND 10050 SW 92ND PORTLAND,OR 97223 PORTLAND,OR 97223 • 1 S126DD-02900 1 S126DD-02903 MAZZUCA LOUISE C MAZZUCA LOUISE C 10000 SW 90TH AVE 10000 SW 90TH AVE PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DD-03000 1S126DD-03001 GILE EDWARD S LARSON BENNY L 10040 SW 90TH 10415 SW 72ND TIGARD,OR 97223 TIGARD,OR 97224 1 S126DD-03002 1S126DD-03100 CRABTREE DENNIS J AND OREGON COMMUNITY FOUNDATION THE 10020 SW 90TH AVE 621 SW MORRISON STE 725 TIGARD,OR 97223 PORTLAND,OR 97205 1S • 126DD-03300 1S126DD-03400 GOODWIN FRANK 0&CHARLENE OREGON STATE OF DEPT OF VETS AF 9900 SW GREENBURG RD 8890 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DD-03500 1S126DD-03800 CHRISTENSEN ROBERT J PILGER DENNIS F&ZOE A 8870 SW CORAL 17703 SW TREETOP WAY TIGARD,OR 97223 LAKE OSWEGO,OR 97034 1S135AA-00301 1S135AA-00302 HAYZLETT MAXINE TR JOHANSSON MARTIN&JOAN 17015 SW ELDORADO DR 8701 SW LOCUST ST TIGARD,OR 97224 TIGARD,OR 97223 • 1S135AA-00305 1S135AA-00400 SILLS DONALD N ET AL TURNER STEVEN R 10115 SW HALL PO BOX 25216 TIGARD,OR 97223 PORTLAND,OR 97298 1S135AA-00401 1S135AA-00500 ROWE SHIRLEY I BRAWAND CHARLES 1027 SW GROVER 10125 NW RIVENWOOD PORTLAND,OR 97201 CARLTON,OR 97111 • • 1S135AA-00590 1S135AA-00600 EIDENSCHINK IRMA B A CHARLES 8740 SW LOCUST DRIVE 1012 IVENWOOD PORTLAND,OR 97223 G ILLTON, R 97111 1S1 35AA-00700 1 S 135AA-00701 WESTON JOSEPH E TIGARD CITY OF 2154 NE BROADWAY 13125 SW HALL PORTLAND,OR 97232 TIGARD,OR 97223 1S135AA-00800 1S135AA-00802 NASH GORDON 0 AND PENNY J HERBERHOLZ LARRY S 10231 SW JEFFERSON 9620 SW 90TH AVE TIGARD,OR 97224 - PORTLAND,OR 97223 1S135AA-00803 15135AA-00804 • HERBERHOLZ LARRY S&CATHY D LAI KHOAN VAN& 9620 SW 90TH AVE 10161 SW JEFFERSON AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-00805 15135AA-00806 VO VIEN T& MILLS MICHAEL E AND 10181 SW JEFFERSON ST 10211 SW JEFFERSON TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00900 1S135AA-00901 WEINEL BRETT M PACIFIC CREST PARTNERS INC 8950 SW LOCUST ST 1430 EASTSIDE RD TIGARD,OR 97223 HOOD RIVER,OR 97031 1S135AA-00902 1S135AA-00903 MCWAYNE GREGORY A&RUTH E SICKLER LEE J 10200 SW 90TH 10140 SW 90TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-00904 1S135AA-00905 JUTTELSTAD NATHAN T&DIANE J MCWAYNE GREGORY A AND RUTH E 10170 SW 90TH AVE 10200 SW 90TH • TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-01000 . 1S135AA-01001 ROWE SHIRLEY I AND WOOD SAVAGE PETER A AND ANN MARIE 1027 SW GROVER 10300 SW 90TH AVE PORTLAND,OR 97201 TIGARD,OR 97223 1S135AA-01002 1S135AA-01100 KINDRICK CHARLES C AND PATERSON BRIAN S&SAMI B 10320 SW 90TH 10370 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • • 1S135AA-01101 1S135AA-01102 KUHN EUGENE P PAMELA L MACLAREN ROBERT P 10340 SW 90TH 10360 SW 90TH TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-01200 1S135AA-0130 ALLISON M DEAN&DOROTHY D ROW •EY I 8870 SW MAPLELEAF ST 1027 VER PORTLAND,OR 97223 PO LAND,0 97201 1S135AA-01400 1S135AA-01900 BESLEY PROPERTIES INC BOOTH JOICE GOSSETT 7520 SW LANDAU ST 10250 SW 87TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-01901 1S135AA-02000 GERIG WAYNE L&CANDICE M STAATS SANDRA LYNN 15430 SW BOBWHITE CIR PO BOX 20007 BEAVERTON,OR 97007 KEIZER,OR 97307 1S135AA-02500 1S135AA-03700 LYON DONALD J HAZEL J DEMOULIN STEVE& 10440 SW 87TH AVE 10455 SW 87TH AVE PORTLAND,OR 97223 TIGARD,'OR 97223 1S135AA-03701 1S135AA-03702 CHRISTENSEN JACK L AND NANCY S CULLINAN RANDY J AND 8805 SW OAK ST 8775 SW OAK STREET TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-03703 1S135AA-0 4 BRANDT WALDO G&PEARL E DE IN STEVE& 8835 SW OAK ST 10 87TH AVE PORTLAND,OR 97223 T ARD,0 97223 1S135AA-03705 1S135AA-03707 ROMERO MERCEDES G AND HITCH DORIS • 10385 SW 87TH AVE PO BOX 35 TIGARD,OR 97223 BEAVERTON,OR 97075 • 1S135AA-03800 1S135AA-03900 LASHAWAY JULIE A BAYARD MICHEL L& 8875 SW OAK 20555 BOWERY LN TIGARD,OR 97223 BEND,OR 97701 1S135AA-03901 . 1S135AA-03902 CHEPIN JOHN HAZARD SANDRA 8911 SW OAK ST 8914 SW OAKWAY TIGARD,OR 97223 TIGARD,OR 97223 • • 1S135AA-04000 1S135AA-04100 SMITH ROGER W BURIAK LORRAINE ANN 8935 SW OAK ST 7825 SW MILLER HILL RD TIGARD,OR 97223 ALOHA,OR 97007 1S135AA-04101 1S135AA-04200 CALLAHAN JAY PATRICK SUMMIT DORSEY WAYNE 8945 SW OAK ST PO BOX 230998 TIGARD,OR 97223 TIGARD,OR 97281 1S135AA-901•S 1S135AA-90001 DEODAR '! DOMINIUMS PE re JOHN A OWN--S OF • S 10301 SW 87TH AVE , • TIGARD,OR 97223 1S135AA-90002 1S135AA-90003 HAWLEY HAZEL M SHERWOOD SYDNEY L 9055 SW 91ST AVE#7 10305 SW 87TH PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-90004 1S135AA-90005 • JACKSON KRYSTAL L LAIRD SHAWN W&LOUISE M 10307 SW 87TH AVE 10309 SW 87TH AVENUE TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-90006 1S135AA-90007 TAYLOR J EDWARD AND CONNET CARLEE SUE 10311 SW 87TH • 10313 SW 87TH PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-90008 1S135AA-90009 MORGAN DEANNA F HAWLEY HAZEL M 10315 SW 87TH AVE 9055 SW 91ST AVE#7 TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-90010 1S135AB-00100 FLETCHER MARY K WASH! CLACKAMAS CO 16388 SW ESTURARY#101 13137 PA FIC HIGHWAY BEAVERTON,OR 97006 TIGA D,OR 97223 1S135AB-00100 1S135AB-00202 WASHINGTON CLACKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW PACIFIC HIGHWAY 9140 SW LOCUST TIGARD,OR 97223 TIGARD,OR 97223. 1S135AB-00203 1S135AB-00204 ADDERLY DAVID L&SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST PO BOX 219028 TIGARD,OR 97223 PORTLAND,OR 97225 • 1 - • • i S 135AB=03200 1 S 135AB-03201 MCKINLEY DUANE VAN TRUSTEE BROWN JACK C&MARY E 5135 SW NEBRASKA 10445 SW 90TH AVE PORTLAND,OR 97221 TIGARD,OR 97223 1S135AB-03202 1S135AB-03203' PRINCE KEITH D&KRISTIN L STEEN NADINE 10455 SW 90TH AVE • 10425 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 • 1S135AB-03205 STANTON KAREN 10435 SW 90TH AVE • • TIGARD,OR 97223 • • • • • • • • 1 • Naomi Gallucci CITY OF TIGARD 1 1285 SW 18th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 Sue Rorman 1 1250 SW 82"d Avenue is\curpin\setup\labels\CIT East.doc UPDATED: 12-Apr-00 Tigard, OR 91223 John Snyder 11100 SW 82"d Avenue Tigard, OR 91223 Jack Biethan 15525 SW 109th Avenue Tigard, OR 91224 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 • • • • A . la AFFIDAVIT OF MAILING CITY OFTIOARD • Community(Development Shaping Better Community STATE OE OREGON EGON ) County of Washington )ss. City o '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 riigard, Washington County, Oregon and that I served the following: (check Appropriate Box(s)Bebw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File No./Name Reference) ❑ City of Tigard Planning Director • © NOTICE OF DECISION FOR: MLPI999-00011/FINEVIEW PARTITION #1 ❑ AMENDED NOTICE (File No/Name Reference) . . ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: 17. / ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) O City of Tigard Planning Director O Tigard Hearings Officer . 0 Tigard Planning Commission O Tigard City Council ❑ NOTICE OF FINAL ORDER FOR:ii• ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer • ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: (Type/Kind of Notice) • FOR: 1 (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 NOTICES) of which is attached, mark-: , hibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Ex it'S" on Ma 31 2000 NIIIV.■Aid dep. ited in he United States Mail on May 31,2000, postage prepaid. . /, f_. 4 r/� _ W/ (:•e :.n '41.1J •;c%e) • Subscribed and sworn/affirmed.before me on the /9 day of J k.. �y , 2000. OFFICIAL SEAL _/ �_ ,,,„...4....,,,_.._ ,: SHERMAN S.CASPER ` I �' ' ' I I I ' r I ' _,a NOTARY PUBLIC-OREGON `u�� COMMISSION N0.323409 • MY COMMISSION EXPIRES MAY 13,2003 My Commission Expires: 1714,13 2Oc13 • • • • EXHIBIT A 'NOTICE OF TYPE II DECISION an " MINOR LAND PARTITION (MLP) 1999-00017" ' CITY Of TIOARD FINEVIEW PARTITION Community Development Shaping"A Better: ", Community 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: FINEVIEW PARTITION CASE NO: Minor Land Partition (MLP) MLP1999-00017 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city limits of Tigard. The parcel is 0.41 acres. The proposal is to divide the property into two parcels of 7,764 square feet and 8,222 square feet. Both parcels having approximately 15 feet of frontage along SW 90th Avenue. APPLICANT: Fineview Farm, L.L.C. 15500 SW Jay Street Beaverton, OR 97006 OWNER: Pacific Crest Partners 1430 Eastside Road Hood River, OR 97031 ZONING DESIGNATION: R-4.5, Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street; WCTM 1 S135AA, Tax Lot 1000. PROPOSED PARCEL 1: 7,764 Square Feet. PROPOSED PARCEL 2: 8,222 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given thatthe City ofTigard`Cbnihiunity Development Director's'designee has . APPROVED the above request subject to certain"conditions. " - • MLP1999-00017/FINEVIEW PARTITION#1 PAGE 1 OF 12 • The findings and:=conclusions on which the decision"is:based are noted in Section V. CONDITIONS OF APPROVAL s; . -"PRIOR TO THE APPROVAL OF-THE FINAL PARTITION PLAT, } THE FOLLOWING CONDITIONS°SHALL"BE.SATISFIED: > _` ` Submit the following to the Planning Department (Mathew Scheidegger 639-4171 x317) for review and approval: 1. All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. 2. Submit a plan showing proper screening of the access drive from tax lot 901 according to Section 18.745.040 of the Tigard Development Code. 3. A tree inventory addressing the sizes and types shall be submitted along with a mitigation and protection plan prepared by a certified arborist, before any trees are to be removed. -° THE FOLLOWING CONDITIONS:SHALL,BEaSATISFIED PRIOR a - i f TO"APPROVAL-OF THE FINAL PLAT:.:' - =1 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 4. A public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement pTans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 5. 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. 6. Prior to approval of the final plat, the a licant shall obtain a Site Permit from the Building Department to cover all grading for the to s), all on-site private utility installation (water, sewer, storm, etc.) and all driveway construction. OTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way. 7. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. 8. The applicant shall enter into a Street Improvement Agreement rith the City whereby they agree to complete or participate in the future improvements of SW 90 Avenue adjacent to the subject property, when any of the following events occur: A. when the improvements, are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 2 OF 12 • • 9. A joint ingress/egress easement shall be shown on the face of the final plat. In addition, the applicant shall record a maintenance agreement that clearly indicates who will be responsible for maintenance of the shared driveway. 10. The applicant's construction plans shall indicate that the new public sanitary sewer line that will be extended to serve these lots will be constructed of either ductile iron or PVC C-900 pipe. 11. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary offsite public sanitary sewer easements for the new proposed public main line. 12. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary private storm drainage easement across Tax Lot 1301. 13. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. • Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 14. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative; B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard; C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work; and D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. ., " _: " THE;FOLLOWING CONDITIONS SHALL BESATISFIED PRIOR TO ISSUANCE OF.BUILDING PERMITS: -: Submit to the Engineering Department(Brian Rager, 639-4171, ext. 318) for review and approval: 15. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 16. Prior to issuance of building permits, the applicant shall substantially complete the necessary public sanitary sewer line improvements necessary to serve the lots. 17. The applicant shall either place the existing overhead utility lines along SW 90th Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 413.00 and it shall be paid prior to issuance of building permits. 18. Prior to issuance of the building permit for Parcels 1 or 2, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). e . THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS'OF THE.EFFECTIVE;DATE.OF THIS DECISION NOTED UNDER THE PROCESS;AND APPEAL SECTION OF THIS"DECISION: MLP1999-00017/FINEVIEW PARTITION#1 PAGE 3 OF 12 • • SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the City of Tigard. The property is designated Low Density Residential on the Tigard Comprehensive Plan Map. A land-use application adjusting lot lines to decrease tax lot 1000 from 52,757 square feet to 17,859 square feet was done in December of 1999. No other land use applications were found to be on file in the City's records. Site Information and Proposal Descriptions The subject property is approximately 17,986 square feet. The site has approximately 15 feet of frontage on SW 90 Avenue. The owner is proposing a two-parcel partition as indicated on the proposed partition plat. Parcel #1 (7,764 square feet) and Parcel #2 (8,222 square feet). SECTION IV. PUBLIC COMMENTS No comments were received from the public. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions 18.420: The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development 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. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided therein, staff finds that adequate public facilities are available. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the 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 decision, staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width requirement in the R-4.5 zoning district is 50 feet. The proposed partition creates two lots that are an average of 80 feet wide. Therefore, this criterion is satisfied. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet. The proposed lots are 7,764 and 8,222 square feet. The lots are flag lots and do not include the accessway as part of the total square footage. Therefore, this criterion has been satisfied. Each lot created through the partitionprocess shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. The proposed partition shows both lots having 15 feet of access onto SW 90th Avenue through a private drive. According to 18.705.030 of the Tigard Development Code, only two lots can be servedoff of a 15- foot access drive. Three to six lots requires a twenty-foot access drive. Therefore, this standard has been met. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 4 OF 12 • • • Setbacks shall be as required by the applicable zoning district. No development is proposed in conjunction with this application. Setback requirements will be applied at time of development. As a result of this partition, an existing structure on parcel two will be in violation of the required setbacks of the R-4.5 zone. Therefore, the building will be removed as a condition of approval. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. No development is associated with this application. Therefore, this standard can be deferred until the time of development. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Plans show an existing wall screening the access drive from tax lot 901. However, no dimensions of this wall have been given. Therefore, a plan showing tax lot 901 properly screened with a six-foot fence or hedge will be conditioned to be submitted. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District has no conflicts with the partition as proposed. This criterion will apply only when structures are developed on the vacant parcels. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The access drive associated with this application serves both of the proposed lots. A reciprocal easement has been conditioned to be recorded earlier in this decision. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. The applicant has proposed a 15-foot-wide access that has 15 feet of pavement. The access drive serves both residential lots. The proposed access drive is consistent with the minimum requirements of 2-3 lots being accessed off of a 15-foot drive found in Chapter 18.705, Access, Egress, and Circulation. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The one hundred year floodplain is not associated or affected by this application. Therefore, this criterion does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s)will be processed concurrently. No variances or adjustments are associated with this application. FINDING: Based on the analysis above, staff can not confirm that the Land Partition standards have been satisfied, however, if the applicant complies with the conditions listed below, the standards will be met: MLP1999-00017/FINEVIEW PARTITION#1 PAGE 5 OF 12 • • CONDITIONS: • All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. • Submit a plan showing proper screening of the access drive from tax lot 901 according to Section 18.745.040 of the Tigard Development Code. Residential Zoning Districts 18.510: Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD :b Minimum Lot Size -Detached unit 7,500 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots 90 ft. -Attached unit lots - Maximum Lot Coverage - Minimum Setbacks -Front yard 20 ft. -Side facing street on corner&through lots 15 ft. -Side yard 5 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. - Minimum Landscape Requirement - [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. The above standards are deferred until time of development. Access, Egress, and Circulation 18.705: Access, Egress, and Circulation have been discussed earlier in this decision. Therefore, the criterion has been met. Landscaping and Screening 18.745: The above standards are deferred until the time of development. Tree Removal 18.790: The applicant has not provided substantial information on whether or not any trees are to be removed with this application. Therefore, a tree inventory addressing the sizes and types shall be submitted along with a mitigation and protection plan prepared by a certified arborist before any trees are to be removed. FINDING: Based on the analysis above, staff can not confirm that the Tree Removal standards have been satisfied, however, if the applicant complies with the condition listed below, the standards will be met: CONDITION: A tree inventory addressing the sizes and types shall be submitted along with a mitigation and protection plan prepared by a certified arborist before any trees are to be removed. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 6 OF 12 • • Visual Clearance Areas 18.795: The applicant does not propose to construct any structures within the visual clearance triangle. Therefore, this standard has been met. FINDING: Based on the analysis above, staff finds that the Visual Clearance standards have been satisfied. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 90th Avenue, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. No further dedications are necessary. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) 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. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be 'required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street. This agreement must be executed prior to approval of the final plat. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi- family residential developments. • MLP1999-00017/FINEVIEW PARTITION#1 PAGE 7 OF 12 • • • The applicant's partition plat indicates that they will provide a joint driveway within the 15-foot wide flag pole created by this parcel. A second partition for Tax Lot 1301 (Map 1S1 35AA) by the applicant is also proposed (MLP 1999-00018). The end result of both partitions is that one common driveway (or private street) will be shared by up to four single-family lots. The applicant shall place a joint ingress/egress easement on the face of the final plat to clearly show the limits and beneficiaries of the easement. In addition, the applicant shall record a maintenance agreement for the private street that clearly states who will share in the maintenance of the street. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By entering into an agreement to cover future street improvements of SW 90th Avenue, the applicant will meet this provision of the TDC. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant's plan indicates that they plan to extend a new public sewer main across Tax Lot 1002 and 1301 in order to reach this site. The route is acceptable to Staff but the applicant will need to demonstrate that they have obtained the necessary offsite public sanitary sewer easements prior to construction. In addition, because this sewer line will cross through side and rear yards of single-family lots, the public sewer main must be constructed to be "bullet-proof". The pipe material for the new sewer main must either be ductile iron or PVC C-900. The private street must also contain a public sanitary sewer and access easement to allow City crews to access the manhole to be located at the southwest corner of Parcel 2. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 2000 and including any future revisions or amendments). The applicant's plan will accommodate the upstream drainage adjacent to this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions provisions been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). MLP1999-00017/FINEVIEW PARTITION#1 PAGE 8 OF 12 • • • The applicant's partition will not significantly increase the amount of runoff into the public system. Therefore, onsite detention is not necessary. The applicant's plan shows that a private storm drainage line will convey.drainage from this site across Tax Lot 1301 and into the existing wetland area on Tax Lot 1301. Prior to issuance of a building permit, the applicant shall demonstrate that they have obtained the necessary easement across Tax Lot 1301 for this line. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining. proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No construction or bikeway extensions are associated with this application. Therefore, this standard does not apply Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No development permits or bikeways are associated with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under- grounding would result in the placement of additional poles, rather than the removal of above- ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are overhead utility lines along the frontage of SW 90th Avenue. 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 15 lineal feet; therefore the fee would be $413.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The Tualatin Valley Water District (TVWD) serves this area. The applicant will need to coordinate with TVWD to obtain water service for the proposed new lots. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 9 OF 12 • • 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. 00-7) which require the construction of on-site water qua ity facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. 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 these two parcels. Rather, the USA standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. The fee shall be paid on each new lot prior to issuance of a building permit. Grading and Erosion Control: USA Design and Construction Standards also regulate 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. A grading plan shall be submitted to the Building Division for review and approval prior to construction. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: , The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 lots X $30/address = $60.00). Survey Requirements: The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: . GPS tie networked to the City's GPS survey. . By random traverse using conventional surveying methods. SECTION VI. OTHER STAFF COMMENTS City of Tigard Advanced Planning Division has offered the following comments: . Mapleleaf in this section exists only on the map. Staff Response: Staff is satisfied that the partitioned lots have adequate frontage onto a public street. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 10 OF 12 • • City of Tigard Water Department has offered the following comments: • This is within the Tualatin Valley Water District. City of Tigard Operations Department has reviewed the proposal and has no objection to it. City of Tigard Building Division has offered the following comments: • Road access width? • Where are hydrants located? Staff Response: Road access width and fire hydrants have been discussed in the decision above. City of Tigard Police Department has reviewed the proposal and has no objection to it. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency Comments were received in the form of a letter. Staff Response: USA's issues have been addressed under the street and utility improvement section of this decision. Sensitive Lands, Division of State Lands/Corps of Engineers comments have not been addressed due to no development being proposed with this application. Sensitive Land issues will be addressed at time of development. US West Communications has reviewed the proposal and has no objection to it. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance Affected government agencies Final Decision: THIS DECISION IS FINAL ON MAY 31, 2000 AND BECOMES EFFECTIVE ON JUNE 15, 2000 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G;1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. MLP1999-00017/FINEVIEW PARTITION#1 PAGE 11 OF 12 • Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON JUNE 14, 2000 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. i May 31, 2000 PREPA-ED :Y:- at -w 'cheidegge .iir�� DATE Assistant Planner _ - �� May 31, 2000 APPROV D BY:Richard Bewersdorff DATE Planning Manager Bcurpin\Mathew\rnIp\mIp 1999-00017.dec MLP1999-00017/FINEVIEW PARTITION#1 PAGE 12 OF 12 • CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT Al' Om OF noARD I I 1 I � I 1 1 J TL 805 • r• I w l I I TL 905 I 1 D I TL 902 I I I r • W I I I TL 806 I TL 100 1 = I PROPOSED ', I O. I, I Parcel 1 / TL 800 I O I , I ) . (3) TL 901 /■ L I /PROPOSED ' Parcel 2 / SW MAPLE / - - 1 ___� STREET 1 -- I TL 1001 �• I I TL 1301 I •I ' ,\C TL 100 i PQ I TL 1002 '� �Ctt 1 I S I * / ��/' I I e/• 0 • I TL 1101 I I Q' 1"SCALE: =40' . I , / CITY OF TIGARD FINEVIEW PARTITION #1 __ -- BARD LEGEND SITE PLAN N (MLP)1999-00017 PROPOSED PARTITION LINE (Map is not to scale) . _ . •• . . . _ r11 . • i r --f X , 0 .... i...,.._ C I G4tb. 1 r r----..". • i .._.1 --r-.F"!--- . . cn , . .. _, 92hd mr: 92nd cn — m .._ : • . • • ,./. . • I • • • . %, •-■ ■, , w :7. .....„. .......(.. • . i.... . . P:i \ • .." 2 .. _; rn Ll ' • — —1 • \: • 1 „ s. t 90th AVE.! --I ` 90TH AVENUE . I ! .. . ..._.., z -• . • 1 , 1 N \ \ \ • : .t il. : ! , \ 1...,i1....1_ . • •.,•„ , . : . . I . I I i 1 1 • , '. ... _.... ..., I i - . . . . . - .1. ' , .... y •••-•■••.............. . \\. FritsoN . , . , t . . -7 1777:il .. 5; ___. I. . 92 1::'"I ‘',.. r: -4 -- .. ii ii -n , , 377.:. " II II , 1 0. z • II 1 1 c. ‘ .:7ti; — .4 AVE. II E II M ,____,. , ............_\ .....i- .. • II 1- II < , . ......1.-r. -.---.....: I I II La II rTi I 1 ' • i_ II _1 II II • HALL BOULEVARD ^••-• • ''''' . i 1 II . II > —1---j-1-1 1-T— 1-r-----7--N --- ii a II xi ,- -- 'loll ..4 il a il ,L II " II -I . - p II -4 II e.,— Z II II %..• . • ^. 5 II II Z -N • 0) I I II It II II _, CD ll II 0) : g . 2 • .? . g CITY OF TIGARD PLANNING DIVISION . , . . , • • EXHIBIT 13 FINEVIEW FARM, L.L.C. MLP1999-00017 & MLP1999-00018 15500 SW JAY STREET FINEVIEW PARTITION #1 & #2 BEAVERTON OR 97006 PACIFIC CREST PARTNERS, INC. ATTN: DAN BOYDEN 1430 EASTSIDE ROAD HOOD RIVER OR 97031 LDC DESIGN GROUP, INC. ATTN: MARK PERSON 3300 NW 211TH TERRACE HILLSBORO OR 97124 • A.*. AFFIDAVIT OF MAILING CITY OFTIGARD Community(Development Shaping A(Better Community STAA, of OREGON- ) County of Washington )ss. • City of Tigard ) I, (Patricia L. Lunsforcf, 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 PENDING LAND USE APPLICATION FOR: MLP 1999-00011/FINEVIEW PARTITION #1 ❑ AMENDED NOTICE - (File NoJName Reference) ® City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: l / ❑ 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 FINAL ORDER FOR: ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearings) . ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council • ❑ NOTICE OF: (Type/Kind of Notice) FOR: E77 I (File NoJName Reference) (Date of Public Hearing,if applicable) • A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS] of which is attached, mar)-. • ibit "A", was mailed to e.ch named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B" on May 3;2010, ., p'•sited in ;e United States Mail on May 3,2000,postage prepaid. ^i � ... ....e_.,..:. L=_ — if' '� .(' - • Prepare• •/ ice) Subscribed and sworn/affirmed before me on the /6 day of 27//e'ek, • , 2000. <--° , OFFICIAL SEAL / 1�i� _ / l SHERMAN S.CASPER I �' ' ' I I I I zi NOTARY PUBLIC-OREGON COMMISSION NO.MY COMMISSION WIRES MAY 3,2003 • My Commission Expires: 7,Qi, �� l3 Zao3 • NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: EXIiIEIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION MINOR LAND PARTITION CITY OF TIGARD Community Devetopment Shaping A Better Community DATE OF NOTICE: May 3; 2000 FILE NUMBER: MINOR LAND PARTITION (MLP) 1999-00017 FILE NAME: FINEVIEW PARTITION #1 PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MAY 17. 2000. All comments should be directed to Mathew Scheidegger. Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MAY 31. 2000. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address& relevant approval criteria with likficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY.COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • ♦ The application is accepted by the City ♦ • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. . ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any. City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: • The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your-Right to Provide Written Comments." I s r • - _-� -- I � 5 - • r. CD, a : i ST. p W & OM I/......._. LOCUST STREET w I I._r: — , • �a_.. . z r.. 2 ..�" z„....::/..., .w o ,s_r wcrzcex scHOa > — — , a ___ a a sir SITE ®`I j f; .._....._....< �._ o�' . . : IX JJJ :p f m a ., . 7,; _ ;. 1 j I ..._. � • OAK STREET ” • • . O.._ . . • __ 1 I_ __ . , . r • . U - VICINITY t FINEVIEW PARTITION#1 EXHIBIT MAP N . MLP1999-00017 rtarrpntrnasterswxvuty.xis • • • FINEVIEW FARM, L.L.C. MLP1999-00017 & MLP1999-00018 15500 SW JAY STREET FINEVIEW PARTITION #1 & #2 BEAVERTON OR 97006 PACIFIC CREST PARTNERS, INC. ATTN: DAN BOYDEN 1430 EASTSIDE ROAD HOOD RIVER OR 97031 LDC DESIGN GROUP, INC. ATTN: MARK PERSON 3300 NW 211TH TERRACE HILLSBORO OR 97124 • ��// �py�e�a 1S126DC-05400 1S126DC-05503 EXI 7P Y 1 B METZGER UNITED METHODIST CHURCH VANDERYACHT MARK S& 9055 SW LOCUST 9125 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DC-05504 1 S 126DC-05601 SCHARBROUGH DONALD AND TROUTT JOYCE I 10050 SW 92ND 10050 SW 92ND PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DD-02900 1S126DD-02903 MAZZUCA LOUISE C MAZZUCA LOUISE C 10000 SW 90TH AVE 10000 SW 90TH AVE PORTLAND,OR 97223 PORTLAND,OR 97223 • 1S126DD-03000 1S126DD-03001 GILE EDWARD S LARSON BENNY L 10040 SW 90TH 10415 SW 72ND TIGARD,OR 97223 TIGARD,OR 97224 1 S 126DD-03002 1 S 126DD-03100 CRABTREE DENNIS J AND .OREGON COMMUNITY FOUNDATION THE 10020 SW 90TH AVE 621 SW MORRISON STE 725 TIGARD,OR 97223 i PORTLAND,OR 97205 1S • 126DD-03300 1S126DD-03400 GOODWIN FRANK 0&CHARLENE OREGON STATE OF DEPT OF VETS AF 9900 SW GREENBURG RD 8890 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DD-03500 1S126DD-03800 CHRISTENSEN ROBERT J PILGER DENNIS F&ZOE A 8870 SW CORAL 17703 SW TREETOP WAY TIGARD,OR 97223 LAKE OSWEGO,OR 97034 1 S 135AA-00301 1 S 135AA-00302 HAYZLETT MAXINE TR JOHANSSON MARTIN&JOAN 17015 SW ELDORADO DR 8701 SW LOCUST ST TIGARD,OR 97224 TIGARD,OR 97223 • 1 S 135AA-00305 1 S 135AA-00400 SILLS DONALD N ET AL • TURNER STEVEN R • 10115 SW HALL • PO BOX 25216 TIGARD,OR 97223 PORTLAND,OR 97298 1 S 135AA-00401 1 S 135AA-00500 • • . ROWE SHIRLEY I BRAWAND CHARLES 1027 SW GROVER 10125 NW RIVENWOOD PORTLAND,OR 97201 • . CARLTON,OR 97111 • • • 1S135AA-00590 1S135AA-00600 EIDENSCHINK IRMA B A CHARLES 8740 SW LOCUST DRIVE 1012 IVENWOOD PORTLAND,OR 97223 CARLTON, R 97111 1S135AA-00700 1S135AA-00701 WESTON JOSEPH E TIGARD CITY OF 2154 NE BROADWAY 13125 SW HALL ' PORTLAND,OR 97232 TIGARD,OR 97223 1S135AA-00800 1S135AA-00802 NASH GORDON 0 AND PENNY J HERBERHOLZ LARRY S 10231 SW JEFFERSON 9620 SW 90TH AVE TIGARD,OR 97224 PORTLAND,OR 97223 1S135AA-00803 1S135AA-00804 HERBERHOLZ LARRY S&CATHY D LAI KHOAN VAN& 9620 SW 90TH AVE 10161 SW JEFFERSON AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-00805 1S135AA-00806 • VO VIEN T& MILLS MICHAEL E AND 10181 SW JEFFERSON ST 10211 SW JEFFERSON TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00900 1S135AA-00901 WEINEL BRETT M PACIFIC CREST PARTNERS INC 8950 SW LOCUST ST 1430 EASTSIDE RD TIGARD,OR 97223 HOOD RIVER,OR 97031 1S135AA-00902 1S135AA-00903 MCWAYNE GREGORY A&RUTH E SICKLER LEE J 10200 SW 90TH 10140 SW 90TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-00904 1S135AA-00905 JUTTELSTAD NATHAN T&DIANE J MCWAYNE GREGORY A AND RUTH E 10170 SW 90TH AVE 10200 SW 90TH TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-01000 1S135AA-01001 ROWE SHIRLEY I AND WOOD SAVAGE PETER A AND ANN MARIE 1027 SW GROVER 10300 SW 90TH AVE PORTLAND,OR 97201 TIGARD,OR 97223 1S135AA-01002 1S135AA-01100 KINDRICK CHARLES C AND PATERSON BRIAN S&SAMI B 10320 SW 90TH 10370 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • • 1S135AA-01101 1S135AA-01102 KUHN EUGENE P PAMELA L MACLAREN ROBERT P 10340 SW 90TH 10360 SW 90TH TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-01200 1S135AA-0130 ALLISON M DEAN&DOROTHY D ROW •EY I 8870 SW MAPLELEAF ST 1027 VER PORTLAND,OR 97223 PO LAND,0 97201 1S135AA-01400 1S135AA-01900 BESLEY PROPERTIES INC BOOTH JOICE GOSSETT 7520 SW LANDAU ST 10250 SW 87TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA=01901 1S135AA-02000 GERIG WAYNE L&CANDICE M STAATS SANDRA LYNN 15430 SW BOBWHITE CIR PO BOX 20007 BEAVERTON,OR 97007 KEIZER,OR 97307 • 1S135AA-02500 1S135AA-03700 LYON DONALD J HAZEL J DEMOULIN STEVE& 10440 SW 87TH AVE 10455 SW 87TH AVE PORTLAND,OR 97223 TIGARD;'OR 97223 1S135AA-03701 1S135AA-03702 CHRISTENSEN JACK L AND NANCY S CULLINAN RANDY J AND 8805 SW OAK ST 8775 SW OAK STREET TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-03703 1S135AA-0 4 BRANDT WALDO G&PEARL E - DE IN STEVE& 8835 SW OAK ST 10 87TH AVE PORTLAND,OR 97223 T ARD,0 97223 1S1 35AA-03705 1 S 135AA-03707 ROMERO MERCEDES G AND HITCH DORIS 10385 SW 87TH AVE PO BOX 35 TIGARD,OR 97223 BEAVERTON,OR 97075 1S135AA-03800 1S135AA-03900 LASHAWAY JULIE A BAYARD MICHEL L& 8875 SW OAK 20555 BOWERY LN TIGARD,OR 97223 BEND,OR 97701 1S135AA-03901 1S135AA-03902 • CHEPIN JOHN HAZARD SANDRA 8911 SW OAK ST 8914 SW OAKWAY TIGARD,OR 97223 TIGARD,OR 97223 • • • iS135AA 104000 1S135AA-04100 SMITH ROGER W BURIAK LORRAINE ANN 8935 SW OAK ST 7825 SW MILLER HILL RD • TIGARD,OR 97223 ALOHA,OR 97007 • 1S135AA-04101 1S135AA-04200 CALLAHAN JAY PATRICK . SUMMIT DORSEY WAYNE 8945 SW OAK ST PO BOX 230998 TIGARD,OR 97223 TIGARD,OR 97281 1S135AA-901•. 1S135AA-90001 DEODAR :'! DOMINIUMS PETTY JOHN A OWN•'S OF S 10301 SW 87TH AVE , • TIGARD,OR 97223 1S135AA-90002 1S135AA-90003 HAWLEY HAZEL M SHERWOOD SYDNEY L • 9055 SW 91ST AVE#7 • 10305 SW 87TH PORTLAND,OR 97223 TIGARD,OR 97223 • 1S135AA-90004 1S135AA-90005 • JACKSON KRYSTAL L LAIRD SHAWN W&LOUISE M 10307 SW 87TH AVE 10309 SW 87TH AVENUE TIGARD,OR 97223 PORTLAND,OR 97223 • 1S135AA-90006 1S135AA-90007 TAYLOR J.EDWARD AND CONNET CARLEE SUE 10311 SW 87TH 10313 SW 87TH PORTLAND,OR 97223 TIGARD,OR 97223 • 1S135AA-90008 1S135AA-90009 MORGAN DEANNA F HAWLEY HAZEL M 10315 SW 87TH AVE 9055 SW 91ST AVE#7 • TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-90010 . 1S135AB-00100 FLETCHER MARY K . WASHI CLACKAMAS CO 16388 SW ESTURARY#101 . 13137 PA FIC HIGHWAY BEAVERTON,OR 97006 • TIGA D,OR 97223 • 1 S 135AB-00100 1 S 135AB-00202 WASHINGTON CLACKAMAS CO 7 PENSE JAMES M AND ROXANNE M 13137 SW PACIFIC HIGHWAY 9140 SW LOCUST TIGARD,OR 97223 TIGARD,OR 97223 • • 1S135AB-00203 1S135AB-00204 ADDERLY DAVID L&SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST _ PO BOX 219028 TIGARD,OR 97223 PORTLAND,OR 97225 1 • • • i S135AB-03200 '1 S135AB-03201 MCKINLEY DUANE VAN TRUSTEE BROWN JACK C&MARY E 5135 SW NEBRASKA 10445 SW 90TH AVE PORTLAND,OR 97221 TIGARD,OR 97223 1S135AB-03202 1S135AB-03203 PRINCE KEITH D&KRISTIN L STEEN NADINE 10455 SW 90TH AVE 10425 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-03205 STANTON KAREN 10435 SW 90TH AVE TIGARD,OR 97223 • • • • • I S REQUEST FOR COMMENTS CITY oFTIIGARD Community Development ShapingA Better Community DATE: • May 3,2000 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3111 Phone: (5031 639-4111/Fax: (5031 684-1291 MINOR LAND PARTITION(MLR 1999-00017 ➢ FINEVIEW PARTITION #1 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.21 acres into 2 parcels of 7,764 and 8,222 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1000 (no site address). ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.745, 18.790, 18.795 and 18.810. Attached are 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: MAY 17. 2000. 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: (TCease provide the fo/Towing information)Name of Person(sl Commenting: I Phone Number(sl: I • . • . • . CIF TIGARD REQUEST FOR COSIENTS . NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS .,.._.,„.,,,„,, .5, ,,, ,A,,^i:-■; :-:,L 5,',,,',„:l';':%:-7:4 4,.',M%'.: ie"-'7:1111' ' . 0111iea (0].'W.IST-ONL..I.y,{!-*---:`,;)7,F,:,-‘i*.-4 '."-5$4,.-,-i---- -'4,CITIZEN INNOLNENIENUTAMS1".z.,-,:,_ : . - - '-,,--- :'' :,:, - ', ,,--=, v ,,,, —I'" -_':t ‘ ‘:771.-Xz.7.,,--- ;,,,,-,. tZ ,CP.,.1180:1000,011f101411fraitcrrS001aSP: 41 FILE NUS": "fiLr'/fff:€29a/ 7 - FILE!IAMBS]: ,,,',..0 ;-,-;-,:: ,,,,,,;ty.,,,,,',,;;:.,,,, ,,N;;;„:4-, ,.r.;:;:i,c-_,',•pirrivritriptit::::--,5),;,:„-:!1.°A--,.,,w-t:,,'.:-,v--;-:, -,;,--:,ilt:t;:,.::,Y'-':,:I's,1,--,/,,,,fy,n; 11,---;.4,41:4:1-4:',fri ,, : :!,,.'-';',:,---'';`,:--.,-;;.:,;-,-,,,,V,,,f,',,,--x,-,v:-_1 Si,'1",0;1'.4,,',,,A.Y.-‘,-,':,:4,z-A:!,.',;:;,-;,;•...-.,:,.S"s.r:%Fa• 1Ana Wm. ->-'-',5','".;= i=" 1•,-,z<- ''' ,"'• XLONG RANGE PLANNING/Nadine Smith,sup. COMMUNITY DVLPMNT.DEPTJoulixont.SVCS.TOCilrliCiall9 POLICE DERTJJim Wolf,Crime Proventian ofr. ' .BUILDING DIVISION/Gary Lampella,Buiding Official Clit ENGINEERING DEPTJBrian Rager,Ovipmnt.Review Enamor WATER DEPTJMichael Miller,MM.Manager CITY ADMINISTRATION/Cathy Wheatley,Cal,Record.ci.4 OPERATIONS DEPTJJohn Roy,Property Manager _OTHER ;::::',-;i7,:ti;•`-- PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE PRINTED ON THIS MAP! f— CITY of TIGARD CD GEOGRAPHIC INFORMATION SYSTEM 0 r / N AREA NOTIFIED CORAL ST A (500') LI .... = Mark Person i1 up LDC Design Group in E1tWC05409 858-424 '.®� d tir+.+:ir a ispsuoomt.. IN Re: I S 13 SAA, ST Tax Lots 901 & 1000 .5aa00 1S1i54g0ig5' 111251100 (jQ 2 SUBJEC m' a inammoseo e, rui R- Ofoo I 7 SITES r _, R051109e05 n. >C) . \ v ) MAPLELEAF ST W a N. �. �` 12A51100500 1aN511011ap51101eC1 v1t1a51100100 w 0[9 Y 0,,. Il.l yy • N , lsas11m2oe W-aw • � � nJ � - 0 100 200 300 400 Feet 3i ��w �pr�a0 t1g5110a 1'=263 feet >xa511osso, sdsuwl ST 103 i \ / - � .. OAK / ) f / City of Tigard Infoati a on on this map Is for general location only and o - should be verified with the Development Services anon. _ 13125 SW Hall Blvd llgard,OR 97223 k` (503)639-4171 • httpJ www.ct.tl9ard.or.us Plot date:Dec 28, 1999;C:\magic\MAGIC03.APR Community Development I 1n (Prbpo-sA - ta- ?LA-7 w 51 - 3SAA 901 4 COO rP X1 \ cA 15 - 35M\ Lo\- 1001 p ► o \--\-A--)0 nn 11 V 4c G�iSt m. VV1�� ;vt ona,\L cA,ravi bkr-o,p Z wlx-c2 veacid , 5 MLPqci —► 4- . . • • 1'S126DC-05400 1S126DC-05503 METZGER UNITED METHODIST CHURCH VANDERYACHT MARK S& 9055 SW LOCUST 9125 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S126DC-05504 1 S126DC-05601 SCHARBROUGH DONALD AND TROUTT JOYCE I 10050 SW 92ND 10050 SW 92ND PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DD-02900 1S126DD-02903 MAZZUCA LOUISE C MAZZUCA LOUISE C 10000 SW 90TH AVE 10000 SW 90TH AVE PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 126DD-03000 1 S 126DD-03001 GILE EDWARD S LARSON BENNY L 10040 SW 90TH 10415 SW 72ND • TIGARD,OR 97223 TIGARD,OR 97224 1S126DD-03002 1S126DD-03100 CRABTREE DENNIS J AND OREGON COMMUNITY FOUNDATION THE 10020 SW 90TH AVE 621 SW MORRISON STE 725 TIGARD,OR 97223 PORTLAND,OR 97205 1S • 126DD-03300 1S126DD-03400 GOODWIN FRANK 0&CHARLENE OREGON STATE OF DEPT OF VETS AF 9900 SW GREENBURG RD 8890 SW CORAL PORTLAND,OR 97223 PORTLAND,OR 97223 1S126DD-03500 1 S126DD-03800 CHRISTENSEN ROBERT J PILGER DENNIS F&ZOE A 8870 SW CORAL 17703 SW TREETOP WAY TIGARD,OR 97223 LAKE OSWEGO,OR 97034 • 1S135AA-00301 1S135AA-00302 HAYZLETT MAXINE TR JOHANSSON MARTIN&JOAN . 17015 SW ELDORADO DR 8701 SW LOCUST ST TIGARD,OR 97224 TIGARD,OR 97223 1S135AA-00305 1S135AA-00400 SILLS DONALD N ET AL TURNER STEVEN R 10115 SW HALL • PO BOX 25216 TIGARD,OR 97223 PORTLAND,OR 97298 1 S 135AA-00401 1 S 135AA-00500 ROWE SHIRLEY I BRAWAND CHARLES 1027 SW GROVER 10125 NW RIVENWOOD PORTLAND,OR 97201 CARLTON,OR 97111 • • TS135AA-00590 1S135AA-00600 EIDENSCHINK IRMA B A CHARLES 8740 SW LOCUST DRIVE . 1012 IVENWOOD . PORTLAND,OR 97223 LTON, R 97111 • • • 1S135AA-00700 1S135AA-00701 WESTON JOSEPH E TIGARD CITY OF 2154 NE BROADWAY • 13125 SW HALL PORTLAND,OR 97232 TIGARD,OR 97223 • 15135AA-00800 15135AA-00802 NASH GORDON 0 AND PENNY J HERBERHOLZ LARRY S 10231 SW JEFFERSON 9620 SW 90TH AVE • TIGARD,OR 97224 PORTLAND,OR 97223 • 1S135AA-00803 1S135AA-00804 HERBERHOLZ LARRY S&CATHY D LAI KHOAN VAN& 9620 SW 90TH AVE 10161 SW JEFFERSON AVE • PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-00805 1S135AA-00806 VO VIEN T& . • MILLS MICHAEL E AND 10181 SW JEFFERSON ST 10211 SW JEFFERSON TIGARD,OR 97223 TIGARD,OR 97223 • 1S135AA-00900 1S135AA-00901 WEINEL BRETT M PACIFIC CREST PARTNERS INC 8950 SW LOCUST ST 1430 EASTSIDE RD TIGARD,OR 97223 HOOD RIVER,OR 97031 1S135AA-00902 1S135AA-00903 MCWAYNE GREGORY A&RUTH E . SICKLER LEE J 10200 SW 90TH 10140 SW 90TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 • 1S135AA-00904 1S135AA-00905 JUTTELSTAD NATHAN T&DIANE J MCWAYNE GREGORY A AND RUTH E 10170 SW 90TH AVE 10200 SW 90TH TIGARD,OR 97223 PORTLAND,OR 97223 • 1S135AA-01000 1S135AA-01001 ROWE SHIRLEY I AND WOOD SAVAGE PETER A AND ANN MARIE 1027 SW GROVER 10300 SW 90TH AVE PORTLAND,OR 97201 TIGARD,OR 97223 1S135AA-01002 1S135AA-01100 KINDRICK CHARLES C AND PATERSON BRIAN S&SAMI B 10320 SW 90TH 10370 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • • • IS135AA-01101 1S135AA-01102 • KUHN EUGENE P PAMELA L •MACLAREN ROBERT P 10340 SW 90TH 10360 SW 90TH TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-01200 1S135AA-0130 ALLISON M DEAN&DOROTHY D ROW •EY I 8870 SW MAPLELEAF ST 1027 VER PORTLAND,OR 97223 PO LAND,0 97201 1S135AA-01400 1 S 135AA-01900 BESLEY PROPERTIES INC BOOTH JOICE GOSSETT 7520 SW LANDAU ST 10250 SW 87TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-01901 1S135AA-02000 • GERIG WAYNE L&CANDICE M STAATS SANDRA LYNN 15430 SW BOBWHITE CIR PO BOX 20007 BEAVERTON,OR 97007 KEIZER,OR 97307 1S135AA-02500 1S135AA-03700 LYON DONALD J HAZEL J DEMOULIN STEVE& 10440 SW 87TH AVE 10455 SW 87TH AVE PORTLAND,OR 97223 TIGARD,'OR 97223 1S135AA-03701 1S135AA-03702 • CHRISTENSEN JACK L AND NANCY S CULLINAN RANDY J AND 8805 SW OAK ST 8775 SW OAK STREET . TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-03703 1S135AA-0 4 BRANDT WALDO G&PEARL E DE IN STEVE& 8835 SW OAK ST 10 87TH AVE PORTLAND,OR 97223 T ARD,0 97223 1S135AA-03705 1S135AA-03707 ROMERO MERCEDES G AND HITCH DORIS 10385 SW 87TH AVE PO BOX 35 TIGARD,OR 97223 BEAVERTON,OR 97075 1S135AA-03800 • 1S135AA-03900 LASHAWAY JULIE A BAYARD MICHEL L& • 8875 SW OAK 20555 BOWERY LN TIGARD,OR 97223 BEND,OR 97701 1S135AA-03901 1S135AA-03902 CHEPIN JOHN HAZARD SANDRA 8911 SW OAK ST 8914 SW OAKWAY TIGARD,OR 97223 TIGARD,OR 97223 • • • 1S135AA-04000 1S135AA-04100 SMITH ROGER W BURIAK LORRAINE ANN 8935 SW OAK ST 7825 SW MILLER HILL RD • TIGARD,OR 97223 ALOHA,OR 97007 1S135AA-04101 1S135AA-04200 • CALLAHAN JAY PATRICK SUMMIT DORSEY WAYNE 8945 SW OAK ST PO BOX 230998 TIGARD,OR 97223 TIGARD,OR 97281 1S135AA-901e 1S135AA-90001 DEODAR -"t" DOMINIUMS PETTY JOHN A OWN 'S OF S 10301 SW 87TH AVE , TIGARD,OR 97223 1S135AA-90002 1S135AA-90003 HAWLEY HAZEL M SHERWOOD SYDNEY L 9055 SW 91ST AVE#7 10305 SW 87TH PORTLAND,OR 97223 TIGARD,OR 97223 1S135AA-90004 1S135AA-90005 JACKSON KRYSTAL L LAIRD SHAWN W&LOUISE M 10307 SW 87TH AVE 10309 SW 87TH AVENUE TIGARD,OR 97223 PORTLAND,OR 97223 • 1S135AA-90006 1S135AA-90007 TAYLOR J EDWARD AND CONNET CARLEE SUE 10311 SW 87TH 10313 SW 87TH PORTLAND,OR'97223 TIGARD,OR 97223 1S135AA-90008 1S135AA-90009 MORGAN DEANNA F HAWLEY HAZEL M 10315 SW 87TH AVE 9055 SW 91ST AVE#7 • TIGARD,OR 97223 PORTLAND,OR 97223 1S135AA-90010 1S135AB-00100 FLETCHER MARY K WASHI CLACKAMAS CO 16388 SW ESTURARY#101 13137 PA FIC HIGHWAY BEAVERTON,OR 97006 TIGA D,OR 97223 15135AB-00100 1S135AB-00202 WASHINGTON CLACKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW PACIFIC HIGHWAY 9140 SW LOCUST TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-00203 1S135AB-00204 ADDERLY DAVID L&SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST PO BOX 219028 TIGARD,OR 97223 PORTLAND,OR 97225 • 9 5135AB`-03200 . 1S135AB-03201 MCKINLEY DUANE VAN TRUSTEE BROWN JACK C&MARY E 5135 SW NEBRASKA 10445 SW 90TH AVE PORTLAND,OR 97221 TIGARD,OR 97223 1S135AB-03202 1S135AB-03203 PRINCE KEITH D&KRISTIN L STEEN NADINE 10455 SW 90TH AVE 10425 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-03205 STANTON KAREN 10435 SW 90TH AVE TIGARD,OR 97223 • WILL CALL/PICP e 4 Fill out this form completely and attached it securely ': to the document(s). Bring it to the WILL CALL/ PICK UP area at the Front Counter and file in the appropriate alphabetical slot by last name/company. TO: �" GL✓1L P2// SJIti— - Y COMPANY NAME: L-43 - is/35'411 , 70-Dt-i- /30 DOCUMENT NAME: /S/3.5-49, ?o/- /aiU FROM: P z7 L1 -i-_ DEPARTMENT: gh DATE TO WILL CALL: 4?4-9�y9 FEE: CO.. If the document is not picked up within 5 working days of the "DATE TO WILL CALL", the document- will be returned to the originator. RETURNED TO ORIGINATOR DATE: 'DEC, 14. 1999' 3:49PM°''LDC DESIGN GROUP t11Z "` """"" : ; ,NO. 3366 P. 2/3 -v- LAND PARTITION :._ �_►� - TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503)639.41 T1 A*(503)684-7297 GENERAL INFORMATION •- PRE-APP.NELD�WITH_= DATE-OF PRE-APP.: Property Address&Locadort(s): 10230 S.W. 9 0th AVE., E¢R`STAFF•t1SE O • . Tax Map&Tex Lot#{s): - - _ ' f r. 111.11 11, "°°0442/ Case•N0.(9): M 0.5 7 Acres Other Case•Noo( : :... Site Size: • _ 'an :oyden) Reoeipt.No.:`'''. :. Property Owner/Deed Holder(s)': Pacific Crest P a.Z t fie r s Application P Y • Address: 1430 Eastside Rd. Date: : • • • CiSy: Hood R Zip: 97031 Applicant•: Fineview Farm, LLC (Phil Morford) _ Data'Det imirmedToBe-tOmpiete: • Address: 15500 SW Jay St. pie_ 641-7342 • Comp Plan/ZoneDedigiiitifithz City: BPavprton _ Zip:, 97006 •• When the owner and the applicant are different people. the aT ATO : applicant must be the purchaser of record or a lessee in possession Recordin .Da ' with written authorization from the owner or an agent of the owner . g t®and�Ntmt�br. with written authorization. The owner(s)must sign this application in the space provided on .the back of this form or submit a wrtttan - auttNization with this application. PROPOSAL SUMMARY The owners of record of the subject property request permission to jtEOUIREQ'SUI3MrF.AL ELEMEt� allow a Land Partition to: divide 0.57 Acres Into 3 ✓ licadon Elements Submitted: (total area) (#of parcels) r Application Form • containing 7,500 S q.F t. and 7,589 S q.F t. ,—Owner's Slgnahrr&Written Authorization (sq. ft.or a c r e s) (s q. R or a c r e s) .e Transfer instrument or Deed • BrSite/Plot Plan,: • (provide any add1Uenal information Here) (J) a rS Ea5e0 in iw ww tired 1•ip) Sit Man(reduced 8'/i x 11') APP e'Sfatletflent , (1t otooptac bailed on pre-app check fist) �° [] 2 Hof Pie-AddreasedIPre-Stamped Legel'Sfie'C-nvelopes . • • ❑ ►g Fee a780.00 - • 1 • f 12/1,0/99 13:43 '8'503 684. 7297 CITY OF TIGARD Cuu3/uus • st any VARIANCE OR OTHER LAND USE ACTIONS to be considered as:part 0.11'6'application: application: APPLICANTS: —1 o consider an application complete, you will need to submit ALL of the REQUIRED=St RMt1TAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"Lbox: (Detailed Submittal Requirement Information sheets can be obtained,upon request,`for.alUtypes of Lan d Use Applications•) THE APPLICANT(S)SHALL CERTIFY THAT: ✓ - • II , . •. • v • -.t: •n • oo• l 7!� •Sion at m- _!." ,tl!= • V •r' 111• •rte• .on h= - i•7 120229--1X1• If the application is granted,the applicant will exercise the rights granted-in accordance-.4itnitie.terms and subject to all the conditions and limitations of the approval. _ _ - • All of the above statements and the statements in the plot plan,attachments;and exhibits_nainsmitted 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.:cxiteria,_and understands the equirements for approving or denying the application. • SIGNATURES of each owner of the subject property. -_- J DATED this day of Owners SIgn tore Owners Signature_ _ - Owner's Signature .. Owners Signature , = • = _ - 2 'DEC. 14. 1999' 3:49PM12603LDC DESIGN GROUP CITY "" lAbAr ' NO. 3366 P. 3/3 • . • • • • •. . . . , , • . . . • List any VARIANCE OR OTHER LAND USE ACTIONS to be conialdered?ss:part a!thLs_ appVcsUgni • • • APPLICANTS: . • o constder an application complete, you will need to submit ALL of the RF,AUIRcDiSUBMl7TAL ELEMENTS as described on the front of this licatloll In the"R: •uired Submittal Eleinents";box (Detailed Submittal Requirement Information sheets can be obtained,upon request,for aUtyrpi of•Lagd the Applications.) • THE APPLICANT(S)SHALL CERTIFY THAT: • • •/ • The above request does not violate awdeed restricts that...be attached to er•leolsed upon the subiggt . , . . ,. • If the application is granted.the applicant will exen:ise the rights grantaed-in a ococdance=aiiliilhs,terins 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 exhIbiti.tranicnitted herewith,are Uue; • and the applicants so admowledge that any permit issued,based on this app lication;:riay be revolted If It Is found that . any such statements are false. , - • The applicant has read the entire contents of the application, Including the poides and.-aiteda,:and understands the tqUirement5 for approving or denying the application. • SIGNATURES of each owner of the subject property. . - o • DATED this day of A,414 • . • Owner's SI• 7 ture Owner's Signature • Owner's Signature cf t— Owner's Signature • ` • . • • • • • t` 2 r • •• J • • - - ' Property Data election Menu - - ��.+v°'.4'+h�':ae.•" Owner: ROWE, SHIRLEY I AND WOOD, .- -____. : R270959 (Real Estate) (63835) JUDY C AND CHAPMAN, FRANCES .; !'- .1Vja • Kg .--•..-;-.' Lo 1S135AA-01000 1027 SW GROVER 1, ,.,f S• :�,- - ETZGER, TOWN OF, LOT 20 & PT 19 PORTLAND, OR 97201 i '•:^=' PLUS VACATED STREET 0: o"'i .;?; j` r• 1 Y.. • Year Built Living Area: ;!f: -:• x, : s " 023.81 "vi . 4 D : 08/01/79 $78,000 1999 Roll Values >' a li' . Improvements $ ' 290 (+) nt: 79031166 Land ' $ 54, 000 (+) 9 Tax Status Appraised $ 54,290 (=) ... .; , •*,t'%°h Levied Taxes 415.39 Exemptions $ 0 (-) .• . '. •.,".� •` Assessments : 3.40 Taxable RMV $ 54,290 (_) ,...)1.0',47.-,.:,:;....4,,77;!!t.,y : *** Unpaid Taxes *** M50 Assessed $ 29,110 '41 `"i"' 1d`1 1 (1) Alt Disp (2) Primary I (3) Secondar y 4\-!.117 ,c,-0::44.1 ' ,., ' (4) Land/Impr I (5) Gen Appr I (. ) More ' ,wv'�••�/l'yf�pi.ty�i ��r l:i r�•• fi, tion from Above or <RET> to Exit: r J, `w ` 8 :5 4:4 0 AM>> `Clt,,,,:g S144,f << Washington County Public Service's Report 10/11/99 , gck• %Alt* i r , 0 . , r �i�Ia: r�y'.. � : p : ,..,,liefd,tws;r.., ,:,./..:,,./;.:,0,e1r% 1 OeSOiT 4' tImNiMr: .' r• „c' �h i�' `f"fry;;, . ?y*P !fii i:,ii• if rill,,y�. • . • . '31:::: : ' `:.'� 0 I OIL - .":+A-2s: .- :•,� ",, \ :®TtORTITLE INS T4COR TITLE INSU OF ORE GOY } , y County of Washington t.:-_V-r-7..,:7-.(:5-,7..,•..'. .J Q 1,Jerry R.Hanson,Director of Assess- r,. r ment and Taxation and Ex-OMclo Count' I.-1'427: f_,r C,:a.,.`;,,`` '� WARRANTY DEED This Spac Cleric for said county,do hereby certify that the within instrument of writing was received A z } and recorded in book of records of said �'r •, . GRANTOR: JEFFERY EUGENE KROO county. rrout/‘:ei ::•:..",:•,-;'-, • GRANTEE: PACIFIC CREST PARTNERS, INC. i te ' Until a change Is requested,all tax statements shall be Jerry R. Hanson Director of ' �•:.r Assessment and taxetlon,Ex- s7�• i sent to the following address: Officio County Clerk s PACIFIC CREST PARTNERS, INC. Y' 911 OAK ST. Doc : 97058637 Rect: 189063 188.00 3` q . r :,-. .:., HOOD RTVER, OR 97031 06/26/1997 03:53:09pm ! " ='''" ` Escrow No,6596461A Title No W659646 =r` .rr After recording return to -_!'`T=' 'c PACIFIC CREST PARTNERS, INC. `? ` ` 911 OAK ST. %. ='`•'"` :: HOOD RIVER,OR 97031 1:;:t!=-',- s '.,(4'..';•.7..";:''....':--'1.--'.' = , :'; :J;:::_.. ' -'S•.. '.:;.'...,,,f,.- 3 .'-�.. :. ` ! STATUTORY WARRANTY DEED ;,*: +^ JEFFERY EUGENE KROO Grantor,conveys and warrants to PACIFIC CREST PARTNERS, INC.,AN OREGON • -''` _ CORPORATION. Grantee,the following described real property free of encumbrances except as specifically set forth herein � rlti '. . `• v a L situated in WASHINGTON County,Oregon,to wit: ,+, ,,.= + . ' `. , SEE'LEGAL DESCRIPTION' ATTACHED HERETO AND BY REFERENCE MADE A PART HEREOF. ": : •' 4:::%',:,;•;`,-.'.'-'..:` /, .,_` •-:.i•: -,:-:•.,: THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION •? P.'a • OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, :.' `--i•:• THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR 2 ` } COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON '','"•'-'':'•.;f:.., ?. .:,,;•,;:.r•::;: LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. The said property Is free from r• `'''''.^` ; ` -• encumbrances except:THE STATUTORY POWERS OF THE UNIFIED SEWERAGE AGENCY; EASEMENTS FOR + . ' �•.'• = ,: UTILITIES, IF ANY,• r:r t The true consideration for this conveyance is 5150,000.00 (Here comply with the requirements of ORS 93,030) c c . . Dated this l9 day of .1.1.1.116 19 q7 -' JE DENS KR�asOQl Y . yr. ± +: A to of Orego•,County of �7 `1 ' / The foregoing instrument was acknowledged before me this Iq`�day of , 19q 1 by r•('. •�+°', _4 : JEFFE R Y EUG: -e , Vii:... } ,�• �� I /, _i .xq..'. ;,•(� - - - - — WASHINGTON COVNTY J fi ' '+ .. or Oregon r REAL A40PERTr TRAMSffR TA } ton expires: (0-1°5.OQ ' y Iiiiill $ 1 50. a) b.2,7j 0;1 ' FEE PAID p�.� 'MALAY DATE ' 'a • � ' NOTARY VI Ia L OREGON `l• ':J:: ''i•• i..• .:JMN fJ?' DCL IL ,.4•,- 1(��): 'iir x-i:',I.,':..., sue, ,•1•‘� {. :h t..: ,+ it:le •r-.7..,'.r....;:..;.,,,'.....1. fit'i-:.7ia y....'::,;,`... .i. )'.(5,,• rw- .a•• • j' ... : "�wwi'•�. mss'- •N- r.".!"--, . •r•- - *WI TICQB.TITLE INSII 4T4COR TITLE INSURANCE EXHIBIT 'A' r < r LEGAL DESCRIPTION i.; The South 75 feet of Lots 7, 8,9, 10,Block 4,TOWN OF METZGER,in the City of Tigard, County _£z ::"�, .: of Washington and State of Oregon,TOGETHER WITH the vacated portions of.Madison St.and • w S.W. Mapleleaf St.,adjacent thereto and more particularly described as follows: ' '+• Beginning at the Southeast corner of Lot 10, Block 4,TOWN OF METZGER,in the City of Tigard, �' County of Washington and State of Oregon;thence North along the East line of said Lot 10, 75 feet; r thence East parallel with the South line of said Lot 10, a distance of 25 feet to the center line of - Madison St.,(vacated);then South along the said center line 100 feet to the ) g point of intersection with - r the center of Southwest Maple St.(vacated);thence West along said center line 225 feet to the East _' line of Southwest 90th Ave;thence North along said East line, 25 feet to the Southwest corner of Lot O'' 7, Block 4,TOWN OF METZGER;thence East 200 feet along the South line of Block 4,to the true point of beginning.•1°ii;;}�l' __ 1 •. t t f t.L 1 1 1 S f4 .3 ~ 1 r' fly'; ,',.; • -6. ,F ;f. See:•::'..••,^.: , r �'o /•,,:;'.N1;.'4.:"•.••:.;•;,' ? v r y;• III III - - Property Data Selection Menu - _ 4111 -1 Owner: PACIFIC CREST PARTNERS INC Prop ID R270904 (Real Estate) (319383) 1430 EASTSIDE RD Map Tax Lot: 1S135AA-00901 HOOD RIVER, OR 97031 Legal : TOWN OF METZGER, BLOCK 4, LOT 7-10 Situs : 10230 SW 90TH AVE Year Built : 1930 Living Area: 1092 Name(s) : Code Area : 023.81 Sale Info : 06/19/97 $150,000 1999 Roll Values Deed Type : DW Improvements $ 52,090 (+) Instrument: 97058637 Land $ 81,510 (+) 1999 Tax Status Appraised $ 133,600 (=) Current Levied Taxes : 1,334.49 Exemptions $ 0 (-) Special Assessments 10.93 Taxable RMV $ 133,600 (=) * *** Unpaid Taxes *** M50 Assessed $ 93,520 • (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr ( . ) More Enter Option from Above or <RET> to Exit: - - Property Data Selection Menu - - -1 Owner: ROWE, SHIRLEY I AND WOOD, Prop ID : R270959 (Real Estate) (63835) JUDY C AND CHAPMAN, FRANCES III Map Tax Lot: 1S135AA-01000 1027 SW GROVER Legal METZGER, TOWN OF, LOT 20 & PT 19 PORTLAND, OR 97201 PLUS VACATED STREET Situs Year Built : Living Area: Name(s) . Code Area : 023.81 Sale Info : 08/01/79 $78,000 1999 Roll Values Deed Type : Improvements $ 290 (+) Instrument: 79031166 Land $ 54,000 (+) 1999 Tax Status Appraised $ 54,290 (=) Current Levied Taxes : 415.39 Exemptions $ 0 (-) Special Assessments 3.40 Taxable RMV $ 54,290 (_) * *** Unpaid Taxes *** M50 Assessed $ 29,110 (1) Alt Disp (2) Primary (3) Secondary (4) Land/Impr (5) Gen Appr ( . ) More Enter Option from Above or <RET> to Exit: - - Property Data Selection Menu - - -1 Owner: SAVAGE, PETER A AND ANN MARI Prop ID : R1263322 (Real Estate) (247625) 10300 SW 90TH AVE Map Tax Lot: 1S135AA-01001 TIGARD, OR 97223 Legal : METZGER, TOWN OF, BLOCK 19, LOT PTS III 3-4 • CITY OF TIGARD February 23, 2000 OREGON Mr. Morford Fineview Farm 15500 SW Jay Street Beaverton, OR 97006 RE: Notice of Complete Submittal — MLP1999-00017 and MLP1999-00018 Dear Mr. Morford: The City has received the information necessary to begin the review of your land partition applications. Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed complete is 5-6 weeks. If you have any questions regarding your application or if I can answer any other questions, please do not hesitate to contact me at (503) 639-4171 x 317. Sincerely, �— at ew Scheidegger Assistant Planner is\cu rpin\mathew\mlp 1999-00017-18.acc c: MLP1999-00017 Land use file MLP1999-00018 Land use file Mark Person / LDC Design Group 3300 NW 211th Terrace Hillsboro, OR 97124 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • • ? .'':Design ... Grou • p February 16, 2000 Inc. Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 PLANNERS RE: File No.MLP1999-00017 ENGINEERS Dear Mr. Scheidegger: SURVEYORS This letter is provided in response to your January 14, 2000 "Notice of Incomplete Submittal"letter to document completion of the requested items as follows. 1. Two sets of pre-stamped,pre-addressed envelopes for the property HILLSBORO owners contained in the list that the City generated have been (CORPORATE OFFICE) delivered to Mr. Scheidegger. 3300 NW 211TH TERRACE HILLSBORO, OR 97124 2. Preliminary approval from the City of Tigard has been received for 503.858.4242 MIS1999-00032, 33 and 34. FAx: 503.645.5500 • www.ldcdesign.com 3. The development plans have been revised to show a ten(10)foot SALEM wide sanitary sewer easement across Tax Lot 1001. 3400 STATE STREET 4. Existing fire hydrants are shown on the revised development plans. SUITE G-710 SALEM, OR 97301 503.370.8424 Twelve sets of the revised development plans are attached to this letter to FAx: 503.370.8426 replace the existing plans. Idcs@ldcdesign.com We need to have this application accepted as complete prior to March 15, VANCOUVER 2000 (the date when USA's new buffer standards will become effective). 8513 NE HAZEL DELL AVE. Please call me at 858-4242 if any further information is needed. Thank you in SUITE 202 advance for your prompt attention and consideration in this matter. VANCOUVER,WA 98665 360.573.0370 Sincerely, TOLL FREE: 503.241.8657 FAX: 360.573.0390 Idcv @ldcdesign.com LDC D IGN G:,.1 ', INC. KLEIN CONSULTING y/ '/ ENGINEERS, INC. Mark Person 3300 NW 211TH TERRACE Assistant Planner • HILLSBORO, OR 97124 503.858.4242 FAx: 503.645.5500 Attachments kce @ldcdesign.com • MECKEL ENGINEERING LDC.7009.8545 & SURVEYING, INC. • COEUR D'ALENE, IDAHO www.meckel.com ! • LETTER OF TRANSMITTAL Date Received TO: City Of Tigard RECEIVED ATTN: n �4t ER FEB 17 2000 DEPT: P(�Atv-11 COMMUA ITY DEVELOPMENT • • ':From: :;. Vl/ c � 5. . Contact - P:rojecf fl1iio11 : Phone:.; ;: ';. . 2 2_ Fax: Comments transmittalform • III RECEIVED PIANNING Design Group APR 1 4 2000 Inc. , April 13, 2000 CITY OF TIGARD Matt Scheidegger City of Tigard 13125 SW Hall Blvd. PLANNERS Tigard, OR 97223 ENGINEERS RE: File No.MLP1999-00017 & MLP1999-00018 SURVEYORS Dear Mr. Scheidegger: Please let this letter serve as an official request for a 60-day extension for the HILLSBORO above referenced applications. (CORPORATE OFFICE) 3300 NW 211TH TERRACE We will get the revised plan to you by the middle of next week. Please call HILLSBORO, OR 97124 503.858.4242 either Ryan O'Brien or myself at 858-4242 if any further information is FAX: 503.645.5500 needed. Thank you in advance for your prompt attention and consideration in www.ldcdesign.com this matter. • SALEM 3400 STATE STREET Sincerely, SUITE G-710 SALEM, OR 97301 LDC DESIGN GROUP,/ C. 503.370.8424 • FAx: 503.370.8426 ..,,of, Idcs @ldcdesign.com - / . Mark Person VANCOUVER Assistant Planner 8513 NE HAZEL DELL AVE. SUITE 202 • VANCOUVER,WA 98665 360.573.0370 Ton FREE: 503.241.8657 FAX: 360.573.0390 Idcv@ldcdesign.com KLEIN CONSULTING ENGINEERS, INC. 3300 NW 211TH TERRACE HILLSBORO, OR 97124 503.858.4242 FAx: 503.645.5500 kce @ldcdesign.com MECKEL ENGINEERING & SURVEYING, INC. COEUR D'ALENE, IDAHO www.meckel.com P:\Projects\7009\DOCS\Letters\letter-2.doc . APR. 6. 2000 10: 59AM LDC DESIGN GROUP NO. 6709 P. 1 • • r }: y: Design Group April 6, 2000 City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 ATTN: Mathew Scheidegger/Assistant Planner PLANNERS ENGINEERS RE: Minor Land Partitions on SW 90th Avenue (LDC Job No_ 7009) SURVEYORS Dear Mathew: We discussed the options of modifying the original southerly Minor Land Partition Application to provide access to Lot 1 with Randy Cunningham and Allison Rhea. They indicated modifications to the preliminary plat can HILLSBORO occur if the impact to the wetlands is the same or less than the original (CORPORATE OFFICE) 3300 NW 211711 TERRACE application. Based upon this conclusion,the original plan for the southerly HILLsEORO,OR 97124 partition would not work because wetlands are proposed to be removed: As 503.858.4242 a result, my clients have decided to remove Lot 1 from the original partition FAX: 503.645.5500 and redesign Lots 1,2 and 3 of the northerly partition to create a total of four www.ldcdesign.com building Lots. If this plan is acceptable, please give me a call and we will SALEM revise the plan to reflect these changes. We have sent a copy of this plan to 3400 STATE STREET Allison Rhea for her specific comment, which the City of Tigard requested. SURE G-710 We are requesting that Allison Rhea either call you or provide a brief letter SALEM, OR 97301 indicating her approval of this modification. If you have any questions or 503.370.8424 requi - ore information,please give me a call. FAx: 503.370.8426 Idcsaldcdesign.com VANCOUVER Sid ely, 8513 NE HAZEL DELL AVE. SUITE 202 /' VANCOUVER,WA 98665 360.573.0370 Ryan I'Brien TOLL FREE; 503.241.8657 U • - Planner FAx: 360.573.0390 IdcvOIdcdesign.com KLEIN CONSULTING CC: Allison Rhea, USA ENGINEERS, INC. 3300 NW 211TH TERRACE HILLSBORO,OR 97124 503.858.4242 Fax: 503.645.5500 kce®Idcdesign.com MECKEL ENGINEERING & SURVEYING, INC. COEUR D'ALENE, IDAHO www.meckel.com . P:1Proj ecIfi170091DOCS\Lc ttcrg\Icocr-1.doc • i :• 1 TL 905 . i Ed • • 3 •- - TL 902 1 . 1 • 1 r-I I . , ] 1 _ . 1 TL 806. i (f) t - , _ / . 135' - . • , .1 • • 1 „ - f• •• . / .. - . 75°6 5 P - • D . , . D I. • TL 8 II. !a' • .,--..i....mmier I / . b ) / P. • .-- V CT) - • . • . CA4nft G f . . c=, t% • _ 4 • , . /r / - . . / id C.., -.... t‘ 111LZAT2-11"noN _ , ,- .. - , . 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T' J 7.500 Sr -�_• 1 ID'xIDE su+l7llgY J g I - •+ Q` SEYQA EASE 1002 m r �• . •. . . +�, �' O IL 1002 f � .� . ' .` . := 7S'par rEJIJ3 r, (1�• I TRACT A C<, /---\-- • • •� Jc�� \O �O�r� � Q • TL 1101 . �, p�°� P\./ DA/• 1 D. / r� . • / (Ogeig A 10 ) [ . . .. TL 401 / E � TL 1102 TL 1100 • / . IL 1200 / . . . • ...— --, / 1. - •.°—moo • ; oregon Divisatd 775 Summer Street NE • Salem,OR 97301-1279 g 99 John A.Kitzhaber,M.D.,Governor (503)378-3805 • •FAX(503)378-4844 • TTY(503)378-4615 March 7, 2000 RECEIVED PLANNING State Land Board i�1AR 0 9 2000 John A. Kitzhaber Governor • Mr. Philip Morford CITY OF TIGARD Bill Bradbury Secretary of State 17582 Cardinal Drive Lake Oswego, Oregon 97034 Jim Hill • State Treasurer • • Re: Wetland Delineation for Jefferson Street property located in T1S, R1W, Section 35 in Tigard, Oregon. Det#99-0493 Dear Mr. Morford: I have reviewed the wetland delineation report for the above-referenced site. Based on data submitted by Colin Maclaren of Shapiro and Associates along with his site visit this month verifying conditions, I concur with the conclusions. The wetland areas mapped in Figure 4 of the.report are subject to the permit requirements of the state Removal-Fill Law (ORS 196.800-196.990). A state permit is required for fill or excavation of 50 cubic yards or more in the wetland area. This concurrence is for purposes of the state Removal-Fill Law only; federal or local wetland permit'requirements may apply as well. The Army Corps of Engineers will review the report and make a determination for purposes of Section 404 of the Clean Water Act at the time that a permit application is • submitted. We recommend that you attach a copy of this concurrence letter to any subsequent DSL and Corps permit applications to speed application review. Please be aware that state law establishes a preference for avoidance of wetland impacts. Because measures to avoid and minimize wetland impacts may include reconfiguring parcel layout and size or development design, we recommend that you work with Bill Parks, the Division Resource Coordinator for this area (378-3805, ext. 234) on appropriate site design before completing the city or county land use approval process. Division approval of wetland delineation reports is based upon the information provided to us. Should additional information be brought to our attention or should site conditions change, we will consider the new information and re-evaluate the site and our jurisdictional determination as needed. k:\wetlands\det-wn letters\1999\99-0493philipmorford.doc � U • • ti Thank you for your report. If I can answer any questions for you, please do not hesitate to contact me at (503) 378-3805, ext. 233. Sin ely, Annette Lalka Wetland Inventory Specialist Wetlands Program Enc. cc: Colin Maclaren, Shapiro & Associates Jeffery Kee, LDC Design Group City of Tigard, Planning Department Jan Stuart, Corps of Engineers LWI file • • k:\wetlands\det-wn letters\1999\99-0493philipmorford.doc •�,,� • �.5`"' p I!•'�.. 'mil �: _�■/r/ i;:it• VA:• t-17•7•7'. '- : .• -. ..•- 1 11•!1 . 1 , I.z Yy _ _.••.�.....2. . 111. .'" '-_ r�y[�.� W �' ;(, ' •'L_'4 •O ma, V :'- ��.. •�i/-- `` a J .1I � :•' ....... i,' •t•'-- „:.._.■ ri. ki.!7.:41 ..:. 3i,ri._Y: VLTT • _L, :._ . -"<---- , _ .PE�NIY +. - [:i1 -1- •p' •i' i'.�,lr-< 4 r .s m•- .•r.a'_ i r'• • c, !� P. 1. 'DOWKZX\`-/ ' • Y .l •; :..: °lY PEMIYd (1' i ; .• , -: . s.. -i. - r • : . X . . PEMIYX _i •li! '.'"I ''"t:• •£.j . .. - -- • • 2 ` y 1 ;- a 26 •� " : � 1: . u t Hr .,,c‘� :; a••"/•-'�•... � ^ / i : f:r'idl ,..;_.. • -: _ .. ' ' • t• J c - �•rner• • . .,r_:. t. _ •:: ?�• l 1 �� A.,..,.: • ' _rte.• proposed • ` l � -- =. •''• KiJlii!1,�,c�ty:., � . 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'1..17: ...se IY `I __ 1- :s, - _•PEON, <,.`,, 7971090 4/2/98 National Wetlands Inventory designations for the proposed FIGURE • development on SW Jefferson Street in Tigard, Oregon. (U.S. Fish and Wildlife Service, Beaverton, Oregon, 7.5-minute quadrangle, 1:62500, based on 1981 color infrared photography). SRI/SHAPIRO/AGCO IRESZgaN INCORPORATED c • PROPERTY LINE 1 • I 1 0 I /9/ . , • 6• _ / 2' ��IIIIIIUI►u�°�II�Iillllli►, :14 .� ./ �iiimii Illllllp F-, :: •3 / NORTH I 'i'imm'sca :: 0 75 • 150 FEET S. / • • / Potentially Jurisdictional • / 1.. ::':::: wetlands �2 Sample site Base map from Boyden Surveyors, 1997 7971090 4/2/98 Potentially jurisdictional wetlands and sample sites for the FIGURE , proposed development on SW Jefferson Street in Tigard, Oregon. 4 SRI/SHAPIRO /AGCO I N C O R P O R A T E D • halgoolitidpiA January 14, 2000 CITY OF TIGARD OREGON Mr. Morford Fineview Farm 15500 SW Jay Street Beaverton, OR 97006 RE: Notice of Incomplete Submittal — MLP1999-00017 S . Dear Mr. Morford: The City has not received the information necessary to begin the review of your Partition application. Staff has, therefore, deemed your application submittal as incomplete. . In order for staff to proceed, the following materials and approvals will need to be either submitted or issued: • 2 Sets of pre-stamped, pre-addressed envelopes for the property owners contained in the list that the City generated for Mark Person of LDC Design Group. • MIS1999-00032, 33 and 34/Fineview Farm Lot Line Adjustment approval. • Plan showing half street improvements on SW 90th • Submit plan showing easement for Sanitary Sewer or alternative plan. • Show existing or proposed fire hydrants. Once the required information has been submitted, and approval of the Lot Line Adjustment has been given, staff will deem the application complete and begin the review process. An application is reviewed for compliance with all standards in effect at the time the application is deemed complete. If you have any questions regarding your application or if I can answer any other questions, please don't hesitate to contact me at1503) 639-4171 x317. Sincerely, :thew Sch-'•egger Assistant Planner i:\curpin\mathew\mlp\mIp1999-00017.acc c: MLP1999-00017 Land use file MLP1999-00018 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • • • PUBLIC FACILITY PLAN CHECKLIST Project: yy pJ c q-/ FOR Date: iltof z L LAND USE APPLICATION SUBMITTALS k51 g5 \AA ❑ COMPLETE INCOMPLETE PLETE j • G ING Existing and proposed contours shown? [r Are adjacent parcels impacted by proposed grading? ❑Yes BNo 13"-4-Adjacent parcel grades shown? STREET ISSUES EY Right-of-way clearly shown? - a Centerline of street clearly shown? `, - I! Name of street(s) shown? / V C411111) Existing/proposed curb or edge of pavement shown? --7=-),- Nr 1 StbVA r '(Z. - STl � 1<k„ l E 4 Profiles of ro osed streets Svv 4^ t P P / `lo U�6 ttih� 4 F El- Future Streets Plan provided? (subdivisions and some partitions) T �a profiles �__ ,• Ntf I hl �l'G = pO `,, . NI topo shown on adjacent property? '-1 1 ❑ t` i% \o Traffic study required/submitted? L_i = //—� ID Do proposed street grades comply with City standards? \ ' • ❑ Check widths proposed on public streets [Y Are private streets proposed? Er- under 6 lot minimum? commercial driveway entrance required. I3 width appropriate? so' (:) --• ❑Other: , S-o■M t1 9C SS faO SS- SANITARY SEWER ISSUES ) , Amt Er. Existing/proposed lines? ;.` T ''01- «l `4' ` f \ 0' Stubs to adjacent parcels required? ----,. � -(tom NP �''` - --- - - - "Cris J __L An) at-CC-�J4 o. 1, WATER ISSUES p∎-00.1 1r �r tr-t- C Tom/ Existing/proposed lines? cgExisting/proposed fire hydrants?-s -t - _= ��. 6'-s 19uw,,1 it; Dep-r. STORM DRAINAGE AND WATER QUA LITY ISSUES . EY Existing/proposed lines? 0.4.- Preliminary sizing calculation of water quality.provided? • DAP- Water quality facility shown on plan? . 0---- does area provided match calculations for size requirement? 0" Stubs to adjacent properties required? a' Water quality and/or detention shown outside of any wetland buffer? • i:lenglbrianrlmasters\public facility plan checklist.doc r�`` o-Cc17 • • ....... ................ .......................... Design Grou P fbInc. April 21,2000 APPLICANT'S STATEMENT APPLICANT'S PLANNERS REPRESENTATIVE: LDC Design Group, Inc. APPLICANT/OWNER: Dan Boyden ENGINEERS Pacific Crest Partners, Inc. 1430 Eastside Road SURVEYORS Hood River, OR 97031 REQUEST: 2-Lot Partition SIZE: Tax Lot 1000, 1.21 Acres HILLSBORO LOCATION: East of SW 90`I Avenue, 225 Feet (CORPORATE OFFICE) South of SW Locust Street 3300 NW 211TH TERRACE HILLSBORO, OR 97124 LAND USE DISTRICT: R-4.5 (Low Density Residential 503.858.4242 FAx: 503.645.5500 District) • www.ldcdesign.com SALEM I. APPLICABLE REGULATIONS 3400 STATE STREET SUITE G-710 SALEM, OR 97301 A. Tigard Community Development Code: 503.370.8424 FAX: 503.370.8426 Chapter 18.390: Decision-Making Procedures Idcs@ldcdesign.com Chapter 18.420: Land Partitions Chapter 18.510: Residential Zoning Districts VANCOUVER Chapter 18.705: Access,Egress and Circulation 8513 NE HAZEL DELL AVE. Chapter 18.715: Density Computations SUITE 202 Chapter 18.725: Environmental Performance VANCOUVER,WA 98665 Standards 360.573.0370 Chapter 18.745: Landscaping and Screening Ton FREE: 503.241.8657 Chapter 18.775: Sensitive Lands Review FAX: 360.573.0390 Idcv@ldcdesign.com Chapter 18.790: Tree Removal Chapter 18.795: Visual Clearance Areas KLEIN CONSULTING Chapter 18.797: Water Resource (WR) Overlay ENGINEERS, INC. District 3300 NW 211TH TERRACE Chapter 18.810: Street&Utility Improvement HILLSBORO, OR 97124 Standards 503.858.4242 FAx: 503.645.5500 kce @ldcdesign.com • MECKEL ENGINEERING & SURVEYING, INC. 1 COEUR D'ALENE, IDAHO www.meckel.com • • II. INTRODUCTION • The applicant is requesting approval of a 2-lot partition as shown on the attached development plans. The site is located east of SW 90th Avenue, 330 feet of SW Locust Street. The site slopes gradually to the southeast. Uses to the north, east and south are zoned R-4.5 and are similar in use. Metzger Elementary School lies to the west of the site across SW 90th Avenue. The common accessway shown on the attached plans will be constructed after the partition has recorded and prior to the issuance of building permits. III. FINDINGS A. CITY OF TIGARD COMPREHENSIVE PLAN: COMMENT: Except where required by the Community Development Code, this application is not required to address goals and policies of the Comprehensive Plan, as it relates to development of the subject property, since the Plan is implemented by the Code. The subject property is situated within Washington County's Metzger-Progress Community Plan. However, there are no general or specific design elements on the Community Plan that are applicable to the requested partition. According to the Metzger-Progress Significant Natural Resources Map,the subject property is not designated as containing any significant natural resources. However, there is a wetland located on the site as shown on the attached site plan (Exhibit 1). • B. TIGARD COMMUNITY DEVELOPMENT CODE: CHAPTER 18.390: DECISION-MAKING PROCEDURES 18.390.040: Type II Procedure A. Preapplication Conference. A preapplication conference is required for Type II actions. Preapplication conference requirements and procedures are set forth in section 18.390.080C. B. • Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; 2 • \\LDCHFS 1\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc • • d. Include two sets of pre-stamped and pre-addressed envelopes for all • property owners of the record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the dlevelupiueut un public facilities uhd sei vices. 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 requirements,or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. COMMENT: 111111 According to Table 18.390.1 a Land Partition is a Type II Procedure. As a result, this application is submitted under the Type II procedure. The applicable forms have been completed and the appropriate fee has been paid to the City of Tigard. CHAPTER 18.420: LAND PARTITIONS 18.420.040: Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18.390. 1. The proposed partition complies with all statutory and ordinance requirements and regulations; 2. There are adequate public facilities available to serve the proposal; 3. All proposed improvements meet City and applicable agency standards; and 4. All proposed lots conform to the specific requirements below: 3 411 \\LDCHFSI\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc • • a. The minimum width of the building envelope area shall meet the lot • requirement of the applicable zoning district. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area calculation. c. Each lot created through the partition process shall front a public right-of-way by at least 1Sfeet of have a legally i etoi ded minimum 15-foot wide access easement. d. Setbacks shall be as required by the applicable zoning district. e. 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. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. g. The fire district may require the installation of a fire hydrant where • the length of an accessway would have a detrimental effect on fire- fighting capabilities. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. COMMENT: A City of Tigard Type II partition application form is submitted with this request. The proposed partition complies with the above criteria and the standards of the R-4.5 District as shown on the attached development plans. B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. COMMENT: The Applicant's Statement,in conjunction with the attached development plans (Exhibit 1),meets the submission requirements detailed by the Director and the Tigard Community Code. 4 • \\LDCHFSI\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc • • • CHAPTER 18.510: RESIDENTIAL ZONING DISTRICTS • TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size -detached unit 30,000 sq.ft. 20.000 sq.ft. 10.000 sq.ft. 7.500 sq.ft. 5.000 sq.ft. -Duplexes 10,000 sq.ft. 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. -Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - 80%12] Minimum Setbacks -Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. -Side facing street on corner&through lots 20 tt. 20 ft. 20 ft. 15 ft. 10 ft. -Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. -Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 tt. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement . - - - - 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. • COMMENT: The proposed lots will comply with the dimensional and setback standards of the R-4.5 District as shown on the attached development plans (Exhibit 1). CHAPTER 18.705: ACCESS,EGRESS,AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures(see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements which changes the access requirements. COMMENT: The proposed project will comply with the standards of Chapter 18.705, Access, Egress and Circulation as illustrated by the attached plans. 5 • \\LDCHFS1\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc • • 18.705.030 General Provisions • C. Joint access. Owners of two or more uses,structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses,structures, or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases ur cuntracts to establish the joint use, and 2. Copies of the deeds, easements,leases or contracts are placed on permanent file with the City. COMMENT: The proposed lots will have joint access as shown on the attached development plans (Exhibit 1). Copies of the deeds granting access to individual owners will be submitted and filed with the City upon plat recording. H. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family,duplex or attached single- family dwelling units on individual lots and multi-family residential uses shall not be less than 19 as provided in Table 18.705.1 and Table 18.705.2; 11111 TABLE 18.705.1 VEHICULAR ACCESS/EGRESS.REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Minimum Pavement Unit/Lots Driveways Required Width Width 1 or 2 1 15' 10' 3-6 1 20' 20' COMMENT: The proposed access will comply with the above standard as illustrated on the attached plans. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the 6 • \\LDCHFS 1\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc • • hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. COMMENT: The proposed access will comply with the provisions of the Uniform Fire Code as illustrated by the attached plans. CHAPTER 18.715: DENSITY COMPUTATIONS A. Definition of net development area. Net development area,in acres, shall be determined by subtracting the following land area(s) from the gross acres,which is all of the land included in the legal description of the property to be developed: B. Calculating the maximum number of residential units. To calculate the maximum number of residential units per acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating the minimum number of residential units. As required by Section 18.510.040,the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection 111 B above by 80% (0.8). COMMENT: The gross development area Tax Lot 1301 is 52,485 square feet. The net development area of Tax Lot 1301 is 40,767 square feet(52,485 — 11,718 for the wetland). The maximum number of residential units o the property is 5.4 [(52,485— 11,718]/7,500=5.4). The minimum density on the site is 4.3 (5.4/0.80= 4.3). However, due to the shape and location of the wetland and the buffer necessary to protect the wetland, a considerable portion of the site is undevelopable as shown on the attached plans. This application is for a 2-lot partition. As a result,this application complies with the maximum and minimum density requirements of the R-4.5 District. CHAPTER 18.725: ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter,each use, activity,or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise,odor and discharge of matter into the atmosphere,ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon 7 • \\LDCHFS I\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc • • • Administrative Rules shall by this reference be made a part of this chapter. 18.725.030: Performance Standards COMMENT: The proposed partition will comply with environmental performance standards of residential development. CHAPTER 18.745: LANDSCAPING AND SCREENING STANDARDS 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. COMMENT: • Street trees shall be planted in accordance with Section 18.745.040 C. 18.745.050 Buffering and Screening • A. General provisions. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering,but not screening, shall be required as specified in the matrix; COMMENT: The subject site is surrounded by similar uses. As a result,no buffering or screening is required. However,buffering and screening will be implemented on the south side of the proposed access as shown on the attached development plans (Exhibit 1)to reduce impacts on adjacent parcels to the south. CHAPTER 18.775: SENSITIVE LANDS REVIEW COMMENT: No alteration of the wetland is proposed as part of this application. As a result, a sensitive lands review is not applicable to this application. 8 • • \\LDCHFSI\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc • • CHAPTER 18.790: TREE REMOVAL • 4111 COMMENT: The attached plans include a tree inventory. Potential tree removal is identified in accordance with Section 18.790.030. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure as governed by Section 18.390.030,using the following approval criteria: COMMENT: No trees within the wetland area are proposed to be removed as part of this application. CHAPTER 18.795: VISUAL CLEARANCE AREAS The proposed project complies with the visual clearance areas as shown on the attached development plans. • CHAPTER 18.797: WATER RESOURCES (WR) OVERLAY DISTRICT COMMENT: The proposed site is not within a Water Resource Overlay District,therefore,this standard does not apply. CHAPTER 18.810: STREET AND UTILTIY STANDARDS 5. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. 9 • \\LDCHFSI\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc , • COMMENT: • The development complies with the above referenced standards as shown on the attached development plans. IV. SUMMARY and CONCLUSIONS Based on the above findings,the applicant has demonstrated compliance with the requirements of the relevant sections of the City of Tigard Community Development Code. Therefore, this request should be approved. • • 10 • \U.Dc..1 0.,Ecis\Projects\7009\DOGS\Reports\part-2.doc LOC Job 7009 [. .., I L__O____ i_ ]r TL 805 L'I I ( TL 905 ' ' i TL 902 I I J Z i I I � ; TL 806 i TL 100 ,' I 2=LOTPAHT/T/ON O i Parcel 1 / TL 800 � / Ill C I TL 901 , L -7 ace 1111111% _ , �' Parcel 2 / J y S W MAPLE —-�� City of Tog`r#/, Oregon EE a. ° " F 3 0 STREET __._ / N IY --- --� TL 1 001 • ` /f _ r_ _. DRAWINGS 1 tz Z -LE) a ° O` Z U m v 1 I I I 'ti'` -, /�. 1 COVER/INDEX OF DRAWINGS I ■ TL 1301 / _ "' :1 2 PRELIMINARY PLAT elli i — 3 CONTOUR MAP I \� ." \C '—"" 4 PRELIMINARY UTLITY PLAN z I TL 100 .... � 5 ON-SITE/ OFF-SITE ANALYSIS z a o 5 0 :" , .. : : WASHINGTON r o 1 . :' i! st. RETREAT TL 1002 r`� �� I . o • ; , L 0 ri o MD CER SCNOa 0_ 0 d r, 1 1 ./ LOP ELEAE s. $. 1 ,7 < F— J Q F \/ i -r- 0 1 TL 1101 Q// \� •-",..;;L : •-1...,::__::: i i I SCALE. 1"=.40' ! I n. -� ; ,...." I•• . ' ) . : : 1 ' ' :A cn w 3 wQ V/C/NITY PLAN (NTS) N o CCLL SITE DATA > x o 0 APPLICANT: FINEVIEW FARM, LLC PACIFIC CREST PARTNERS 1 — 15500 SW JAY STREET 1430 EASTSIDE ROAD g BEAVERTON, OREGON 97006 HOODRIVER, OREGON 97031 TELEPHONE: (503) 641-7342 TELEPHONE: (541) 386-6333 PROPOSAL: 2-LOT PARTITION ZONING: R-4.5 a SIZE: 0.41 ACRES R 2 TOPOGRAPHY: FIELD SURVEY BY LDC DESIGN GROUP, INC. LEGAL DESCRIPTION: TAX LOT 1000, TAX MAP 1S1-35AA CITY OF TIGARD, OR STORM & SANITARY SEWER: CITY OF TIGARD "' `+ Design WATER: TUALATIN VALLEY WATER DISTRICT W :'` Grou , +., ELECTRIC: P.G.E. Planners Engineers TELEPHONE: G.T.E. Surveyors 3300 N.W.211114 1ERRACE FIRE: TUALATIN VALLEY FIRE & RESCUE HRI5ROR0,OREGON 97124 PHONE:(503)456-4242 FAX(503)645-5500 rw Jdcd..(gn.con. .mNQ 1 7009 1] `°5 _. ., ( l S • I 1 " , r.- I ,_ I- LL!904 TL 804 • v) I i z Z r H TL 600 / 0 Q I TL 805 Li.] / 0,-40 W J ��°°^' my I TL 902 TL 905 J / ce =Q°n O 4a- - j Lt o'nee-r TL 806 /// - 1 8Lna (n I 137' /— —1 I / TL 100 TL 901 TL 1000 . I / Parcel 1 / TL 800 I / 0 50' 7,764 sq.ft. y`�i / I,// O_ o a 0 I // / / // a ON °ce J I Parcel 2 / < F r 45_ __, Net: 8,222 sq.ft. I /� < < 0 1APLE STREET FA 88 105' Gross: 10,014 sq.ft. I cv Cr TL 1301 —, I TL 1001 �. 6'' TL 590 I • I �,, / I 50' o_ '1 N I N. a cc z TL 100 ■ ' 5 N. 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E 32 JC / / / y' / I I 1 Inch- 50 1L f Design•F /' \ i I ; .'Group ,' f~ I ,\ / / , // ' \ ' I r I Planners ,: `/ ' / .' =' I Engineers Q,,C) ,�cb° d SOIL LEGEND Surveyors N. 3300 N.W.211TH TERRACE HILLSBORO.OREGON 91124 410 SOIL LIMITING DEPTH TO SEASONAL/APPARENT DEPTH TO DEPTH TO PHONE:(503)651-4242 DESCRIPTION % SLOPE FAX(SOJ)645 5500 TYPE FEATURES WATER TABLE BEDROCK FRAGIPAN ww.IEcd ign.cam 1 ALOHA SILT LOAM 0-3% WATER 1.5-2.0 ft. PERCHED > 60 in. NONE LISTED '0B N0 • 7009 22 HUBERLY SILT LOAM 0-3% WATER 0-1.5 ft. PERCHED > 60 in. NONE LISTED PUT 541. SOURCE METRO'S RLIS UTE DATABASE AND THE SOIL CONSERVATION SERVICE SOIL SURVEY OF WASHINGTON COUNTY, JULY, 1982. 5 ' ors .. • F4:• • • :a :.- Wetland Determination and-1Delineation -• for the S.W. Jefferson Street Property : : . :: • •in Tigard, :Oregon .-: -•• • 1 .• --.: .-- ....-- ••• ip,- .....,y,,,.,,. .ii„,, ,,,,, ........,$-'" i- r • . .-- , -. • . .... .-..... .... •: .: • .:. ...•: .: -.:...„... ...:.•-•.• :•- .:- .:. ..• • ..........__......„, .. , ,,,.... .01- ....-.:••••••_ •' •• . . ••••• •r•/-r----' •-•-•-z-,-"?..1.. ftaPalmil•• i' -1'fie%' ti..;g0/.61;41.,./IttlIk-4147-1-••••xtinicrolivi-4--*"',0,4 ,F .' • ' .: c ,., , : . ... . • . ,....... ...-... . • - . .• . ..• . •. • :.; , -......• ...,..,......: .,......„70-.. ..-77. ... :,. . ,_„..,_ ,..,,,.....„,;.,,t1.„,i.r.,,,,,o.,,,..,,,,,,,„tg,„. . :- es. . .. .. . . . .... . . • . •• •• •• ..". .... • .. . . . ••.. . •• . • .. . . • • .., ..:.. ........ . • ,,,,.._,„,:..p-ft‘35-,W L, 61-s!'t.n..Alii4E-1-h-M-611S-0 . •:.*.• • • - •- - :. 5r• .,..:.., ..-.0(...it ali_. .-• livi,•...,„.........„.4,-„,. .._, ,...1.„• • • . • • . _ . . ..,..._„ :. „.. ...... A\ ...,„,,..., • _, ,,,90,,,,,,...:04,i • . . . .. ... . . . ,„4„......... .......„,:,„ . . . . . . . . . .. . 6, '::::' ' (t---':-.''4;••. � . .. . � �p ( X6 ° ,.; �1iaP�l' • -_ ,�� .: _ :"�cl �►urr1A •. Prepared for.•• '• ,•::E ; : ' �-sae 1r;� Philip Morford • ' . ' -^ a r , .. . _ _ .: � < ; .� � � � � Prepared by , .5 �— • • �. _ .j C l • — T:4 -ire ��7, . 30� `IF J- . /--.--- "d A .�, � �Sri •:" ;:p :•�1Q �'�l :......___: 'W \a ?971 so i SRI/SHAPIRO/AGCO,,Inc .•::" , :; • • April 2, 1998•: • i Wetland Determination and Delineation for the S.W. Jefferson Street Property in Tigard, Oregon Prepared for Philip Morford 17582 Cardinal Drive Lake Oswego, Oregon 97034 Prepared by Julie Fukuda SRI/SHAPIRO/AGCO,Inc. 1650 N.W. Front Avenue, Suite 302 Portland, Oregon 97209 SRI/SHAPIRO/AGCO, Inc. Project#7971090 April 2, 1998 • • • lA INTRODUCTION • SRUSHAPIRO/AGCO, Inc. (SHAPIRO) contracted with Philip Morf rd t p o to conduct a wetland determination and delineation on an approximately 2-acre property located south of the intersection of S.W. Locust and Jefferson Streets in Tigard, Oregon. The project site is located in Township 1 South,Range 1 West,N.W. 1/4 of Section 35 of the Willamette Meridian in Washington County, Oregon(Figure 1). The proposed project involves a 6-lot partition for a residential development south of Locust Street, bounded on the west by 90th Avenue,and the east by Jefferson Street. SHAPIRO conducted a wetland determination and delineation on the entire site. The determination and delineation were conducted to identify any wetlands that might be affected by the proposed project. 2.0 METHODS AND SOURCE MATERIALS 2.1 The Federal Manual The primary document used in SHAPIRO's investigation was the Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1 (Environmental Laboratory, 1987). This manual is currently recognized by both the Oregon Division of State Lands • (DSL)and U.S.Army Corps of Engineers (COE) for delineation of wetlands within Oregon. The 1987 Manual (Manual)provides technical criteria, field indicators,and recommended procedures to be used in determining whether an area is a jurisdictional wetland and the location of the boundaries of the wetland. The Manual requires three technical criteria to be met in undisturbed situations before areas can be considered wetland under federal or state jurisdiction. These criteria are hydric soils, hydrophytic vegetation, and wetland hydrology. Hydric soils are those that have formed exclusively under wet conditions (soils that characteristically have high water tables, are ponded or frequently flooded, or are otherwise saturated for extended periods during the growing season). Hydrophytic vegetation consists of those plant species that have adapted to growing in substrates that are periodically deficient of oxygen due to saturated soil conditions. Five basic groups of vegetation are recognized based on their frequency of occurrence in wetlands. These categories,referred to as the "wetland indicator status," are as follows: obligate wetland plants (OBL) are estimated to occur almost exclusively in wetlands (>99%); facultative wetland(FACW)plants are estimated to occur 67%-99% of the time in wetlands; facultative (FAC)plants occur equally in wetlands and non-wetlands (34%- • 66%); and facultative upland (FACU)plants usually occur in non-wetlands (67%-99%). If a species is not assigned to one of the four groups described above it is assumed to be Wetland Determination and Delineation for the S.W.Jefferson Street Property in Tigard Oregon Page-1- ---'''....-"--- SO J_I ....-,...- 1 I 1 :=.:;;;::-.,„.,...../ •Dv .7a t° "lik-ekl"-Milljtit 114 .1 pr, kik 'je . :71I II ,�_ Sth t._r:•t�T r.. �r �L. .-e", 7. i%�i� ' -it �- `,5 L 1•,-''I:.i4_ j �''s, ` (ice'!'' , ,''•'' , non- �� ; 1%� % _ 'r% l 't. 1�: -s�•_�,. o,+'i� end•�i'` r. 1i 'fi",E.. .� 1I:'_�+ ../ (r ., �.v�; t----,�T,.�� Ili"�, �• ��,1 r"wV'�A J �i \ •� :�H,i� r' 4 7I Itw'�I�rd� � F7g zd dry a '' /! 1A •-1:•,.iy . 5 5?-,--- '1 r�{: �i �_ -4,. ;ator : :, a �.. pi _ :. ,jam- I r .4 . ■,17., 1--r;.p■ r itt..),:..r.11 . s .,6,-- .1_--,, .47-,.. 1, -;) •') ��" t t'o 4( a :�• rte,-• 1;;. ter 2-• •/f ' %I r' \i i' 26 - z� = -,. � p - ; :' �/ ',/-. ro 1� `, r; -1-: u�ti / i�; - �".''t ' �,g �! =� t 'Y� `°'�% - lot _ �� , -a 1 \ ,lea:act ,?41-., � r •fit t. . le I% ,,tr•istipperitimuLt....,.:.„.,121,,.,;,......,, ,¢. { / t \ /,/ -.AS,' :t:1 . 1 ? . Ind"lc 1`7_ `� _ -. •� i 'A o . s� ", . . • proposed �� j �4 — --,,, �.:,.,•.--i'/ i � .,_:V o r.... development ..,'� '��r I { ?.• i F: f e ' �y ps, ow - - - an n' „s f tont milt. ` lir re go 4� � i /•a. � � l, � - a -i,-: .,-, „I., ,,. .)., - -;••••7,;•:,.:;..• , 1 ..,, _ .„, .. , ilittilliVL.amtpipr,:::IP/I e;i: vs; ii• 1S1T, .. -a,. - ) a G±,Xlv•.:-tc zoo-"EI- it l ;'.'_!, .,`•••j r?CV,,�-r-„.„.\ (tF-- = . h.. 'i .� , - ,. ...!:• .:1. •'�• ''Ii�t�I {'�R7___E�iI- ^ '• �� :J,� i •5 ' :54 ,,. •u'`.• •dli� ala JI � ' 2 o a. ) 4:•; ••'• '. CQ11:-----..2 i illMilEib'''''‘‘ Rak a r 11161110Vi i 1 i t , \�,�i.,/ . li - '\lir I,- _ Jr j ., 4).- l':%:;')4/;-:.4ce• = yr F Y II ? =i�::.., 'Er_. $eh�i'� F\ ,, f r jr�• o„'I••!` 6fi l•A: T 5� ..:G•'. Tiga • fiC. . - 'e. ' "1�• 0 �� ,lr � _i. 5 . • / il 1 ,--.„:, )07.fr..i,l'i . f i..---i -----;..4!)]..4",--- -.”A/7•- � A' •� am ,/ : • r //I.. o i P � � 'i '-:' • •• ' i •. t 7971090 1 4/2/98' ;a and generalized topography for the proposed FIGURE e” ent on SW Jefferson Street in Tigard, Oregon. S.U.S. Beaverton, Oregon, 7.5-minute quadrangle, 1:24000, 1 51, photorevised 1984. SRI/SHAPIRO/AGCO INCORPORATED • • • 3.0 EXISTING SITE CHARACTERISTICS • 3.1 Physical Setting The project site is an irregularly shaped property, located on a gently sloping,mostly open field bordered on the southeastern side by a narrow forested drainage channel. The property is bounded to the north by residential development. 90th Avenue, a local thoroughfare, borders a portion of the western property boundary. A gravel parking area is located in the northwestern portion of the site, adjacent to 90th Avenue. 3.2 Topography Topography on the site is flat to gently sloping from the western end to the eastern end of the site. Surface elevations across the site range from approximately 200 feet in the northwestern portion of the site to 190 feet above National Geodetic Vertical Datum (NGVD) at the southeastern end of the site. A shallow drainage is located along the southeastern property boundary. 3.3 Hydrology Hydrology is influenced by a shallow drainage which flows north to south immediately offsite near the southeastern property boundary and on the western side of an old railroad • grade. Hydrologic features on the site include evidence of surface ponding on the eastern portion of the site, and linear subsurface drainage features in a field which appear to be associated with a drain tile system. At the time of the field visit,wetland hydrology indicators observed on the site were in the form of saturated soils near the ground surface at the eastern end of the open field, evidence of surface ponding earlier in the season, and low volume flow in the drainage channel. Although hydrology indicators were somewhat marginal on the May 9, 1997 site visit, a high water table was observed in some portions of the site on the April 25, 1997 site visit. Oxidized rhizospheres were observed in some of the sample plots. 3.4 Soils Two soil types,Aloha silt loam(mapping unit 1), and Huberly silt loam (mapping unit 22)have been mapped on the site by the NRCS, as shown in Figure 2. Huberly soils are classified as hydric soils and Aloha silt loam may have inclusions of Huberly soils (NRCS, 1989). . Aloha silt loam consists of somewhat poorly drained soils that formed in alluvium or lacustrine silt on broad valley terraces. The surface layer is typically dark brown (10YR 3/3) silt loam, about 8 inches thick. The subsoil is a dark-brown(10YR 4/3) and dark Aft- yellowish brown(10YR 4/4)mottled silt loam about 38 inches thick. 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' r :v i`.i "t'i a rf. r-1-%!-..-------•.,aa 4 e7� ��y� �� •r:Z 7971090 4/2/98 Soil mapping units for the proposed development on SW F I G U R E• • Jefferson Street in Tigard, Oregon. (Soil Conservation Service, Soil Survey of Washington County, Oregon, 1:20000, 1982). 2 SRI/SHAPIRO/AGO° NOPIMatk INCORPORATED runoff are slow. Aloha silt loam is classified as a fine-silty,mixed, mesic Aquic • Xerochrept. This soil type is mapped on most of the project site except for a small area in the north central portion of the site. Huberly silt loam consists of poorly drained soils that formed in mixed silty alluvium. It is a nearly level soil in concave positions on broad valley terraces. The surface layer is typically very dark gray(10YR 3/1) silt loam about 8 inches thick. The upper part of the subsoil is grayish brown(10YR 5/2)mottled silt loam about 17 inches thick. Permeability is slow and runoff is slow to ponded. Huberly silt loam is classified as a fine-silty,mixed mesic Typic Fragiaquept. This soil type is mapped in a small area in the north central portion of the project site. Soils sampled on the site were mostly silt loam,with a few areas of silty clay loam. • Colors varied from dark grayish brown(10YR 4/2) and very dark grayish brown(10YR 3/2)to dark gray (10YR 4/1) and very dark gray 10YR 3/1). Varying degrees of redoximorphic features were present in most of the sample plots. 3.5 Vegetation The western half of the project site is an open field with scattered trees, shrubs, and a large patch of Himalayan blackberry(Rubus discolor;FACU). Dominant grasses and forbs in the open field are common velvet grass (Holcus lanatus; FAC), white clover • (Trifolium repens; *FAC), red fescue (Festuca rubra; FAC+), Carolina geranium (Geranium carolinianum; UPL),hairy cat's ear(Hypochaeris radicata; *FACU), and annual bluegrass (Poa annua; FAC). Other common species include vetch(Vicia sp.; UPL), tall fescue (Festuca arundinacea; FAC-), and Kentucky bluegrass (Poa pratensis; FAC). Scattered trees in the open field include Oregon ash(Fraxinus latifolia; FACW), and Douglas hawthorn(Crataegus douglasii; FAC). Downslope and east of the open field is an area dominated by nootka rose (Rosa nutkana; FAC),hardhack(Spiraea douglasii; FACW), and Himalayan blackberry. The strip of vegetation on the banks of the drainage channel is dominated by Oregon ash, red alder(Alnus rubra; FAC),beaked hazelnut(Corylus cornuta; FACU), one-seeded hawthorn(Crataegus monogyna; *FACU+), snowberry(Symphoricarpos albus;FACU), and red-osier dogwood (Cornus stolonifera; FACW). Kentucky bluegrass and sword fern (Polystichum munitum; FACU) are present in the herbaceous layer. 4.0 PROJECT FINDINGS The USFWS, as part of the NWI program,has not mapped any wetland within the project area(Figure 3). 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' ) • • * - a.. . ,. ). ...- ., •-•7. ... .'"1. • 7 & • ••'.••• •• • •.....:: •`••-•••:-.:-..•1".;" ..%:%.•••-•-..••,:::••••T;v.:,.::-..1. • • . = .;, ., ... ..,„. . ' ... . ..• 1: . ..;:-'..:-...• •■•••".:.* 7.. :- ...•:: " • -. ''...::: '....t...--7. F..' . -.-.. . :* ." ' :.i';'/P-::"... '*'..s: ki c 4. P%OM.. i.../. -:..... 7. . 1....,:....::._',..."11:.... ., ....;-:-..;,.....:,:,.c,.....:......:.i.,.:7::..,,•.!-.7_.:'...........P...1..q.7.. .. .. .. iN . .EM1Y• !.: ... .,... ......,..:::-: ..•:',,:::::..;..../....,.....,..i.;.1:::::-.,..-7..• -:.:.::...........,...;!. .... -.. ••• , I Y.:... 4"--• AA, . .. . . 5. ' : • /.1.: kr. - 3- k-. 4 , . ,:. . ..... :•4 .•..-...•. --• 401%;••••;; ilC:- • -.?• . • ', ., . • ******-- • • •. ,. •`0...::-.• ''''' II r' -E ii :i .. %.**:-.. •.....1<;_--..• • 41."*._ ,7:C 7971090 .4/2/98 • National Wetlands Inventory designations for the proposed FIGURE Ill development on SW Jefferson Street in Tigard, Oregon. (U.S. Fish and Wildlife Service, Beaverton, Oregon, 7.5-minute • 3 quadrangle, 1:62500, based on 1981 color infrared photography). asuismer'''SRI/SHAPIRO/AGC0 imanspe. INCORPORATED -AMMO • • • SHAPIRO's investigation of soils, hydrology, and vegetation determined that potentially jurisdictional wetlands are present within the study area. The wetland boundary is shown in Figure 4. The approximately 11,200 square-foot(0.257-acre) wetland is located at the lower end of a gradually sloping open field. Drain tiles appear to be present in the field, which currently is mowed and planted with pasture grasses. Hydrophytic vegetation indicators were fairly marginal in the eastern end of the field,and the wetland determination was based primarily on hydric soil indicators, and on hydrology indicators which were more strongly present on the April 25, 1997 site visit. Hydric soil indicators observed included low chroma matrix and presence of redoximorphic features. Although these indicators were present in the nonwetland sample plots,there was a more significant degree of mottling in the areas determined to be wetland. Wetland also was found to be present in the drainage channel located at the southeastern boundary of the project site. The channel occurs offsite immediately southeast of the property line. The channel is mostly bare of vegetation,but the banks are forested with deciduous trees and shrubs. The channel contained approximately 2 to 3 inches of water in a channel approximately 4 to 5 feet wide. The drainage may be associated with a broader wetland area which appears to continue offsite to the southeast of the project site. • The NWI mapping identifies a palustrine, open water, artificially flooded, intermittently exposed/permanent, excavated (POWKZx)body of water approximately 0.25 mile • southwest of the project site. The on-site mapped wetlands most likely drain toward this NWI-mapped body of water; however, the offsite wetlands were not included in this investigation. No impacts to potentially jurisdictional wetlands on the property are proposed; however, the City of Tigard Municipal Code requires that an undisturbed 25-foot buffer be maintained between development on the site and the wetland boundary. This wetland delineation represents the best professional judgment of SHAPIRO but a final jurisdictional decision can only be made by the COE and/or DSL. • Wetland Determination and Delineation for the S.W.Jefferson Street Property in Tigard, Oregon Page-5- 0 • O. • • . • • PROPERTY LINE rn • I • q14(4/ . L AMMO IN.= 61■11 ■••■• I■1MD ■II 6• • • 2' dlilllll Ilp qp IIIIIII, 0TH 11111I111 • I 0 75 • 150 . i. FEET g� / • -- Wm!, . / Potentially jurisdictional f: . I II • • ;•;� .-.-�•J wetlands �2 Sample site • Base map from Boyden Surveyors, 1997 7971090 '4/2/98 Potentially jurisdictional wetlands and sample sites for the FIGURE proposed development on SW Jefferson Street in Tigard, Oregon. 4 •• SRI/SHAPIRO /AGCO INCORPORATED tigaINI 5.0 REFERENCES • Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual, Technical Report 4-87-1. Reed, Porter B.,Jr., 1988. National List of Plant Species That Occur in Wetlands: Northwest(Region 9). Prepared by the U. S. Fish and Wildlife Service, St. Petersburg,Florida.NERC-88/18.37. U.S.D.A. Soil Conservation Service, 1982. Soil Survey, Washington County Area, Oregon. U.S.D.A. Soil Conservation Service, 1989. Hydric Soils of Washington County Area, Oregon. U.S. Fish and Wildlife Service National Wetlands Inventory maps (Beaverton, Oregon, 1:24000, 1982, CIR aerial photography,overlaid on 7.5-minute USGS quadrangle). U.S. Geological Survey topographic map (Beaverton, Oregon, 1:24000, 7.5-minute • quadrangle, 1956,photorevised, 1970 and 1975). • • Wetland Determination and Delineation for the S.W.Jeferson Street Property in Tigard Oregon Page-6- • Appendix • - Wetland Delineation Data Sheets :` • • • • • • • • • • • • • • • WETLAND DETERMINATION DATA SHEET 1987 MANUAL Project #:7°1110°)0 Site:leSiet5o>1 61-Fret' County: ln)ASInM�+ i State: oP. Date:SJ`)JT -, Plot: Applicant/Owner: Plyil McPritroi Sect.a5 _Township I S Range,I (2:IL City: T;�,a,-� • Plot Location: •4i-r„ . , r .% : �, i, o, -i' — - I, --- Topographic Location: Io e - PAArA nt a vi P7Ao%1.1 Cl aL_ ._ ..&41., ure,5 �n ea Do Normal Circumstances exist on the si ? Y N Explain: Are soils vegetation X. hydrology significantly disturbed? N Explain: 99 ncP a,- ; s VEGETATION *Dominant Plant Species , —Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: /0 0 _ Shrub/Sapling Stratum - % total cover: 1. Fes-t'uca r(A.U)-A. ,..;c FAC t- 1. 2. b dc t s )04a-h&c 3 0 Fi9(', 2. 3. fin. Sp• 3 0 FAC Lit. 3. 4. Ffv nclnoAP r d;(A"a 4 �`FAGLI 4. 5. CiitiiUv►, vU,r,i2-- 1 FAC 5. 6. J - Tree Stratum - % total cover: 7. 1. 8. 2. _ 9. 3. Remarks: 131derea( iras5e5 ar4 de4i411-70.-14-i- Percent of Dominant Species that are OBL CW, or FAC (excluding FAC-): 2- 770 Hydrophytic Vegetation Criterion Met? • NO NWT Class SO - - - - - -- Mapped unit name: MO lit GI S'11 f" I rjvw1 Matches Profile? Y N . Taxonomy: Drainage Class:dli,letu1 f FOor(`I cY'ra,'aec( Depth Horizon Matrix Co) r Mottle Abund., Size, Color, on Pores/Peels? Texture, Strirct., Other 6 'y i /D'12 3 - -s YR 31 -r"v.`` , lam c,./71 /5761-v1 4 - IS,+ /o V2 µll. 13-r" 5-y2 3/3 mo14Ics cdYr7m0V7 v34eo( c.17/ 16--x-k, H- istosol Reducing Conditions (test) Hi. Organic Cont: Surf_ Layer Histic Eoipedon Gleyed Organic Streaking Sullidic Odor Mottled (w/i 10") Organic Pan P- rob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? qN0 HYDROLOGY Depth of inundation:�� Depth to free water: IS" Depth to saturation: Su.f 4 <•e-- 1° Indicators 20 Indicators- 2 cry' r°{j ket 4----2° Indicators Inundated /,Oxidized Root Channels in upper 12" Local Soil Survey Data S- aturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: - Sediment Deposits Remarks: - Drainage Patterns Wetland Hydrology Criterion / Indicators Met?() NO . DETERM]NATION: Is this plot a Wctland? YES NO COmmente: Determined by: ,7R-F) 0 M WETLAI1P DETERMINATION DATA SHEE•1987 MANUAL Project #/: Ml1090 Site lelhooti, +Frtet' County: Wask .9 State: a Date: 7 Plot: 7 Applicant/Owner: Ply i I May , , Sect. S Township 1.___S__ Range/ kJ ti, City:_ T�ti -o( -'—'- Plot Location: - . r... n v✓812It- t 61 fiali 0 I • 1111 Topographic Location: 1/p5Jape. (1,11e-s - o . . - Do Normal Circumstances exist on the site? Y N Explain: Are soils vegetation ) hydrology significantly disturbed? N Explain: dkal'h -/e sys VEGETATION *Dominant Plant Species % Cover Ind. *Dominant Plant Specks % Cover lac Herb Stratum - % total cover: /D o Shrub/Sapling Stratum - % total cover: 1. J-J-ti pcLiap,-iS raci;ca1 30 4-GArM 1. 2. ra n i tmi A / i is n o rrl 25.- U PL 2. _ 3. *COS x$14.'AU5 7 FnC 3. 4. WC; Sp. Jo ()PL.- 4.. 5. pd 4 ahnria .S FAC 5. 6. Fed". a rvmd het A r ea. /a FAC- Tree Stratum - % total cover: 1. 8. 2. ' 9. 3. Remarks: Percent of Dominant Species that are OBL, FAC . or FAC (excluding FAC-): I .-3 3.. Hydrophytic Vegetation Criterion Met? • YES NO NWI Class SOILS ---- :--- - - - -- Mapped unit name: ,}ID t'ta sit-)- 107.E Matches Profile? Y N "'Taxonomy: Drainage Class:SdYrifw)101.2f PfWIL di-u ie4 Depth Horizon Matrix Co or Mottle Abund., Size, Color, on Pores/Peds? Texture, Struct., Other C? it' /0'Ire _ 2 s,J f id-i-,-, i4- IR" /d k/re z 7-c. `l/Z 41i rnef l-k3, row noon, Iv4y c if /07),i-vr • Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Eoipedon Gleyed Organic Streaking Sulfdic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? 4. NO HYDROLOGY - �� T_T Depth of inundation: �' Depth to free water: . I Depth to saturation: v 1° Indicators 2° Indicators--- 2 o mom f9 )4?ee4----2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained Ieaves FAC-Neutral Test Water Marks Recorded Data. Available (aerials, gauge) ? - Explain: Drift Lines Other: Sediment Deposits Remarks:J'v 1- 56;1s 50r-f4(C--, Drainage Patterns Wetland Hydrology Criterion / Indicators Met? 69 .DETERMINATION. Is this plot a Wctland? YES NO ommenlc: ' -+ GY1 GZ'1ag ter'. ► i j4,-. 1-6c- et nid. Determined by: i c R M • WeltAO DETERMINATION DATA SHEE•1987 MANUAL Project ##:-7017 1090 Site:le.1fCrso» are-i- County: WA3I4M9 State: oe Date:', 9 Plot: Applicant/Owner; .Ply i) /1'oyfyd Sect...1SL. Township it_S Range,/4 City: r { Plot Location: ' • ern- • Topographic Location: / _ • ' / s ',t a . , ... %� — Do Normal Circumstances exist on the si r Y 'N Explain: Are soils vegetation hydrology significantly disturbed? N Explain: VEGETATION *Dominant Plant Species y % Cover —Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: S Shrub/Sapling Stratum - % total cover: — 1. 9;/ 4irrii, wed-5, 24 /0'6 m(►tl- 1., 2jA slid 0(415 Cd doe /n t, 2. 2. fcbSA nu71-i 'art A 3d. - - 3• 3_ .?,iree*. davi1A�kA. 60 Fir S. 5. — 6. Tree Stratum - % total cover: • 7• I. 8_ • 2. _ 9. 3. th Remarks: 4 A «ev3 V 7,-e5 ei 7.1. Y767771,1 r ILA leo( ill _dotivt k &. Cu/Ck /A.1) '2-i Percent of Dominant Species that are OBL - CW, or FAC (excluding FAC-): 21.3 = 67,7v Hydrophytic Vegetation Criterion Met? 410 NO NWI Class SOS / - SOUS unit name:13)a I1G 5; /4"- 16 2t..ni Matches Profile? Y N . •Taxonomy: Drainage Class:sat-Y,ewl,gi poorly dra,zir Depth �� Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds? Texture, Strfct., Oche:. �Lt /0 3) . „ . 1t2 Sig l _Isez,-h-7 /I- 13* /0\/n t Jz 7-S' 'i R 4/4- y is -1-eJ S,. /I- /d1-4-1- Histosol Reducing Conditions (test) Hi. Organic Cont: Surf_ Layer Histic Eoipedon Gleyed Organic Streaking SuICiidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: -- Hydric Soil Criterion / Indicators Met? NO HYDROLOGY . Depth of inundation: Depth to free water:- i it Depth to saturation_ ,4e/M l - " 1° Indicators 2° Indicators- 2 ay more r° +rea4. 2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" jWater-stained Ieaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: •Sediment Deposits Remarks: - Drainage Patterns Wetland Hydrology Criterion / Indicators Met?( ) NO DETERMINATION: Is this plot a Wctland? YES 0 .Ommentc: Determined by: }, e e)M h LA•DETERMINATION DATA SHEETS9S7 MANUAL Project #f"1-110`„ W 10 Site:lel-Fcrsn, arid' County:. 6JAS64_91. 11 State; oQ Date: 9 'lot: 4-- Applicant/Owner: PIA Mar Sect. C. Township I S Range City r tird Plot Location: , . „ ' `lanai - �?iigL -4 .- ov, b /L'�--, e • Topographic Loca on: �r-E/L Do Normal Circumstances a st on the site? LY N lain: Are soils vegetation X hydrology significantly disturbed? N Explain: VEGETATION *Dominant Plant Species % Cover -Ind. *Dominant Plant Species % Cover nd Herb Stratum - % total cover: Shrub/Sapling Stratum - % total cover:Id o 1. 1. etAttS d i-OolO-- Ela • 2. • 2. D.Sa At(4 4+?C` S -CE _! 3_, 3_ 4. 4- S. $ 6- Tree Stratum - % total cover: 7. _ 1. _ 8. 2. 9. 3 Remarks: Peri✓eat of Dominant Species that are OBL, FA. , FAC (excluding FAC-): d/ = Q % Hydrophytic Vegetation Criterion Met? • YES NO NWI Class SOLES / Mapped unit name: Ala lice 5;/- 1- /0". :4-1-/ Matches Profile? Y N Taxonomy: Drainage Class:SoW/POed- pdorl2 di-A41/tool �cpth Horizon Matrix Co or Mottle Ab nd., Size, Color, on Pores/Peels? Texture, Struct., Other D-e " to 2 3 2- 7-SyR 4 r4 v,-,otiles, ) l ,n,o( - 5//7L d77-fri q. - It-f- i Z /v y/2 4/a Ml/! c (rlmA»-rarer , meet. S l /7 cr-t n 1 Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Epipedon Gleyed Organic Streaking Sulfidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met?�iO HYDROLOGY - • it r Depth of irrundation: Depth to free water: ). ig Depth to saturation:sake 1° Indicators 2° Indicators--.Z oY more risbx;ecf*---2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data. Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: . Scdiment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion / Indicators Met YES NO DETERMINATION- *Is. this plot, a W tland?1 YES NO j€ �(�J -eV/ hd dal,In,Jed 4o ilhe S Ps'.ornrnenlc:. etermined by: .-� C l YY l I M . • Wtx.t..A• DETERMINATION DATA SHEES 1987 MANUAL Project #: 7'111 0°10 .-Site.le/ft/5m ','cr County: k)aSlnivt9 State: 0k Date: ') 9 Plot: Applicant/Owner: Pl^i I Mm- -d Sect. S To • hip / S Ranged City:T►ti a,-o( Plot Location: - Le.. , I,-6'45 -r i• fi, a 5 2 41) Topographic Location: ow A • ,. . J.-a, - i .l_.t. Do Normal Circumstances exist on the si ? Y •• 'lain: Are soils vegetation hydrology significantly disturbed? N Explain: VEGETATION ' Dominant Plant Species % Cover - Ind. *Dominant Plant Species % Cover ILL Herb Stratum - % total cover:, - Shrub/Sapling Stratum - % total cover: p 1. Fcsh'iCa iv,b►-A - 3o FACt 1. 1( 2 05A nu4'kana - _ 2. /-Mcus - lane -1 3S FAG 2. rt b s o4 O r1v - /S_ (y, 3. Pier anOt4O 30 Me- 3. 4. (Prah;vvr rcooI;ntanUw, S� l/PL . 4. 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2. 9. 3. Remarks: 4 4. - , . a re. _ Y1 Percent of Dominant pecies ..t are OBL - CVO, or FAC (excluding FAC-): = 1 O Hydrophytic Vegetation Criterion Met? • NO NWI Class SOILS . ---- ---- - - -- ---—--- Mapped unit name: A1014 0 51 IF I6 t4,41 Matches Profile? Y N Taxonomy: Drainage C1ass:SO'ne wha) pc&t y Ira ih P- • De th Horizon Matrix Co .r Mottle Abu d., Size, Color, o Poies/Peds? Texture, Stru'ct., Other 0 - is o L 2 3 z 7- 5`/jZ U Li- milks" -1'1e meet,o►-, S-184" 0 t2 /D`l/ 4 4 rnoH/es rc'>n nicre7/medt•v Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic E_Dipedon Gleyed Organic Streaking Sulfidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Coil U re f,ori.s ►vu i-, . Man Color )11.�is 1 - " Hydric Soil Criterion / Indicato Met? " T 0 • HYDROLOGY - - +� Q ,► -7 Depth of inundation: . xl Depth to free water: , I p Depth to saturation: 1 ro 5ri t 1° Indicators 2° Indicators- '2 . r&A .fO ;ea4---2° Indicators a-,c{ IS-- (3' Inundated ✓Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: Sediment Deposits Remarks: Drainage Patterns Wetland Hydrology Criterion`' Indicators Met?YE NO ODETERMINATION: Is this plot a Wetland? NO i;fdpi I I I' Comments: ktrA i, to W45 . 'flat . ,d Su+ frf2. 0►i v,S► T `1-12 �f Determined by: J'3 F1 ( 8/V i WET'LA• DETERMINATION DATA SKEES 1987 MANUAL // Project #:-M110/0 Site•le.fkrSor ' 'tet County: l)aSinivIjit t State: IL Date: 7 �' Plot: f. Applicant/Owner: PIA Mar , . ect. S Township I S RangeL_ City: r arof Plot Location: Nor4Itea tern or mi el- 71ne 3,' , . • Topographic Location: ,,/ (. ,e • f • . - . . , s , 4. Do Normal Circumstance exist on the site? Y N• • 'lain: Are soils vegetation )(, hydrology significantly disturbed? N Explain: e✓,'d 14 o ,,,r - VEGETATION *Dominant Plant Species % Cover —Ind, *Dominant Plant Species ' % Cover Her l)0 tratum - % total cover:k_ Stratum - % total cover: 1. �. VS I Gv�a)1lS 3d FAC 1. 2..Tr'i I iJw, (.e peAns Y fil-e- 2. 3. 17b a frame�j S / r— FAC 3. i 4. n ck(ter)6 reicii rah_ c b'FAGLt 4. _ 5. Pe 4lncA (ti6r .. 20 / i l+ 5. 6. t' &e'( cleukiyana. 0 'FAA Lit , Tree Stratum - % total cover: 7. '\-e M'(n ilmdIA- . . (�, 1. S. 2. 9. 3. Remarks: Percent of Dominant Species that are 0: CW, or FAC (excluding FAC-): 313 = /D d Q_ Hydrophytic Vegetation Criterion Met NO NWI Class SOILS ___ ---- - - - - -- Mapped unit name: 410)41A Sr Al /tr(V yl Matches Profile? Y N Taxonomy: Drainage Class: Camew),a-1- per1 y dra,tiP,1 ' . Depth Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds?Pd-Texture, Struct., Other 0-)411 _ /oYi 3/Z -�� 7-Ss`/i q i- rvoftie;) Ca'mm mot/ ' ,4.e )L-18 /0 y2 `4/s /o vg 1+/b rric1/f"S / rakn 4or7/ rr,vd,✓� Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Ecipedon Gleyed Organic Streaking SulCidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Co'r'y ere-finis wi j►►1, /7g. /-/-11 Hydric Soil Criterion / Indicators Met? O HYDROLOGY ri ,/ Depth of inundation: -- ' Depth to free water: > ( Depth to saturation:/� and Lt� 1° Indicators 2° Indicators_ 2ert more re c4, -2° Indicators Inundated VOxidizcd Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" Water-stained Ieaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drib Lines Other: Sediment Deposits Remarks: .1.54- a,•of - /le 4111■111■ • Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES 0 DETERMINATION: Is this plot a Wetland? YES• 1 O A.Comments: e e4, all m t _4 . Gvt, m.t,E' ... , altAl4 Determined b ritawnSldie • WETLAIlb DETERMINATION DATA SHE.- 1987 MANUAL Project 1_ M11010 Site:leikersoi ar t County: k)a.Skri-flm State: art Date: 9 Plot: 7 Applicant/Owner: Pt,∎) Mm-frd Sect. 35-- Township_LL S angel City: r ti,-,( 'Plot Location: Ala' 'a ,-.7- , ovi , _:,.e Oh, , 'aJ/ervl b I' rq av, d ra;ria ... cl, j • Topographic Location: - / p►+.,e Do Normal Circumstances exist on the site? 0'N Explain: Are soils vegetation hydrology significantly disturbed", plain: VEGETATION *Dominant Plant Species % Cover -Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: /o Shrub/Sapling Stratum - % total cover: 1. A iii s-Pc Avw, Ow ki,4u 11-7 RD The.“ 1. Cret,61 u 3 ahv ti riot, Za v Pile IA 2.- �ws if s siz/d'►-r;AA 220 tk FA C 2. 454 n.u /la n _/5— eft 3. 3- �• ry -i''u11.,2o. A/LuS (4-r- CA 4. • 4. Sus al)s1o/ - f� 5. 5 �o ,�e c 6. Tree Stratum - % total cover: 1710 7. 1. y 2n4i /a1ilft))ra_ la i- c 8.• . . 2. 9. 3. Remarks: • Percent of Dominant Species that are OBL, PAC FAC (excluding PAC-):'2.# = 3310 Hydrophytic Vegetation Criterion Met? • YES O NWI Class SOILS Mapped unit name: A'/o L 1 $i 14- l oami Matches Profile? Y N Taxonomy: Drainage Class: Sri)",ewl+J /200,-19 c1'&,heo( • All.h Horizon Matrix C Ior Mottle Abund., Size, Color, on Pores/Peds? Texture, Str(ict., Other (1)1 C r?4) vi0H-Les ,5,� t kreveli Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic EDipedon Gleyed Organic Streaking Sulfidic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? YES 0 HYDROLOGY ' li Depth of inundation: Depth to free water: > 1 b Depth to saturation: 1° Indicators 2° Indica tors—>2 OY okbee rC +%'ed4--2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data _Saturated in upper 12" Water-stained Ieaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drib Lines Other: Sediment Deposits Remarks: o• .0_'.. rrla f 0— " . b.,2.1 " Drainage Patterns Wetland Hydrology C tenon / Indicators Met? YES NO DETERMINATION: Is this plot a Wetland? YES NO • Comments: Determined by: JTJ C 8 M WEIT.A• DE'T'ERMINATION DATA SHEE/ 1987 MANUAL Project #:.79-7)0/0 Site:iei,coom Orfet County: 1rJA3I4j•hjv1 State: 0L Date: 9 Plot:S____ Applicant/Owner: ?IA Mm- -d Sect.'S Township l S Range/L_ City: T,ti 2__, Plot Location: 'a/L. - C a Ail- :. .�: .. aktiletil 6 I) Topographic Location: Jvi i d-w - • ,ea a...44 s - ---____ — Do Normal reumstances exist o e the site Y N Explain: Are soils .vegetation_ hydrology signifirgntly disturbed? N Explain: e mewed dYu,4 ' ies VEGETATION 4cDominant Plant Species % Cover -Ind. *Dominant Plant Species % Cover nd. Herb Stratum - % total cover: W Shnm b/Saplin$g,Stratum - % total cover•:/,S^� 1. ftblct/4 /Gna•�1n5 -7tO PAS 1.1_',,405 ol�SCe/oY /OD Foe, 2. 6v-t> vis cp. • 2-o F/le Lt 2. 3. Treiiibilt)i4-1 6r - -7- tl /.– 3_ 4. C o ;vw, t'tt��l ili;Avivw► 3 0P1 4. _ 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. 2. — 9. 3. Remarks: Percent of Dominant Species that are OBL, FAC - , -• FAC (excluding FAC-): 1/3 = 3314 Hydrophytic Vegetation Criterion Met? • YES 0 NWI Class SOILS Mapped unit name: AIo1161 S;A )63vrrr Matches Profile? Y N Taxonomy: Drainage Class:Sam,o,,,>>7., - Poo+l 1 ire/;h&c( • Depth Horizon Matrix Col.r Mottle Abu d., Size Color, on Pores/Peds? Tex re, Stt ct., Other 0.-- " /0 R 3 2- /0V l2 q{-/.3 mo-Pie S Si./f /a- , 6 -(s4" 7- 5-`'12 L+J4 mollies .5;h< /lT--y Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic E_oipedon Gleyed Organic Streaking Sulfidic Odor LMottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: Hydric Soil Criterion / Indicators Met? O HYDROLOGY it Depth of inundation:� Depth to free water: > 18 Depth to saturation_ 1° Indicators 2° Indicators_ oyr"c re rc4---2° Indicators Inundated //oxidized Root Channels in upper 12" Local Soil Survey Data _Saturated in upper 12" Water-stained leaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: _ Drift Lines Other: Sediment Deposits Remarks: Ii i 4- r. .11.. • Drainage Patterns Wetland Hydrology Crite on / Indicators Met? NO 7- ------ . DETERMINATION,:. Is this plq t a Wctlan ? YES . 0 ' - 4 411 Comments: • e a.)f oy, t'Va&dl Atle i A.� _a., / T r e't Determined by: 11 g W±TLAETERMINATION DATA SHEETS 987 MANUAL Project #:7'1110°)0 Site-1eFkoo►, Wet' County: IN)askiMl,tovi State:-±(. Date: 9 �- . ,Plot:_ __ Applicant/Owner: RIO May , , Sect._3 S Towns... I S Rarge./ (4 City: ► ti,-d Plot Location: • .I. ' -,, - • a idgill f . 614'11 o • I • Topographic Location: /14,, a,t-e_ •r; .d ofhi * ) Do Normal Circumstances exist on the site? Y N Explain: • Are soils vegetation X hydrology significantly disturbed? N Explain: rain A .e. a/Q.A. .,. VEGETATION *Dominant Plant Species % Cover —Ind. *Dominant Plant Species % Cover nd. Herb Stratum - % total cover:,0 Shrub/Sapling Stratum - % total cover:5b 1. Er,lot;u+nn wu+.501.tc, /d D FA(w- 1. euduS o113to1q - 4}b F2214_ 2.. 2.7reiXt.hu, wpb, -Seed i n s ZO F Gt_ 3. 3_ ,'oSa n,4 ma. ✓ tfD - '_ 4. � .E12.___, 5. 5. 6. Tree Stratum - % total cover: 7. 1. 8. • • 2. 9. 3. Remarks: • i. • . b a'.e f. , a - Percent of Dominant Species :.t are OB - ,W, or FAC (excluding FAC-): Ai = 7SV• Hydrophytic Vegetation Criterion Met? • 0 NWT Class SOILS Mapped unit name: 41014 a S;I I07(411 Matches Profile? Y N Taxonomy: Drainage C1ass:,Sa>riewiJ Poor il dra ijheet- epth Horizon Matrix Co or Mottle Abund., Size, Color, on Pores/Peds? Texture, Sl uct., Other -�-15 n 3 1 moils/e5 /`ft " 7-S- ? e ,3 5;,,' hro.-' 1 . I Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Eoipedon Gleyed Organic Streaking Sull-idic Odor Mottled (w/i 10") Organic Pan Prob. Aquic Moisture Regime Concretions (w/i 3", >2mm) On Hydric Soils List Remarks: . Hydric Soil Criterion / Indicators Met?/YES O HYDROLOGY 1. - Depth of inundation: t -- Depth to free water:? 18 " Depth to saturation: SurAr2- 1° Indicators 2° Indicators- 2cy mom.refiftka --2° Indicators Inundated Oxidized Root Channels in upper 12" Local Soil Survey Data Saturated in upper 12" _Water-stained Ieaves FAC-Neutral Test Water Marks Recorded Data Available (aerials, gauge) ? - Explain: Drift Lines Other: Sediment Deposits Remarks: . ., - __KDrainage Patterns Wetland Hydrology Criterion / Indicators Met? ( O .. II DETEB.MI• ATION: Is this plot a Wctland? NO .OmrflenLc: CM etermined by: ��F1 J, • • Design >< Grou • Group December 16, 1999 . APPLICANT'S STATEMENT APPLICANT'S REPRESENTATIVE: LDC Design Group, Inc. PLANNERS APPLICANT/OWNER: Dan Boyden ENGINEERS Pacific Crest Partners, Inc. 1430 Eastside Road Hood River,OR 97031 SURVEYORS REQUEST: 3-Lot Partition . SIZE: Tax Lot 901, 0.17 Acres Tax Lot 1000, 1.21 Acres LOCATION: . East of SW 90th Avenue, 225 Feet South of SW Locust Street HILLSBORO (CORPORATE OFFICE) LAND USE DISTRICT: R-4.5 (Low Density Residential 3300 NW 211TH TERRACE District) • HILLSBORO, OR 97124 503.858.4242 FAx: 503.645.5500 www.ldcdesign.com I. APPLICABLE REGULATIONS SALEM A. Tigard Community Development Code: 3400 STATE STREET SUITE G-710 Chapter 18.390: Decision-Making Procedures SALEM, OR 97301 Chapter 18.420: Land Partitions 503.370.8424 Chapter 18.510: Residential Zoning Districts FAx: 503.370.8426 Chapter 18.705: Access,Egress and Circulation Idcs @Idcdesign.com Chapter 18.715: Density Computations Chapter 18.725: Environmental Performance VANCOUVER Standards 8513 NE HAZEL DELL AVE. Chapter 18.745: Landscaping and Screening SUITE 202 Chapter 18.775: Sensitive Lands Review VANCOUVER,WA 98665 Chapter 18.790: Tree Removal 360.573.0370 TOLL FREE: 503.241.8657 Chapter 18.795: Visual Clearance Areas FAx: 360.573.0390 Chapter 18.797: Water Resource (WR)Overlay Idcv@ldcdesign.com District Chapter 18.810: Street&Utility Improvement KLEIN CONSULTING Standards ENGINEERS, INC. FOREST GROVE, OREGON a • kce @Idcdesign.com N.. MECKEL ENGINEERING & SURVEYING, INC. ' COEUR D'ALENE, IDAHO � www.meckel.com (‘Ij° • . • II. INTRODUCTION The applicant is requesting approval of a 3-lot partition as shown on the attached development plans. The site is located east of SW 90th Avenue,225 feet of SW Locust Street. The site slopes gradually to the southeast. There is one existing house to remain on the subject site as shown on the attached plans. Uses to the north, east and south are zoned R-4.5 and are similar in use. Metzger Elementary School lies to the west of the site across SW 90th Avenue. The common accessway shown on the attached plans will be constructed after the partition has recorded and prior to the issuance of building permits. III. FINDINGS A. CITY OF TIGARD COMPREHENSIVE PLAN: COMMENT: Except where required by the Community Development Code,this application is not required to address goals and policies of the Comprehensive Plan, as it relates to development of the subject property, since the Plan is implemented by the Code. The subject property is situated within Washington County's Metzger-Progress Community Plan. However,there are no general or specific design elements on the Community Plan that are applicable to the requested partition. According to the Metzger-Progress Significant Natural Resources Map,the subject property is not designated as containing any significant natural resources. However,there is a wetland located on the site as shown on the attached site plan (Exhibit 1). • B. TIGARD COMMUNITY DEVELOPMENT CODE: CHAPTER 18.390: DECISION-MAKING PROCEDURES 18.390.040: Type II Procedure A. Preapplication Conference. A preapplication conference is required for Type H actions. Preapplication conference requirements and procedures are set forth in section 18.390.080C. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; • c. Be accompanied by the required fee; • • 2 • • • d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of the record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. 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 requirements,or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. • COMMENT: According to Table 18.390.1 a Land Partition is a Type H Procedure. As a result,this application is submitted under the Type II procedure. The applicable forms have been completed and the appropriate fee has been paid to the City of Tigard. CHAPTER 18.420: LAND PARTITIONS 18.420.040: Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18.390. 1. The proposed partition complies with all statutory and ordinance requirements and regulations; 2. There are adequate public facilities available to serve the proposal; • 3. All proposed improvements meet City and applicable agency standards; and 4. All proposed lots conform to the specific requirements below: • a. The minimum width of the building envelope area shall meet the lot 3 • • • b. requirement of the applicable zoning district. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area calculation. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. d. Setbacks shall be as required by the applicable zoning district. e. 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. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire- • fighting capabilities. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. COMMENT: A City of Tigard Type II partition application form is submitted with this request. The proposed • partition complies with the above criteria and the standards of the R-4.5 District as shown on the attached development plans. B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. COMMENT: The Applicant's Statement, in conjunction with the attached development plans(Exhibit 1),meets the submission requirements detailed by the Director and the Tigard Community Code. • 4 • • • CHAPTER 18.510: RESIDENTIAL ZONING DISTRICTS TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size -Detached unit 30,000 sq.ft. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.ft. 5,000 sq.ft. -Duplexes 10,000 sq.ft. 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. -Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - 80%[2] Minimum Setbacks -Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. -Side facing street on corner&through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. -Side yard 5ft. 5ft. 5ft. 5ft. 5ft. -Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. . -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement - - - - _ 20% III [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. COMMENT: The proposed lots will comply with the dimensional and setback standards of the R-4.5 District as shown on the attached development plans(Exhibit 1). CHAPTER 18.705: ACCESS,EGRESS,AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures,the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements which changes the access requirements. COMMENT: The proposed project will comply with the standards of Chapter 18.705,Access,Egress and Circulation as illustrated by the attached plans. 18.705.030 General Provisions • C. Joint access. Owners of two or more uses,structures, or parcels of land may agree 5 • • • to utilize jointly the same access and egress when the combined access and egress of both uses,structures,or parcels of land satisfies the combined requirements as designated in this title,provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements,leases or contracts to establish the joint use; and 2. Copies of the deeds,easements,leases or contracts are placed on permanent file with the City. COMMENT: The proposed lots will have joint access as shown on the attached development plans(Exhibit 1). Copies of the deeds granting access to individual owners will be submitted and filed with the City upon plat recording. H. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single- family dwelling units on individual lots and multi-family residential uses shall not be less than 19 as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: 1111 Number Dwelling RESIDENTIAL USE (6 OR FEWER UNITS) Minimum Number of Minimum Access Minimum Pavement Unit/Lots Driveways Required Width Width 1 or 2 1 15' 10' 3-6 1 20' 20' COMMENT: The proposed access will comply with the above standard as illustrated op the attached plans. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; 1111 c. The maximum cross slope of a required turnaround is 5%. 6 • • COMMENT: The proposed access will comply with the provisions of the Uniform Fire Code as illustrated by the attached plans. CHAPTER 18.715: DENSITY COMPUTATIONS A. Definition of net development area. Net development area,in acres, shall be determined by subtracting the following land area(s) from the gross acres,which is all of the land included in the legal description of the property to be developed: B. Calculating the maximum number of residential units. To calculate the maximum number of residential units per acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating the minimum number of residential units. As required by Section 18.510.040,the minimum number of residential units per net acre shall be - calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). COMMENT: • The net development area of Tax Lot 1000 is 17,553 square feet. The maximum number of residential units on the property is 2.3 [(25,003 - 17,553]/7,500=2.3). This application is for a 3-lot partition. As a result,this application complies with the maximum and minimum density requirements of the R-4.5 District. CHAPTER 18.725: ENVIRONMENTAL PERFORMANCE STANDARDS 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter,each use, activity,or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere,ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. 18.725.030: Performance Standards COMMENT: The proposed partition will comply with environmental performance standards of residential development. 1111 7 • • • CHAPTER 18.745: LANDSCAPING AND SCREENING STANDARDS 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. COMMENT: Street trees shall be planted in accordance with Section 18.745.040 C. 18.745.050 Buffering and Screening A. General provisions. 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way,buffering,but not screening, shall be required as specified in the matrix; • COMMENT: The subject site is surrounded by similar uses. As a result,no buffering or screening is required. However,buffering and screening will be implemented on the south side of the proposed access as shown on the attached development plans (Exhibit 1)to reduce impacts on adjacent parcels to the south. CHAPTER 18.775: SENSITIVE LANDS REVIEW COMMENT: No alteration of the wetland is proposed as part of this application. As a result, a sensitive lands review is not applicable to this application. CHAPTER 18.790: TREE REMOVAL COMMENT: The attached plans include a tree inventory. Potential tree removal is identified in accordance with Section 18.790.030. 18.790.050 Permit Applicability 411 A. Removal permit required. Tree removal permits shallbe required only for the 8 . • • • • removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure as governed by Section 18.390.030,using the following approval criteria: COMMENT: No trees within the wetland area are proposed to be removed as part of this application. CHAPTER 18.795: VISUAL CLEARANCE AREAS The proposed project complies with the visual clearance areas as shown on the attached development plans. CHAPTER 18.797: WATER RESOURCES (WR)OVERLAY DISTRICT COMMENT: The proposed site is not within a Water Resource Overlay District,therefore,this standard does not apply. CHAPTER 18.810: STREET AND UTILTIY STANDARDS 5. Access drives in excess of 150 feet in length shall be provided with approved 11111 provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. COMMENT: The development complies with the above referenced standards as shown on the attached development plans. IV. SUMMARY and CONCLUSIONS Based on the above findings,the applicant has demonstrated compliance with the requirements of the relevant sections of the City of Tigard Community Development Code. Therefore, this request should be approved. LDC7009.8466 • 9 OM° . . §. . 1 • •J : . . , : : I TL 802 : P . ... .EIP • . I I l� TL 904 TL 900 I I Z r;:�■• I TL 804 0 W TL 805 W a D TL 902 TL 905 • -� • i� gX _ 1...............----.... g83 g Z i..............:--- ....i...................1 : i N 'OR= I : r •TL 100 Q TL p901 1 j _ TL 1000 TL a08 • ~ 1: 2 8 O TL 800 I . . NIP. cn k JT........ i, I /•APLE STREET „� ~ F?F (SHARED PRIVATE DRIVEWAY I oo I. ..,N..- "' .4— --.. .. --L.. 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D. 9 TL 1002 . 1 L_........... _._._ . . . m .03.,.,..: 7 <,0 %4 -I • ■ •• --i . aif 0 0 —1 J x ..... ..- I 1 < -...... 7 < Li , <e- e ... 7..... , ,..,. z., : , , 0 P TL 1101 l'' L_ L. 1 ,.- .,";,.% , 1 i ri--f-"A i SCALE: 1-=•40' I ! I I -.1 . • • : . --..... 1..: • ' ' ' 0 , : . I 1 • : : : i • - ) : : , t I : ,..,..• • . I ; : : 1 * /1/ • Z / L-0 < M cc VICINITY PLAN (NTS) (I) 0 cr LL- SITE DATA . 0 >c Ow V c3 APPLICANT: FINEVIEW FARM, LLC PACIFIC CREST PARTNERS 15500 SW JAY STREET 1430 EASTSIDE ROAD BEAVERTON, OREGON 97006 HOODRIVER, OREGON 97031 TELEPHONE: (503) 641-7342 TELEPHONE: (541) 386-6333 . PROPOSAL: 3-LOT SUBDIVISION g ZONING: R-4.5 I SIZE: 0.58 ACRES . i TOPOGRAPHY: FIELD SURVEY BY LDC DESIGN GROUP, INC. 1511111111Willi. .ElIMEI 1=1:1. 1.111MMI. 2 5MII i . AVERAGE LOT SIZE: 7,500 SQ. FT. -5 I .:if. 1;1. LEGAL DESCRIPTION: TAX LOT 901 & 1000, TAX MAP 1S1-35AA I ,..., CITY OF TIGARD, OR -7' STORM & --=`171.:=: ,:ii-2•=fgiri''''';' ------- - • ---- :: 17="" SANITARY SEWER: CITY OF TIGARD ®PRIVATE SHARED DRIVEWAY ()PRIVATE SHARED DRIVEWAY WATER: TUALATIN VALLEY WATER DISTRICT WIT TO SCALE MOT TO SCALE viWY/ ELECTRIC: P.G.E. Planners Engineers TELEPHONE: G.T.E. Surveyors 3300 NAL 2111H TERRACE FIRE: TUALATIN VALLEY FIRE & RESCUE HILLSBORO.OREGON 97124 101 PHONE`(503)B311-4242 FAX 003)645-5500 www.lecdeNspl.cern L . "— 700 9 c,5 1 I. 41 1 L- /:J...., , TL 862 . . • _ • • : • i . I . • i • LLI i i • . : . .. . . i 1_1_1 : . I.- i • —— ... . : I f-- • U) TL 904 z I TL 804 0 --- -- I .••• i. i . • TL 900 , ••• • --- --• ---- : (/) . „ • . TL 600 I • : • - L.L.1 a . • ix I Li_ 0.-u> i w w : LLJ I TL 805 LL_ 0 D TL 902 TL 905 i LLJ --) z .• T-- • i • . 2 y rc 0 vr i. L_I I i • .• i > i I I I . Lt 0 im c,‘r < • 90'' , 76. ' I IECI. . . I 1 . 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W ..../- ,DI MET) 3300 NAV.211111 TERRACE 19LLS8ORO.ORECON 97124 17110NE:(503)We-4242 ./. F (5a3)845-5500 ..." 1 1 Inch 4, 30 ft. www-IdcdazIgn.corn • / I / 1 Z •• Z 1 / I ..j:. I • • • ' : ,... ... 1 _I . 0 (A '\' 1 1 .. . -- Cl) TL EROSION CONTROL PLAN NOTES .•••• .__(( I II • • , I f-_ 1 CONTRACTOR SHALL INSTALL AND MAINTAIN EROSION/SEDIMENTATION CONTROL DURING CONSTRUCTION (ANY TIME OF THE YEAR) PER THE I ' . I I 1.1-1 'EROSION PREVENTION AND SEDIMENT CONTROL PLANS TECHNICAL I Id"--............. J"-r- / i Li__ . GUIDENCE HANDBOOK' DATED FEBURARY 1994 AND UNIFIED SEWERAGE I Ni TL 805 . 1 1 • . Li__ AGENCY'S DESIGN AND CONSTRUCTION STANDARDS, R&O 96-44, CHAPTER 8 I 1,R"II , : TL 902 T1_ 905 • LL1 2 APPROVAL OF THIS EROSION/SEDIMENTATION CONTROL(E.S.C.) PLAN DOES • J / .. 1 11 -_. / ....1i / r...I ._._ _. _T . 1 -• - : . ... . T _ _ _• --) NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE DESGN (E.G.: SIZE AND LOCATION OF ROADS. PIPES. RESTRICTORS, / I 1 • ,...._-- / I:*---............. • • - . ! CHANNELS, RETENTION FAQU17ES, UTIUTIES, ETC.) / I •-... i . • . ' l. I r-___ ,,,.. , • . • • • 3 THE IMPLEMENTATION OF THESE E.S.C. PLANS AND THE CONSTRUCTION, . • (./.) : ......... - / VIF . . • • : MAINTENANCE. REPLACEMENT. AND UPGRADING OF THESE E.S.C. 1 I i j1 -, .--,-. I -.... ..... / 2 i ......./ • . . ' ' FACILITIES ARE THE RESPONSIBILITY OF THE CONTRACTOR UNTIL ALL ............. / I „....:j I 'tg!; / 42 • i..-- I I CONSTRUCTION IS APPROVED BY THE UNIFIED SEWERAGE AGENCY(USA) / I I \ I / „1:D i / T-TD ''.- /1 I . • \ I ...- : / / I ./ / I • I TL 506 AND VEGETATION/LANDSCAPING IS ESTABUSHED. THE DEVELOPER SHALL W C3 W 0 BE RESPONSIBLE FOR MAINTENANCE AFTER THE PROJECT IS APPROVED UNTIL /- -- . • / ..., i I/ -- r -- -., : r/ / . : : -I crs /-- TL 800 • : • . z EV .., I ■/ 1: / ,—F-.„...... i G ‘ N , : • • THE LOTS ARE SOLD. ........- / • 4 THE BOUNDARIES OF THE CLEARING UMITS SHOW?. ON THIS PLAN SHALL >-0.1. -... / / / ‘ Tir'igb 1 / • --- L 1 006 ,' I I i ; BE CLEARLY FLAGGED IN THE FIELD PRIOR TO CONSTRUCTION. DURING z Ps I / I I —. (10 / it 3 1 I/ I THE CONSTRUCTION PERIOD. NO DISTURBANCE BEYOND THE FLAGGED b.. 0 I 3 In I CLEARING LIMITS SHALL BE PERMITTED. THE FLAGGING SHALL BE -.-- / ..--" .I/ .....--- :., cci „.re co ...- ...- . ! MAINTAINED BY THE APPUCANT/CONTRACTOR FOR THE DURATION OF ..- ....- .- • . - ..- — --: ...- --. -. • ••• „ ---/rIn • CONSTRUCTION. LO<0 . `.. I..- _, • I.....,......,,.....,... i... ` —r • /. .... .........J -- - •••. .... A rki- ;._ -_.. - 1;i' I I / ......- __.......-- r.". 5 THE E.S.C. FACIUTIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN . / ....,--.... ‘ ......,. ...... ......_ CONJUNCTION WITH ALL CLEARING AND GRADING ACTIVITIES, AND IN STREET . / .,_ ' 1,/ , ./.:..-\,....:V\-::>A11111.61WrAll , 1 -.--- - _, . : -- &^` SUCH A MANNER AS TO INSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER .... A THE DRAINAGE SYSTEM. ROADWAYS OR VIOLATE APPUCABLE WATER STANDARDS. / .....m..,4111154111rIVINTO 1I.M:.- / ...-"---- _.——r ,,,,, ---,ar . —-0 • _ ____ ,. __ _ ‘, ---,---t , ,J.,,..\\ _,. If::. , /\ _____ / 2 V/ 0 z ----..,_ -44- e • 4110) / i 6 THE E.S.C. FACIUTIES SHOWN ON THIS PLAN ARE THE MINIMUM CD 0 / 4 0.•,.;•,7) / ' /........,..j.- . . ---c---''' I /- 111. . Akio r At-.114,1111;///46-'' REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS. DURING THE Z 4=3 < 0 •••-• / 1. 1 \- ----- / ——--\\-`'..11,4&---r— W-i CONSTRUCTION PERIOD, THESE E.S.C. FACIUTIES SHALL BE UPGRADED AS in ix - \.... / _ II , „- ,.., • ,----4 ./ i .....--- \..... 1 . I/ NEEDED FOR UNEXPECTED STORM EVENTS. AND TO ENSURE / I ."/ ./ % ca I -- / I "./ f ,...1 / \ ,.., SEDIMENT AND SEDIMENT LADEN WATER DOES NOT LEAVE THE SITE. Ce / I „/ / / 1-- ..---'. , !,' ./. / < o- :6 ....22 ..„.--- -...._ 12 5/ • . .../ I -,„.s. . .0.1- i I ■ . - -, , / / 7 THE E.S.C. FACIUTIES SHALL BE INSPECTED DAJLY BY THE 11- co - a „ I IP\ / ' I ::.! ,..": ...- / • ....... 1/ APPUCANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE < P - -- -_ ..1.1.. , . G ,__411* .„ : i ..•—• : / / / . 1- 1- I -- \I - ! i / CONTINUED FUNCTIONING. C 0 LA_ ....• / / ......- ...- I ...---- /.... // -I -I x 0 , i --k. 8 THE ESC FACIUTIES ON INACTIVE SITES SHALL BE INSPECTED AND I < ..- TL 1 OM 1 , .....--t. 1, , , , , 1 /• / / __ - _-- i -" / ' ..- MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN THE 24 HOURS In X I- I " II ,4/ / < - I l' : I / FOLLOWING A STORM EVENT. 0 ....---" / : /// 111.10:jr AZO 1 j . ...-- I- ( ..-• : / ./ _...... . .•-... I----' , . ' / .; . : . . . -' 9 AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO /-...=... 1 •-t- ,'"- -7.190 ..- : ...---- : • ...- • ...- --- ACCUMULATE WITHIN A TRAPPED CATCH BASIN. ALL CATCH BASINS AND / / '•• . ...- .- ... ....- / efri-e:_ji C'''C'%<, / •,, iti, ,-•' i ; \.../ CONVEYANCE UNES SHALL BE CLEANED PRIOR TO PAVING. THE ---- ...... I. / / •./ / I // A I.-- ...' , , t ..- / ,i .7 ____ „....-% ,,....-- 1 .. ..........4-- ....- 1 .......-4 '''.--- . 6; // 1 / ,,, CLEANING OPERATION SHALL NOT FLUSH SEDIMENT LADEN WATER INTO THE DOWNSTREAM SYSTEM. / . -- 1 .... ---- I ; ii 57% C\e/\ 10 STABIUZED GRAVEL ENTRANCES SHALL BE INSTALLED AT THE 0- q-- I ....--- ----- I / ...._ — ....../..--- :.,r...... .... I .„r . , 1 ....— — ,...---\ •, 7 .\. BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF \?.... I., -",.... I / ..4, / ..., / / TL 1 go2 .....- „ ...- •... „/„---- zi , 1 ......„ • — , .0.., ,,,// -0/i THE PROJECT. ADDITIONAL MEASURES MAY BE REQUIRED TO INSURE Z z >-.< 0 CC__J .... .......-- I I / / #! 44 THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE -a a. 0 PROJECT. z z 4\ ......-....._ I / •••••.,7 I / // --- /..... ....--- .-• / Z':-.3 .--0 ./ .04,... / // / .......---- ..-''' I • . /1 1 / // (LC) 11 STORM DRAIN INLETS, BASINS AND AREA DRAINS SHALL BE PROTECTED UNTIL zi,....,--0 a. iL,,-_..ca I ...." ---.. -.... i -... , /......i..... ----- - : -01 : N.., ----......./: / / / ss. ..\-- PAVEMENT SURFSCES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABUSHED CC-,Er Q.L..-Lu 1-1"..:/ 1•••••. s-•-• I ..„. — .._..- -i- ---- r . 4. // ...•-•/./.,' / 1..,..,\N" 1 N. r • i i , , ,_i . 12 PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE 0 .e N. / I 1143 ISFEETHDIENRGE Z I — , .o. , ci-T-- !i3x SHALL EXPOSED SOILS S .... .....i.„ • . SOORIMLESDE)NROsLA0LTsERNOTINT AFIILLSETPST.TATRIFLOIZREDEAFRCHOMPHHA0SvE.01FT,4CROoNuS:UCTION. g < / I / ....\ ?-11\‘ , : . : TL 11 01 1 _ ... ..- : 4/,',// <51) g APRIL 30, THE WET WEATHER EROSION CONTROL MEASURES WILL BE IN EFFECT. SEE SECTIONS \ 1 I • . • . ' : \-.........,//,/ \ 3.3.7 AND 3.3.8, TECHNICAL GUIDANCE HANDBOOK, FOR REQUIREMENTS. : // \ (-\\*"\ 1 ,, ......... ____ - : i -, - I ,5-ii (-\\..., GRAPHIC SCALE 15 ESC MEASURES SHALL BE REMOVED BY THE DEVELOPER WHEN VEGETATION IS I \ 1 . . I \ \ ./".■/ \.. ...,„.- ..., 3. wit3 ... a. ........iimis 3 O so no FULLY ESTABLISHED. /1 4\ } i I • : • , ,/jJ.L' 400 --- .- ' ,' e 41,,, (D4 FM) 16 NOTIFY USA INSPECTION DEPARTMENT AT 844-8444 24 HOURS PRIOR TO ANY WORK ON SITE. 17 ALL EROSION CONTROL MEASURES TO BE IN PLACE AS SHOWN ON THE PLANS OR DIRECTED BY fi I \ 1 1 TL. 1 1 00 : ; ■ ,r, , „„b„,,,N/ 1 Inch... 30 ft USA INSPECTOR PRIOR TO ANY CONSTRUCTION. P• A v 1 1 J TL 11 02 • . . / 04 7/ I 7-,,, ,,-:......- \ 18 WHEN SEED/PLANTING ARE PLACED, THE OWNER/CONTRACTOR WILL MAINTAIN UNTIL THE 2 1 I % i _ ...... • : • ••••I ../ VEGETATION/PLANTNGS ARE WELL ESTABLISHED. l• i TL 1 200 GRADING NOTES: , ■ • % . I ! I / li ill 1 0 ,14,......•....7: ..„,wa. , . LEGEND 1. A GEOTECHNICAL ENGINEER IS TO CERTIFY THAT ALL GRADING HAS BEEN COMPLETED AS PER T1.1 FOLLOIMNG: 1 1 14 g O. 111/ 11811 -_____ , r._4- I 1 • 1 Ca• • a bi V l'i '..,,...;:.::! ti1571, l ..':.'jj.,i_IIII_Illi,1,11 • ALL GRADING SHALL BE DONE IN CONFORMANCE WITH CHAPTER 33 OF THE UNIFORM I'd 14 •I_I:I...,-,'...:,,,,I. ----/78----- EXISTING 1' CONTOUR > SURFACE FLOW BUILDING CODE. ,/°° 0 11;11111 1111-4L---- -1111 ."."--gas,../... .• ."4: CATCH BASIN • AREA DRAIN • ----...__180--- — EXISTING 5' CONTOUR G 2. FINISH GRADE CONTOURS OR ELEVATIONS OUTSIDE THE STREET RIGHT OF WAY ARE TO 3."..-':.. ,'":.:•'Grottp '•..,. A .'i- EXISTING DECIDUOUS TREES TOP OF STRUCTURAL CUTS AND FILLS. ,:::::.5:;,:, W. .0:46:6,., 4,., 010 ,,, -• .•:: eat PROPOSED 1' CONTOUR Planners 3. STRIPPINGS NOTE: ill :''-'' Engineers EXISTING EVREGREEN TREES CONTRACTOR TO SPREAD A MINIMUM OF 4" OF STRIPPINGS OVER ALL LOT AREAS AND ',...41..-:'VI',1.rn'',ciDA• - r=1:::-;.:. 4Ik Surveyors •,;-....de" . , •,...0.4.0%-k, .L. 2_ mu -.h..-= --- ,,... —.540 PROPOSED 5 CONTOUR SLOPES AFTER THE FINAL GRADES SHOWN HEREON ARE REACHED. EROSION CONTROL 0.---..k..,•3•1_• ..,..i.,-TY,,,c,-"fr:r--• .3300 N.W.21101 TERRACE 0/ --%'.. cs4.41..),/ ii NM qII_If, CD040.00 RETAINING WALL MEASURES WILL BE INSTALLED AS NEEDED TO PREVENT AIR BORN OR WATER BORN SOIL 111115110RO,OREGON 97124 . --a...,r1F'..i..' Radius•25"min ' .?i-ick""/ ,/ Clean Pit Run or 2"Minus Gravel 5 III vi„ ,, ,,,, L- A > .RAM ,..1.;,.. - 1111 -1F•• •111-•• SEDIMENT FENCE PER FIG. 3-2 MOVEMENT. A GRADING PERMIT MAY BE REQUIRED IF ANY STRIPPINGS NEED TO BE DISPOSED OF OFFSITE. STOCKPILE AREAS ARE TO BE AS INDICATED HEREON. PHOVE:(503)0313-4242 FAX(5O3)645-5500 www.Iderlestql.eom i, 11 k -, __. 0 BIOFILTER BAG INLET BARRIER PER FIG. 3-7D PUN Sohq,nd•Re^1.......t ?Provide Full 11 ' 1 le 7009 GootestSe.as Required. Width of r min• dwess/Egress i5 itt- 1 iMI,.•iitil 7-77.:....7-x-.7:4 smiNT so. depth Aro.. ei 1 1!! SECTIIN A-A M.A.v://.. 1 M. s<:,\/ ',' 50' GRAVEL CONSTRUCTION ENTRANCE PER FIG. 3-1A INLET NiiriMial . az/mtn.for single family and duplex residential t.e ITCH Nuns 3-70 ' Erosion Control Plans Figure 3-IA Erosion Control Plans Figura 3-2 Erosion Control Plana Blanes Bass-Temporory Technicat Guidance Handbook Cruel Construction Entranu Technical Guidance Handbook Sediment Fence Technical Guidance Handbook Catch Basin Protection or 5 ■,. ' i _ EXISTING TL 903 IF:"-----T"----T-- TL 803 (TYP.) > I TL 802 4- i _. _ _ : • _ - - 1...1J J I _L w • _1-- EXISTING EDGE OF _.. I � LEGEND 0 PAVEMENT I �,// x..-. .' EXISTING MANHOLE&STORM SEVER G) (T`�) TL 9 0 4 ® PROPOSED MANHOLE&STORM SEWER I _3 • • TL 900 I TL 8Q4 Z y.s'3 EXISTING INLET=STORM SEWER TL 100 (pl - _ C� EXISTING F RE HYDRANT ' I (/) TL 60 W PROPOSED FlRE HYDRANT _�EXISTING ' C br ,•. &t- UTILITY ' I L.L. >'Y: EMSRNG WATER LINE I-TD EXISTING STORM ` PALE) I I ( Ld PROPOSED WATER UNE V CC o \/ 1 fA RIME WATER UNE 1 Cl) DRAIN LINE (TYP.) TYP. i ' TL 805 J ~°' TL 902 TL 905 ---D4••• EXISTING VALVE:BOX f a o v 1 ; I :32L� _____. —_ I ..__._ ....-.... �_ ® - PROPOSED VALVE d[BOX O 1 • W o I , I I ••••4•••• EXISTING REDUCER 3 Cl)F-,- EXISTING SANITARY —��n I I I ! �— PROPOSED REDUCER L'-' a n LD 0 SEWER LINE (TYP.) i I (n a W m�• �Yr ,./. t s I —� CLEANOUT • �. W.-I--•-• I f ; TL 806 �C:., USUTY POLE O r: - L z_._,gb__._.— . EXISTING MANHOLE k SEWER Z EXISTING WALK (TYP.)� 4 1 2 ' TL 800 ® PROPOSED MANHOLE 6 SERER Z p O .- aw TL 9101 TL1000 3 . • i Mo I- i_ ¢ F MAPLE STREET f xF- - i i ° Q .:� Y i .... .. �.`\ _.r. ...— -...�.-. I 25' WIDE WETLAND 0 U .:.i.,. 1 �� \�_ r .e�—I BUFFER `i i; WATER SERVICE \\.� ` f • cg \\ I I I V 'v.y .r1 I. j I I '' �l / ///""-''10' VADE STORM r?�ocrr ^, ,... I 'I ` / I I/ SEWER EASEMENT ( "i ya ` -I 1 TO'WOE SANITARY I ! r :;i r ``jN` •y y,; SEWER EASEMENT I I BUFFER TLAND • Z '� J TL 1001 J I r; >..' �C �i ' J '�_ TL 1301 t ,. . . .�•!7. V. • -• ♦ ♦ ♦ W • A. ..../ 25'WIDE WETLAND ! ^O BUFFER i.• 1 ` " • re.. ` " (� EL• D q. TL1002 d w • ...4. •••r- ,.../ _—.... .... 1 <<.45) . 3: • `1. Q TL 1101 . :)(l 1 f X GHQ • .Cf.?`-Yrr. f ' - TL 400 >:..;;:.:;,: • 9 r I ' _ Design 1 • Groun I TL 1102 TL 1100 GRAPHIC SCALE ..::;::::' I.. Y Planners x o u x m 1m Engineers I I Surveyors TL 1200 1110 MOO N.W.211T1 TERRACE I ' ( W FElT) HILLSBORO.OREGON 87124 1 fueh a 30 f. PHONE:007)SSS-4242 y I ,! FAX:(507)645-5500 W:' Jdcdeaign.eem /' I.'1ae Ku 7009 xn• / i} / I H . 4 .. I s. 5 1 ryo° o .„ SW LOCUST STREET 0 , —1 IL 203 TL 204 TL 8031 LEGEND EXISTING W TL 903 j / �) 11> I .j./ TL 802 t— / O SOIL CLA Q W SSIFICATION NUMBER _ W EDGE Of / !' SOIL SEPERATION LINE . 01 ( TL 904 / i /// TL 900 /TL 804 TL 100 N I • -,— -- --._, -- - --x --... TL 60.x-" fi _ / • . � —190 EXISTING 10' CONTOUR EXISIWG STORM S ' 1.eTZT44° E / / W ORAW 1INE(iW.) (TYP.) / O Ni TL 80� I _•''' DRAINAGE FLOW DIRECTION ....._-60/TL 902 TL 905 Li__ oasnNO�R� r ; ,-`• ;, G EXISTING DECIDUOUS TREE SEWER LINE(TYP.) I --_ ® ,Vr`` _ Z 200 ar " EX�TE I / TL : • EXISTING EVERGREEN TREE w O EXISTING WALK(TIP.) �" ` I , COONCRETE i/ TL 000 tea'' . o i ! -� TL 1004 PAD / _ r — TL 901 8 R= NI r CC I a 1 _ I t SW MAPLE STREET !+- I EXISTING WALL(TW.) /L__.I / — O Sf l G /— 11' . ./ TL 590 v f L EXST.: I •NWSE / I I M-BLD W C (i0 BE R OVEDj a j•• ^.�.l. > r ___.1—, •-l. ®1 " "� '1'•j 0 Q- I- ! TL 1301 g . r� .•. .. // "� I I ..-_EXISTING / /�_... i. (,-� .� TL 1002 FENCE ;;.,` / v I 1 '• I _ (TIN.) .�iif .f ' I / V I _ HO / ® � ` L N i r e s O / f ` 4 _ _. Q/ F � . . Co O - ` L I j . r .= N I TL 1100 44. Y?` N°T V '' ;, TL 1102 „� _ .. I I TL 1200 IM .,II1- I ....s. ,- . / sO I MT 4 1] s / SOLAR : DIAGRAM 3203 '`e, GRAPHIC SCALE K 4200 `F TL 3900 TL 3800 TL 3707 2///902 902 3205 T 7 s \ , N0 ,�cb = SOIL LEGEND BRACE III 97124 SOIL LIMITING DEPTH TO SEASONAL/APPARENT DEPTH TO DEP 4242 TYPE DESCRIPTION SLOPE FEATURES WATER TABLE BEDROCK FRA 500 1 ALOHA SILT LOAM 0-3% WATER 1.5-2.0 ft. PERCHED > 60 in. NONI —1 22 HUBERLY SILT LOAM 0-3% WATER 0-1.5 ft. PERCHED > 60 in. NON SOURCE: METRO'S RUS UTE DATABASE AND THE SOIL CONSERVATION SERVICE SOIL SURVEY OF WASHINGTON COUNTY. JULY, 1982. —...1 friLP / 911 -- 1006 / MAPS 1 i i I L...... LDC Joio 7009 1 1 I j 7 TL 805 -1 ICI I I Ii D TL 902 TL 905 1 1 _ Z. i 1 r \,.........._ ,.........) I> � I TL 806 i L O � i 1 TL 100 i a 1 / /— — H O Y7177J9N � 1 Parcel 1 / TL 800 � 0 I / 1 CD TL 901 / L —7 °Ct I / LL. wo (f) 1 ` —7/ / �Parcel 2 / J 0 roi.3 s_w M A P LI — J N<cue 3 o i--) r.,„K) STREET \,. ` J a� o cei— -7- - - � r � c W W il- TL 1001 , / —�i �..��. D RA V /NGS ° Qo� a � ° '� m Lo g � I � / CORAL �' j � n /11 1 Co l/ER/ INDEX OF DRAWINGS \............, J i i � � N TL 1301 / I _ 2 PRELIMINARY PLAT r **\ 3 CONTOUR MAP ,, _ _ J \ / ci.§: a �1 4 PRELIMINARY U TLI TY PLAN Z TL 100 i I N Q I � I $ • 5 ON—SITE / OFF—SITE ANALYSIS z Q � c., WASHINGTON 4 0 O Q W Lo x OP °, ST. 00 RETREAT ~ O M O 1 \-- . - ' N • --...., ..,„1„...0., s d i—I TL1002 ,...: / _ I- \-- \ y MERGER SCHOOL a Li � Lt Q � O d �micifogg ST. < PI: I i <c9� � � nva��F , Y�� _ O X m— _ — a x o i �� ` SITE�� c� � � � O I. . . ..1 , TL11O1 j`- P' � �� J 7 (c4 J i / SCALE 1"=40' 1111 ST. m °"" � 1 ..................., 0.7 f _______7 J z 0 • _ 1 L.L.1= Q VICINITY PLAN (I'ITs) vs) � 0 \.,.. ,1 .1 Ct Li_ ( ***\ 1-1-I 0 SITE DATA OLd k 0 APPLICANT: FINEVIEW FARM, LLC PACIFIC CREST PARTNERS z 15500 SW JAY STREET 1430 EASTSDE ROAD � J BEAVERTON, OREGON 97006 HOODRIVER, OREGON 97031 TEEFONE: (503) 641 -7342 TELEPHONE: (541 ) 386-6333 ( 1 PROPOSAL: 2—LOT PARTITION „.., . , -..° ZONING: R-4.5 -,c4 8 SIZE: 0.41 ACRES o Ei a. TOPOGRAPHY: FIELD SUR\iEY BY LDC DESIGN GROUP, INC. s",-:, 8 N. LEGAL DESCRIPTION: TAX LOT 1000, TAX NAP 1S1 -35AA 8 < ., CITY OF TIGARD, OR � J STORM & 7 "N .6.,,,,, ,,,,,,,,,,, SANITARY SEWER: CITY OF TIGARD fl it I Design WATER: TUALATIN VALLEY WATER DISTRICT "' ELECTRIC: P.G.E. Planners Engineers TELEPHONE: G.T.E. Surveyors 3300 N.W. 211TH TERRACE FIRE: TUALATIN VALLEY FIRE & RESCUE HILLSBORO, OREGON 97124 PHONE:(503) 858-4242 FAX:(503) 645-5500 www.ldcdesign.cam J l JOB 7009 DRAWING NO. I . , OF 5 \.... .../ „, ' 11 IA ‘b b ea ()17 r -a\ . 1 I F--- LIJ 1L904 TL 804 LLI CL .... H- (dO I LLI D --- 0 1 I (1) z 1 C.:: -FL 600 / LIJ _____L LIJ / 0 > IL 805 1.1... / Li_ w 0 < I _ . . _ I-Li a , 1 / ct LLI 0 LL-I 0 0 W N --I 1 1 IL 902 IL 905 1 / ' IMMIJ W (IN 1 I---- 1 0 —I / w < re) 1 r (f) ,_ ,...... ,..... (3) / 0 (In ,.. I / , .., la I I it,..... .......,---, F...< 00 IL 806 / IL 100 (n ... 137' / 1 . I 1L901 IL 1000 . I Par el 1 / TL 800 / z ,;), / 0 / Z < 0 0 0 < w 50' -..--1 / , , --/ 764 1 q. ft. N\q/ / :. / . V rill () ' 7 ......,, F-- 0 Lo ct 1 ,(1 0: o ID ' iel'I' J C b / / cs / F--- (/) „ /, 1 / , , / / / ii 0 .cgs. 1 1 ,1', / Parce - 2 6 - ,,,,,,,,. , ,2 6, ,f_ / _ , y ' , 3", ,,,,, , 45' I I / ) q• • .2„ v - / 1APLE STREET oi 88' 105' .--",„„ ,j)(1 Gross: 0, 014 sq. ft.'-' ... , . .. F. 0 4b . a , _ IL 1001 1-/ IL 1301 IL 590 ............., I ____7___ / _6,1_, ... , ,..,_.. r3ri,-- 50' N. -, .....1 ... ....1 / NN, N. / >i- ce / I TL 100 N. L --J LLI Cl. I 6 < 1L1002 ,),"(\ C9V / I .C.,\,... / / . . cezi I ............. _ ....... oll'Y'_. ........._ __. ...../ .,. ..- (L7.' (4,1 / -J -"L_ 11101 SI .._, r.L.- . / / < , c.) • I / / - I.Dc Design r k 5\(9 %*<;°\>'4\1° /' /// / Group / IL 1102 IL 1100 / / IL 401 / Planners Engineers / / 47..... Surveyors 1 / / -FL 1200 /111 -- 3300 N.W. 211Th TERRACE / -i HILLSBORO, OREGON 97124 / / I PHONE (5O3) 858-4242 FAX:(503) 645-5500 / / www.ldcdesign.com / / c JOB NO.: / GRAPHIC SCALE 7009 ,/ / 30 0 15 30 60 120 SHEET NO. __I L -,/ / _. ..._. _ ...._ _____ z / 2 / ( IN FEET ) ......... / / 1 7 I 1 inch = 30 ft. / / / ,-/ / 1 1 1 (.. OF 5 •... 41%\ j 7 1 . 1 L U ++-- I 1 1 L OULF I L.Lj i IC: 7 tits-- I I \ I / 1----- 0 c i Cf) 1 L ---, "j L (2 Z\ IL 6 ) ( 1-1 I' I I 7 IL 805 "....L. L.L.,. , / IL 902 IL 905 I LL.I 0 LA o i 7 7 1 ----1.-k-fr 1--- -/Ii 4 1 _______ r - - - H (f) —I v) Cr (Nj I r I / -,..„, i I .------ IL 806 , i -I 1 1,-,.. ----,, --- t , _1 ---17) — 1 i.:/\„\:,,, ..-e# IL 100 1 ------- ----j / i L.T...--i - <0 7 1 L ------ G7ND , c, ..... --- --+— ./j I IL 901 , ief / 000,\() ..„ , 7, I/ 1 z oLow--- us I r -----, ,--- r , \\....-- r" Par?Al 1 7 / IL 800 ) / - --, /8- - - - EXISTING 1' CONTOUR K —......_ 1 -ir------- ,,, G % 7 / , i -,----- „,,, Li_ _...:_-____/f;__ , I _ I ---- --- / / ill \ ri_... .....-1 / / / ."--- ---180---- - EXISTING 5' CONTOUR / L. _.../ / 2/ '-1,_ .„--- i i I / \ ----- // / 1 I / SURFACE FLOW z . ----NN ,,,i----,, 2,0 7 -'''-- G /, / I Z 0 < (.5 -------- _I I r 0 o < Lu .------ .....--- ,i/ ' i 1r/ / G EXISTING DECIDUOUS TREES / / Parge 2 . , ___,...,.... 4" t\ __--- 11 1,_ ____ .......__':._-__--------- ........_ "---- ...../ ''iN 1 z ,....... I ...._ v) five / .—/ ."." ............... —/ -r.. / EXISTING EVREGREEN TREES M APLE STREET _,, / N___ ,___ / 1 1 N.... ...---- / .....-- 7/\> /\— 1 1 ' / L €.----.G -. *'---/:/- :.:., , ,:.- _,,--:,.‘:::*::_ .,';, iK1*7. .. -.131-p.!:-.,::_y 17:-;';,\'',: -:::-- ---- _____ / ,...--................,...._ ....... __/. ri- M /[ ----/ / / 7<N, / IL r3,01---/ rs-7,I >a- ,-) r I iih n ...1 ,........... / ,..).-- --1 --\ iv Gi IL 100' / I w ....._ / Z U ‘ y / / 1 i 1\9 / ,//// 1 1 1) // 7 Ai % / 1 V ./....a.''''' V / 7-- / ./ / 1 % Z ,Z ...._--- ----...._ /7/7 / --- _>.... ‘ ..,." / / / / / I .....------ ,...„,a, G /z / sy _______ , .....---- - ----- / i 7 I / k....„fi _ --.. ---r- I 1 / % ,--- ,/ / „../ /--- 7 / s. , //_.,,, -/ .7.-- / i / Cl- r— 1 7 I/ ,,-----i k,. /.„ ..-" / / < L 100 - ---, . --i 1 F .........*■■•I 7 /(".. V . ''''''''' ..-.---°- ■-• --j "4■ ct -I - 7 h. ----1 —1 ,V* .,--- ------ OIS 7 --\ , , ,- I /, ,- 1 ,--- .„--/- .7" ..7-' '4‘ , , woo „---- --'-- 7 ite 0 A\ * D ------ 4-----. / i ---- --- _____V /- AI.IIK . ----'' ...------ ////, 1—* ./ '.' • ------- ...------- '---,,,, j I / G--- 7 7, ... ..„ - .....„ ______ ......„ 0 A' ..........._........ .7v /7„7" ------- .„----- ..„-- ,---- ---„, .. 7 ///1/ ,,,..-.. .,---- --,,.. 7 I -L/ 1002 , ..--- ..-- .__, -------/ ----- 7--- s5 /7/ ,/ xxx4\ / / _ __...-- z .....-- .-/ ...-- ...-- 7 r' 7/ ,c.. c.) / 1/ / I / /... _ ,...._ //// / / , 1 ,---4 N., -N / 1 --b------- / / __.---- ....--- i //''' --) --. ....- .N. %-- ----. i ..../ /7/// C.) 7 - C)\ --- ---- - - -7// c ‘'N■ / -...., I Hz- -....,_ ...,...---- _---- ......------ i....," / M-.-'' -N, & / -.. ,. / / 9/ co I NI- .--'-' IL 1101 G //-/ / CL / --f , --, ) r ,.... Gr--- -N __,., ..... "\(//,-;,:f, /cC) / .-I = / cn \ - ''' x `----....,, ' ...\ ce-6 c... / CD \ . c an \ //// ,..,,c) / ""u7s) -..Th /7- / r. al / LI; cm I \ / // \ // b ' --J / Li • C...) X 14 .- jr' /1/1 '-1(6 ./ s -... —I /I\ /10112 1- r"-- / CI i 4 CD C) / / / CD al / 0-) 1 \ adipli 4/ / / Cli 0 401 / (13 /I\ IN I ) IL 1102 IL 1100 // \ / t ) ''':1!'Group - 1 / / / -viijai, a., / IL_ 1200 Inc. c.. \ / / / .... / / Planners ....z /I I ) . / z 71's*-11 i Engineers \ V // I 4c .,// / / Surveyors ci, / i //' / 3300 N.W. 211TH TERRACE -c, / HILLSBORO, OREGON 97124 /1/ \ N[ I / / 4/ PHONE:(503) 858-4242 cr / I FAX:(503) 645-5500 co --1 / 1 cn ./ ......J 1_ 1_ -7' www.Idcdesign.com c) r-, / / GRAPHIC SCALE - / JOB NO.: 4-) , ../ / -... -r- 30 1 30 60 120 1 ra ,/ I 7009 ci. _ —7 ."---- // 7 , .- ,,," I I I • IIII"Aimell%mimmidIIMRIIIIIIIMINIIIIMIIII SHEET NO. iii tn 1-4 >. ( IN FEET ) L.I.J cc 1. inch = 30 ft. ..-- cr.) .,.., OF Cril 5 ...— -., ....-- r---.. (r) (...) a.) .(13 ---- • l I 1 I 1 I 4**■ I EXIST1NG - CURB I i h(TYP.) -- H� i---- LLJ _I IIL 9 0 4 IL 804 I—Li -..0--1--�- EXISTING I — Ct LEGEND EDGE OF PAVEMENT XSD © EXISTING MANHOLE & STORM SEWER ..... _... .�..... WI PROPOSED MANHOLE & STORM SEWER LIJ 0 TYP. I XSD 0 EXISTING INLET & STORM SEWER I r- cr) 44 ;; EXISTING FIRE HYDRANT 33 --•••,. .‹....., wm _ , L -1 IL 6 0 „<„, 4t°' PROPOSED FIRE HYDRANT I—U —E-X 1--T ` L 14-1 I XW EXISTING WATER LINE �j U TI LI TY w o PROPOSED WATER LINE r.,CO Lu 0 EXISTING STORM I POLE 1-4..1 I -FW FUTURE WATER LINE (!) DRAIN L (TYP.)WA Z N EXISTING VALVE & BOX W w 0 . PROPOSED VALVE & BOX <� � Z N vM L.L. 0 I MAI- r EXISTING REDUCER C/) ~ d- W co I I / ~�-`,,: PROPOSED REDUCER � 8 ;") PROPOSED BLOWOFF Z if} W to ,_ I IL 806 / ....._............... EXISTING SANITARY 1 ,� ---1 D WATER SERVICE SEWER LINE (TYP.) , / IL 1 00 I ,,• / © CLEAN OU T—L 9 01 IL 1 000 /W: 1 I / c UTILITY POLE ., XV < Parcel ,/ TL 800 ) / - xss 0 EXISTING MANHOLE & SEWER Z / 0 PROPOSED MANHOLE & < ( MAID / 0 0 <C W NI, (f)EXISTING WALK (TYP. � / / / --. �,wm / i---/ ,r-.• I Ct 0 tni""' CS / / Cl. O co / / / ._j Cl. ( I Parcel ( / .� I Gv 1 / Q F-- SW MAPLE STREET >i- 1 ,,• N t--- 7' 6 ty , 1 / o i ' / 0 iti _VAULT 25 1 _ / \•,........, .........___-/ .... / I IL 1001 0 , BUFFER i -.--b..;-•....,.._ % N .... • ,,, ,i, ,i, .,....., / cl) WATER k v r.. � / t SERVICE N % ., / � t •.� \L y � y t•/ ,../ .�MAIL 15' '� '.• y / < I ' I AR ---•--...- -.. `` •- } .�C -�--I 15 WIDE SAN T Y "� 15 WIDE STORM N. SEWER EASEMENT SEWER EASEMENT .• / CL / ///' I N N ,.•• •, •� \' 'i, v y ((:t..............i........249-. -4- -.1 1 1 N.N N. N ,. mil+ .fir j•"• "� , • W,,, . ,,, , .IL 1 00 CD •1 :'*' : /, ,... , /I .....t, -.I N. ..,'. * * * * * * / * /. / '14‘ a.. 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LOCATION: -e- / — G • TAX MAP(S)/LOT#(S): • • NECESSARY APPLICATIONS: 7,1z., • • PROPOSAL DESCRIPTION: COMPREHENSIVE PLAN MAP DESIGNATION: � S,� y � • ZONING MAP DESIGNATION: j'? 5 C.I.T. AREA: FACILITATOR: PHONE: (503) • • ZONING DISTRICT DIMENSIONAL REQUIREMENTS - • ' MINIMUM LOT SIZE:3Ssq.ft.Average lot width: -r-(7 ft. Maximum building height:30 ft. Setbacks: Front 2C' ft. Side -r ft. Rear /eft. Corner / 6 ft.from street. MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: —•- %. [Refer to Code Section 18. 1 • ADDITIONAL LOT DIMENSIONAL REQUIREMENTS • MINIMUM LOT FRONTAGE: 25.feet, unless lot is created through the 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 18.810.0601 •QTY OF TIGARD Pre-Application Conference Notes Page I of 10 Aesideotisl Apprwtia✓Plenning Division Section • • . SPECIAL SETBACKS ➢ Streets: feet from the centerline of . :--- ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. • ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. (Refer to Code Section 18.7301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicant's are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 503-648-8884] G LOT BUILDING HEIGHT PROVISIONS 4fr.w___ '-1171A 11�IU EIGHT OF 1'/A STORIES or 25 feet, whichever is less in most zones; 2/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.730.010.0.2. are satisfied. RESIDENTIAL 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 land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and > Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. • Public right-of-way dedication; > Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. (Refer to Code Chapter 18.7151 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: I EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq.ft. (20%)for public right-of-way 6.534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet III ± 3.050(minimum lot area) = 3.050 (minimum lot area) 11A Units Per Acre 12.1 Units Per Acre . *The Development Code requires that the net site area exist next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Protect Density is 80%of the maidmum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CTY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Atsidentiil Appfwtia i/Ptaanmt Dirision Section BLOCKS • • • The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 600 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Section 18.810.090) ITURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: D 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. D Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.810.030.FJ QJARKINGANDACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. • D Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. • NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. D Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D Handicapped parking: . All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. [Refer to Code Section 18.705 a 18.1651 • 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. • • [Refer to Code Section 18.7651 aTY OF TIGARD Pre-Application Conference Notes Page 3 of IO Ilaidmriil Appriatioa/Planniag Dirsioa kctioa • • OCCESS WAYS Minimum number of accesses: 2 Minimum access width: • Maximum access width: Minimum pavement width: /0 cel 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. [Refer to Code Section 18.7051 CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. [Refer to Code Chapter 18.7951 BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and • horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.745] The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: along the north boundary. along the east boundary. along the south boundary. along the west boundary. STRELT TREES 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 (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking • areas shall include special design features which effectively screen the parking lot areas from view. 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 18.705,18.745&18.1651 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 10 Ae:identiil Application/Pluming Division Section 4___TREE Q REMOVAL HAN RE UIREMEN• • A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a • development application for a subdivision, 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 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will • be inventoried as part of the tree plan above.and will be replaced according to Section 18.790.060.D. [Refer to Code Section 0,MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement. trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. • IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.EJ CITY OF 11GAR) Pre-Appliation Conference Notes Page 5 of 10 AesidentW Appliatioa/Plmna A Division section • • 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 Adjustment application may be filed for Director's review. [Refer to Code Chapter 18.1801 le—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%, 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 boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Refer to Code Chapter 44—STEEP STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code • Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. IED SEWERAGE AGENCY[USA)BUFFER STANDARDS,RESOLUTION AND ORDINANCE[R&Of 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall.be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% 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 AS FOLLOWS: QTY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential AppAaeon/Plunmg Dimian Section • • > A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (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 ten (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 ten (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 a 0 96-44/USA Regulations-Chapter 3,Design for SWMI ° WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. • Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1,000 cubic feet per second (cfs). > MAJOR STREAMS IN TIGARD INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. • Riparian Setback Area THIS AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). • CITY OF TIGARD Pre-Appliation Conference Notes Page 7 of 10 Residential AppGation/Plmning Chrism kaion • • • • • ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. • ➢ The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.797.030) . � iparian Setback Reductions t The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050.0 that demonstrates all of the following: ➢ Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five (5) years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; • ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. [Refer to Code Section 18.197.100] 7'4 RRATIVE • 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. CODE CHAPTERS 18.330(Conditional use) 18.620(Tigard Triangle Design Standards) )8.765(Off-Street Parking/loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) c/ 18.175(Sensitive With Review) 18.350(Planned Development) 18.105(Access/Egress/Grtulation) 18.180(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.185(Temporary Use Permits) 18.370(Yasiances/Adjustrnents) (8.715 •(Density •Computations) 8.190(Tree Removal) 1 8.380(Toning Hap/Text Amendments) 1 8.720(Design Compatibility Standards) 8.195(Visual Clearance Areas) 18.385(Hiscefaneous Permits) `"4- ' x ' 18.725(Environmental Performance Standards) 8.197(Water Resources(WR)Overlay District) 18.390(Decision flaking Procedures/Impact Study) 18.730(Exceptions To Development Standards) 8(Wireless Communication Facilities) 18.410(lot line Adjustments) 18.140(Historic Overlay) , 18.810(Street&Utility Improvement Standards) _I.L 18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.745(landscaping&Screening Standards) • 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 1 8.530(industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 8 of 10 lesidmfial Applation/Plannin %ilea Section • . •IMPACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the • development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the.dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [Refer to Code Sections 18.390.040 and 18.390.050] NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (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. NOTE: In order to also preliminarily address building code standards,a meeting with a Plans Examiner is encouraged prior to submittal of.a land use application. (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. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating 'a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's. Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. [Refer to Code Chapter 18.1551 " ADDITIONAL CONCERNS OR COMMENTS: / - S r 011 OF TIGARD Pre-Application Conference Notes Page 9 of 10 Aesidentul Appta6aJPlsnniq Divisioa Sabo • • PROCEDURE 2c Administrative Staff Review. Public hearing before the Land Use Hearings Officer. • — Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT 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" reduced scale site plan of the 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 ten (10) business day, public appeal period follows all la d.jse decisions. An appeal on this matter would be heard by the Tigard . A basic flow chart • which illustrates the review process is available from the-�fanning 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 related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. 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 FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION .CONFERENCE, (unless deemed unnecessary by the Planning Division). • PREPARED BY: CITY OFT. ARD P NI GI G DIYI PERSON HOLDING PRE MEETING PHONE: (503)639-4171 FAX: (503)684-1297 E-MAIL: (staffs first name) @ci.tigard.or.us • TITLE 18 ICITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci tigard.or.us H:lpatty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 2-Nov-99 CITY Of TIGARD Pre-Application Conference Notes Page 10 of 10 Residential Appfinuon/Planniut Division kctioo • • WASHINGTON COUNTY DEPARTMENT OF ASSESSMENT & TAXATION TAX COLLECTION'DEPARTMENT • 155 N. FIRST AVE., SUITE 130 HILLSBORO, OR 97124 . * * * * IMPORTANT INFORMATION .* * * * • PAYMENT OF PROPERTY TAXES SUBDIVISION PLAT, PARTITION PLAT OR CONDIMINII3M: • . Before a:SUBDIVISION-PLAT; PARTITION <3LAT or CONDOMINIUM can be RECORDED • • and between July 1st and certification of the tax roll, the Real Property taxes must be • paid in full: This means any SPECIAL ASSESSMENTS, DELINQUENT TAXES, CURRENT OR PREPAID TAXES, all fees including recording fees required by law. This may also include DISQUALIFIED FARM, FOREST, SMALL WOODLAND DEFERRALS. An $80.00 fee must be paid and collected prior to the processing of any Subdivision, Partition Plat, and Condominium,etc. to the Cartography Division of Assessment and Taxation. (648-8871) If the Plat etc., is not recorded by June 30th, the$80.00 processing fee will have to be'paid again. • CONSOLIDATIONS OR LOT LINE ADJUSTMENTS: • • A property CAN NOT be consolidated or adjusted for lot lines until all'taxes and fees are paid full by June 30th. -If taxes remain unpaid on July 1st, we are required - to collect taxes • For any questions regarding the payment of taxes, please call the Washington County Tax Collection office at (503) 648-8801. • . PREPAYMENT OF TAXES 1 . BEFORE JULY 1st: • All certified taxes on the tax roll must be paid in full on parcel(s) in a subdivision plat or partition plat. After taxes and all fees have been paid,, the subdivision plat or partition plat may be recorded. 2. AFTER JULY 1st: • . Between July 1st and approximately mid October of each year taxes MUST BE PRE-PAID for the current year. The tax amount will be estimated based on current assessed value and the previous year tax • rate. Payment must be in the form of GUARANTEED FUNDS, i.e. CASH, CASHIER CHECK OR MONEY ORDER. (see reverse side for Statute reference) . • 1G:PLAT-1 .revised 7.31.951 • • th i WATERWISE LANDSCAPING GUIDE III . The rapid growth our community can be'ken everywhere. With this growth has come the realization that we must manage all of our natural resources efficiently to preserve the beauty we have come to expect in our area. In addition tb the growth and the need for additional water sources in many areas, has come additional federal regulations imposed on the water industry. All of these factors create increased rates for our water customers and the need for everyone to use the water we do have efficiently. In our area, landscape irrigation is • one of the single largest uses of water. Although it is seasonal, usually May through September,the demand • during that period is great: Along with the increased use, is the increased cost for that water. Businesses are a vital part of our community. Operating expenses are always of concern. Water- efficient landscape and maintenance can help curb these expenses. Studies have shown that compared to - traditional landscape,water-efficient landscape can reduce exterior water consumption by over 40%, reduce labor by 25%, reduce fertilizer costs by over 60%, and reduce herbicide costs by over 20%.This basic water-efficient landscape guide has been developed to assist you in the design phase and the future maintenance of your ' • DESIGN y�1' v. Design is ode of the fundamental items in water-efficient landscape. Zoning j °$`.rck- p�' '• is recommended for both irrigation and plant selection. Zoning is the practice of ' `=== "' '"a-o planning ahead and deciding which areas will need high, moderate or low -per=° • supplemental water in your landscape design. By making this decision early in the ' ' co . design stage, you are able to design the proper irrigation for each zone, i.e. drip ` �� irrigation for shrub and groundcover areas, and spray or sub-surface drip for turf ,. -0 of '!.7- Ill zones. Zoning also will allow you to select plant materials with simular water needs + . for each particularezone. Planning ahead can make a difference in the water - ^W-- , • management during ongoing maintenance. ' , PLANT MATERIAL& INSTALLATION - . ! � `1 Turf is not recommended to be planted in areas tha'are less than 10 feet in width. Turf in areas ofaa lesser width is difficult to water efficiently, frequently resulting in excessive watering. • . Turf is not recommended on bermed areas due to the problem of water run-off and the difficulty of keeping enough water on the berm to keep the turf green. It is recommended that turf not be installed on • any area with more than a 4 to 1 pitch. When lawn is used on a sloped area, place the sprinkler heads at the toe of the berm so as to water from the bottom up. , • A drought tolerant tall fescue blend of grasses is recommended for lawn areas. Since lawn traditionally consumes more water than other types of plantings, its use is recommended to be limited to no more than 35% of the total landscaped area. Planting lawn in areas of high visibility and usage allows a project to take ' advantage of turfs qualities while saving water. . . . e l, . Plant material for non-turf'areas should.be well suited for our climate, and the micro climates -W, -:__ in which they will be installed. More water consumptive plant material should be placed together, ,s_ cx• "�; ,w Q usually in highly visible areas, and irrigated separately: . �?Ir:'`-- -* Mulching conserves water by insulating the soil from the sun, thus reducing the loss of water �. rte.. � ��a t 4/, through evaporation. Three to four inches of organic mulch should be installed in non-turf areas. • _ i••�, The use of inorganic mulch, such as rock and gravel, can increase the radiant heat from the sun by -- as much as 10 degrees,thus increasing the plant's water needs. The use of gravel and rock can add to the total look of a landscape, however be careful where it is placed in relation to the plant material. IIISoils should be tested for soil fertility and agricultural suitability. This will provide the designer with the . information necessary regarding the proper soil amendments necessary to provide a healthy landscape environment. The soil must be able to allow water penetration,and be able to hold the water,to allow the c S • • • s • III . • Submittal Checklist: TRANSIT AND PEDESTRIAN i^' n 1. Is your site on a transit street?Call 238-RIDE or check ORIENTED DEVELOPMENT '�R n Tn Met's web page at www.tri met.org. I 1 2. If your site is on a transit street,please locate the nearest bus - , _ f. stop to your site. This can be done through field verification. Q`�`1dead i 3. Include the bus stop location on all site plans submitted for hove),while development review. ,` ) 'p to maximize t �+ �, w0 Did You Address? • u>t� i ',- {• •�,.. ..-- , ?^„t '■ 111. tE,Y„'..;to ^j:+:• ..ri f.ti.; ,'I�III .i, Il:n. )■ ❑ ADA Landing Pad , '-_ii� I a�m..-.4 .,;” • ; ti' ' gY"'_ •j9 R"•_-: ❑ Building Orientation `'��°�jj� .�its ;� Y' � ' r-- • . ❑ Awnings or Overhangs n I ifs r �m r, )�4 ''4L.k' '4 n�A� ., lim.� ,-.�,.. -11 ��ir -11_1 Interactive Walls .�,5 " ' �:'� 3 ft, b. ll. • ❑ On-Site Pedestrian Network - � � � k 6,, CSt ❑ Direct Connections to Building Entrances 9 7�f�R ❑ Pedestrian Crossings ��L. ❑ Walkable Blocks As the Portland regional population grows,so does traffic congestion.New [:`j ]r ❑ Pedestrian Scaled Lighting developments,especially those that are auto oriented,continue to strain 1 r ❑ Street Connectivity the existing transportation system. There are design alternatives that will ❑ Sidewalk Planting Strips help new development offset their impacts on congestion and contribute to creating sustainable communities. Transit oriented development(TOD) arc-r. Thank You! represents a new model for development that emphasizes the importance [ of the pedestrian environment, direct access to transit and a mixture of ?.• complementary land uses. II The Purpose of this Pamphlet -- Questions? Tri-Met has published the Planning and Design for �'• .- Transit Handbook that describes these design concepts in greater This pamphlet outlines some design alternatives that can make new devel- '' detail. If you have any questions,or would like to find out more opment more transit oriented. Incorporating these recommendations into about the Handbook or transit oriented development,visit Tri- proposals will help developers anticipate public need,fulfill Tri-Met re- I • along with Met's web page at www.tri-met.org or contact us at: quirements and potentially expedite review processes. ;such as trees, .,between From a developer or investor perspective, transit oriented development tat p r o v i d e a real L A N D makes good business sense. As population and congestion increase,mobil- ity `afet� becomes a higher priority for building tenants,customers and residents. (0, DEVELOPMENT Incorporating mixed use or connecting developments with nearby activi- ties makes daily functions more convenient. These connected functions (03 also make transit,bicycling and walking more attractive alternatives. In- cluding the design elements described in this pamphlet will contribute to 710 N. E. Holladay St. the marketability,livability and sustained vitality of your development. TRI-MET Portland, Oregon 97232 Ph. (503)962.2145 Fx. (503)962.2281 rr� Vd TRI-MET • • b' •ITTELSON.& ASSOCIATES, I•. . TRANSPORTATION PLANNING/TRAFFIC ENGINEERING 61CSAYALOER.S,JerE700 • PORT'APO.pt9:1US • (5031:M.5230 • F X450.112rJewo • August 20. 1996 Project L. 223.4.00 • • Mr.David Ripley - Ripley's Furniture 14170 SW Pacific Highway 1'igucd,OR 97224 • RE: Trip Generation Analysis:Ripley's Furniture Store Expansion- Tigard,Oregon Dear Mr. Ripley: Pursuant to your rrqu. t. Kittelcon & Associates. Inc., has prepared an analysis of trip generation for the proposed expansion o;Ripley's Furniture Store, located south of Highway 99W in Tigard. Oregon. This • • letter documents the tinding of that analysis. The existing store is located on the east side of Highway 99W. between SW Mct)onald Street and SW Canterbury Street in Tigard. Oregon. Aceevrding to the proposed site plan. the existing structure will be exctlanded to include an additional 4,794 square-feet of showroom and w;tr,;:c •use space. 'Ills store will total 33,486 square feet after the proposed modifications have been made. • An estimate of daily vehicle trip ends for the proposed expansion was developed from empirical observations • ;1t' (Alter shnilar furniture stores. These observation are summarized in the standard reference manual. Trip Generation..5th Edition,published by the Institute of Trnnspofation Engineers(19911. As shown in the table below, the proposed expansion will generate 17 additional daily driveway trips,of which only 15 trips will be new to the transportation system. • Trip Generation Size ITE Land Land Use (sq. ft.) Use Code Dairy Trips t11 Existing Furniture Store 28,692 890 180 Proposed Expansion 4,794 Expanded Furniture Store 33,486 890 197 Total New Trips j 17 Pass-by Trips (20%) • 3• Net New Trips • I 14 \etcs:(7)-based on El E.equation. • • 1-11:N.1 Ali:t1:1PN();rn.F12241\7RI1'(;IN lEt • • • • • PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Q „; -ogen cry err Sfi4pfrzg getter Community PUBLIC FACILITIES (21-A `1� �o► �o7r � � 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 concemec 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 (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: • ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improvements: (`'1 tlzr street improvements will be necessary along -v.1 q0 r to include: • lE IL, feet of pavement 13201,4 ['jconcrete curb [storm sewers and other underground utilities [r 5 -foot concrete sidewalk [street trees EYstreet signs, traffic control devices, streetlights,and a two-year streetlight fee. • • my OF TIGARD Pre-ApplIcatlon Conference Notes Page 1 of 6 eprneerlgg Beputroent Sutton ( ) st. improvements will be necessary 110g to include: • ❑ feet of pavement ❑ concrete-curb • ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( .) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along to include: • ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities • ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. 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.) (2.) • ("( Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines CRY OF Tf6ARD Pre-Appgcatlon Conference Notes Page 2 of 6 ilInuring Cepertmeet$ecUee are on the oppositkikide of the street from the site. If tIagifee in-lieu is proposed, it is equal t $ 27.50 per lineal NIP of street frontage that contains tiverhead lines. • There are existing overhead utility lines which run adjacent to this site along SW GO A e--. . Prior to Ke-c-44711 Nor , the applicant shall either place thest • utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) inch line which is located q k A . The proposed development must be connected to public sanitary sewer. It is the developer's responsibility to 1 tt sews _ t..A- At__ -co 6Act-4 L Inc ( a7eP . . • Water Supply: • The 770 «c v l IJ�d— ns�-rwc,-r. - Phone:(503) - '��I provides public water service in the area of th site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: ` 144-ALL.,,o-1 • Tualatin Valley Fire and Rescue District (Contact: ne -III, (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. 6 A*1'' > I 6. 1 c 7 AtJ STa P2A1 4. wo -(- t4, -c4s rcd=t ii 5 f 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 :ITYOFfl6ARD Pre-Application Conference Motes • Page 3 of 6 Dolastrlig Ilya=sat Slalom newly created impervious aces. The resolution contains a prgdision that would allow an applicant to pay a fee in-lieu of con cting an on-site facility provided 11Pific 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. ( ,,r- Payment of the fee in-lieu. 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. �I14-r DROGV../6 v■rrcri t.�a+a- �xs. AtICLE: kk.7( L R ∎a ,( rte— 'n4& A 1,�r5 1� 13./ ) 1 •,FFIC 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. . 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. CITY OF fl6ARD Pre-Appncatlon Conference Notes Page 4 of 6 Enleeedei'smarmed Section In addition, the perigee will be required to post a bon r 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. 111 Site Improvement Permit (SIT). This permit is generally issued for all new commercial, ( ) P 9 Y 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. 411 CRY WIGAN Pro-Application Conference Notes Page 5 of 6 Eieloeenn isNrtmeetSectin GRADING PLAN REQUIREMENTS FSSURDIVISIONS All subdivision projects sha require a proposed grading plan prepared by the design engineer. The he 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. • • 7 PREPARED BY 1z cv . ENGINEERING DEPAR ENT STAFF • Phone: (5031639-41T1 Fax W031684-7297 h:\pattyknasters\preapp.eng (Master section:preapp-r.mst) 04-March-1999 • • • CITYOFTIGARD Pre-Application Conference Notes Page 6 of 6 Eiglaser1UIspattmsstSatin