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MLP1999-00018 Z# NOIZIZ2IVd AIHIAHNIA ST000 666T CITY'OF TIGARD Community Deve(opment Shaping A Better Community LAND USE PROPOSAL DESCRIPTION - 120 DAYS = 8/29/2000 FILE NO.: MINOR LAND PARTITION [MLP) 1999-00018 FILE TITLE: FINEVIEW PARTITION #2 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 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1301 (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 DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ 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 IMONJ DATE OF HEARING: TIME: 1:30 PM ❑CITY COUNCIL (TUESJ DATE OF HEARING: TIME: 1:30 PM N 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 • SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ GEOTECH REPORT ❑ OTHER: STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171 Ext. 317 ink • • NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 1999-00018 F11 ,CITY OF TIGARD Community Development FINEVIEW PARTITION #2 Sfiaprngj 'Better Community 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: FINEVIEW PARTITION #2 CASE NO: Minor Land Partition (MLP) MLP1999-00018 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city limits of Tigard. The parcel is 1.20 acres. The proposal is to divide the property into two parcels of 10,094 square feet and 8,933 square feet with 33,245 square feet in a tract for wetlands. Both parcels will have 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 1301. PROPOSED PARCEL 1: 8,933 Square Feet. PROPOSED PARCEL 2: 10,094 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. The findings and conclusions on which the decision is based are noted in Section V. MLP1999-00018/FINEVIEW PARTITION Page 1 of 12 CONDITIONS OF APPROVAL PRIOR-PTO 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 plan showing proper screening of the access drive from tax lot 1001 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. 4. Submit a plan showing the approved provisions for the turning around of fire apparatus for the access drive. " 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: 5. 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). 6. 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 Qf project documents. 7. Prior to approval of the final plat, the ap licant 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. OTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way. 8. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. 9. The applicant shall enter into a Street Improvement Agreement pith 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. MLP1999-00018/FINEVIEW PARTITION Page 2 of 12 • . 10. A joint ingress/egress easement shall be shown on the face of the final plat that provides shared access between the newly partitioned lots and the newly partitioned lots of MLP1999-00017. In addition, the applicant shall record a maintenance agreement that clearly indicates who will be responsible for maintenance of the shared driveway. 11. 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. 12. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary offsite public sanitary sewer easement for the new proposed public main line. 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. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. FOLLOWING:CONDITION&SHALL"BE=SATISFIED PRIOR TO ISSUANCE OF.BUILDING PERM IT_S: 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. 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. MLP1999-00018/FINEVIEW PARTITION 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. A land use application adjusting lot lines to increase tax lot 1301 from 4,455 square feet to 53,484 square feet was done in December of 1999. No other land use applications were found. • Site Information and Proposal Descriptions The subject property is approximately 53,484 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 (8,933 square feet) and Parcel #2 (10,094 square feet). There is a hjurisdictional wetland on the property that the applicant has recorded in a private tract. The applicant ad submitted before the mandatory 50-foot setback associated with Title 3 went into affect. Therefore, only a 25-foot buffer has been required. SECTION IV. PUBLIC COMMENTS No comments were received from the public. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Section: 18.420.010 Land Partitions: 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 herein, staff finds that adequate public facilities are available to serve the proposal. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of permit process and during construction, at which time the appropriate review authority, will insure that City and applicable agency standards are met. Based on the analysis in this 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 85 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 8,933 and 10,094 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. MLP1999-00018/FINEVIEW PARTITION Page 4 of 12 • . Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. The 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 require a twenty-foot access drive. Therefore, this standard has been met. Setbacks shall be as required by the applicable zoning district. No development is proposed in conjunction with this application. Setbacks will be applied at the 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 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 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The access drive associated with this application is within 10 feet of tax lot 1001. No screening has been proposed. Therefore, a plan showing tax lot 1001 properly screened according to Section 18.745.040 will be conditioned. 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. By combining the access with the abutting access drive of MLP1999-00017, the pavement for both partitions will only need to be 20 feet. By recording a joint access agreement (condition 10) the applicant will be able to serve four lots according to the code and have enough square footage to screen the the access drive from the abutting lots. 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, which accesses both residential lots. However, the access drive is in excess of 150 feet in length. Therefore, the applicant will be required to submit a plan showing the approved provisions for the turning around of fire apparatus. 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. MLP1999-00018/FINEVIEW PARTITION Page 5 of 12 • • 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: CONDITIONS: • All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. • Submit plan showing proper screening of the access drive from tax lot 1001 according to Section 18.745.040 of the Tigard Development Code. • Submit a plan showing the approved provisions for the turning around of fire apparatus for the access drive. 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 w'y ry STANDARD R-1 R-3.5 R-45 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 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 ft. 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. The above standards are deferred until time of development. Section: 18.705 Access. Egress. and Circulation. Access, Egress, and Circulation have been discussed earlier in this decision. Therefore, the criterion has been met. Section: 18.745 Landscaping and Screening. The above standards are deferred until the time of development. MLP1999-00018/FINEVIEW PARTITION Page 6 of 12 . ‘ • • Section: 18.790 Tree Removal. 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. Section: 18.795 Visual Clearance Areas The accessway provides proper sight distance upon entering the newly created lots from SW 90th Avenue. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, staff finds that the Visual Clearance criteria have been met. PUBLIC FACILITY CONCERNS 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. MLP1999-00018/FINEVIEW PARTITION 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 artition for Tax Lot 1000 (Map 1 S135AA) by the applicant is also proposed (MLP1999-00017). 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 along the west boundary of proposed Parcel 2. This sewer line is also proposed to serve two proposed lots on Tax Lot 1000. The route is acceptable to Staff but the applicant will need to demonstrate that they have obtained the necessary offsite public sanitary sewer easement across Tax Lot 1002 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 adjacent to the flag pole of the subject site. 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. The storm drainage line between Parcels 1 and 2 is intended to also serve two proposed lots on Tax Lot 1000. The line size will need to be determined by the applicant's engineer and approved by the City prior to construction. MLP1999-00018/FINEVIEW PARTITION Page 8 of 12 • • • • Effect on Downstream Drainage: Section 18.81O.1OO.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 plan shows that a private storm drainage line will convey drainage from this site into the existing wetland area on the eastern edge of this site. The proposed storm drainage line is also shown to extend to Tax Lot 1000, to serve the two proposed lots on that parcel (MLP1999-00017). The final plat shall show a private storm drainage easement in favor of Tax Lot 1000. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.81O.11O.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. 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. No bikeway is associated with this project, 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. MLP1999-00018/FINEVIEW PARTITION Page 9 of 12 • • . . 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 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). MLP1999-00018/FINEVIEW PARTITION Page 10 of 12 ' • • • 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. 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 offered the following comments: • Please ensure that Tract A is owned by property owners and not turned over to the City for responsibility. • Also, I thought under Title 3, a 50-foot buffer from wetland is required, whereas, they show only a 25-foot buffer? Staff Response: The applicant has not indicated that any land will be turned over to the City and are only required to maintain a 25-foot buffer from the sensitive area because they submitted before Title 3 took effect. City of Tigard Building Division has offered the following comments: • Shouldn't the driveway be 20 feet wide? • Hydrants shall be within 500 feet of the most remote portion of proposed construction. • Access road exceeds 150 feet. They need a turn-around. Staff Response: The driveway serves only two lots. Therefore, the applicant is only required to have a 15-foot access.drive. The Deputy Fire Marshall will address fire hydrants at time of development. A fire apparatus turn-around has been conditioned earlier in this decision. 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. MLP1999-00018/FINEVIEW PARTITION Page 11 of 12 0 . . . .. Tualatin Valley Water District has reviewed the proposal and offered the following comment: . Street is listed incorrectly as Maple Street. Correct name is Mapleleaf Street. 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 X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 2, 2000 AND BECOMES EFFECTIVE ON JUNE 17, 2000 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON.JUNE 16, 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 h /4/ '• 1 _ !. i1 ,-- ...' .2/ June 2. 2000 PRE PAR D : : e■ _ _ : :�" DATE A sistar►t--tanner ,_,C . C1' 4::.(42.-.(tiV June 2, 2000 APP D Bewersd DATE Planning Manager is\curpin\Mathew\mlp\mlp 1999-00018.dec.dot MLP1999-00018/FINEVIEW PARTITION Page 12 of 12 • CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT u a,; CITY OF FIGARO I o n I I I r .1 II TL 806 V) I F- -1--- _____ -j I I I TL 100 TL 901 • IL 1000 I I �,'� I TL 800 /) / 1 J I 1 r i SW MAPLE r_. —' • / TL 1301 TRACT "A" - -, IL 1001 PROPOSED ;-•_ . Parcel 1 j:• •i-� • PROPOSED\. '' -, • •;--;, 'J TL 100 Parcel 2 % - /' •• �p TL 1002 - ��: �• '1 --- �.• • �\G /,i- i '), V- i� TL 1101 •:■- 0\-\ ■ O / / i 0 r r P ., TL 1102 I TL 1100 i TL 401 SCALE: 1"=40' I ; i/ i/ TL 1200 . t FINEVIEW PARTITION #2 LEGEND . CITY OF TIGARD • SITE PLAN N (MLP)1999-00018 PROPOSED PARTITION LINE (Map is not to scale) • X _.._.F A r.... • 01 1 _... S a-• ` . st ,79 92hd Ayr' G 92nd ! `, `� } ter# 1..__ Ri1±&i1j' 1-' . 3 • �., v' Qx ` i f ri 4 _i \ '\f 90TH AVENUE � ! °' • I �`` '` J i 1, 90th AVE �. .} :S • S ..V�..*_.....\\\` ; ;�' y 8 +..t + '■ ""ice. t . ,I i ; .. —.. ... �. ,..';':.1.:1.;"$.-E,� SONS ST/ �.. T R \ k .17:71- j z ; :.• Z ` 87th # ^rti '' ! AVE. 8, a�� a ._, . Mgr to HALL BOULEVARD j ! !: -. co D ��� is —a—. f s. o o °I o o g O . 5 z • • i N . 7 N CITY OF TIGARD PLANNING DIVISION : ° i - 1 NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MU') 19.900018 TIOARD - Community?Deve[opment FIN EVIEW PARTITION #2 hap<ngABetter- onimunity; . 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: FINEVIEW PARTITION #2 CASE NO: Minor Land Partition (MLP) MLP1999-00018 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city limits of Tigard. The parcel is 1.20 acres. The proposal is to divide the property into two parcels of 10,094 square feet and 8,933 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 1301. PROPOSED PARCEL 1: 8,933 Square Feet. PROPOSED PARCEL 2: 10,094 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 theCityzof Tigard'Community'Development'Director's`designeehasz; APPROVED the above request subject,to..certain:•conditions''of approval: The fndingsand`conclusions• on which the.decision•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 JUNE 2, 2000 AND BECOMES EFFECTIVE ON JUNE 17, 2000 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final�on the date that it is mailed. Any S rt 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. ITHE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 16, 2000. • Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger, Assistant Planner at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT r 1 q TL eoe — ----__y l 4 i n loo n 901 I n 1000 /.' n 1 000 1 �' L J 1 __� SW MAPLE --- -� i / --—_ / nI301 J RUCr'A' -. n 1001 PROPOSED / "• •Parcel I I:.••••• IL 100 PROPOSED\ : .) „•,• F Parcel T •: •'•/ 1,;,;./ l n 1002 / atP '_' P TL 1101 "1 Q' •'� a0� r PO \ I T1.1102 I n 1100 7L 101 ,- , A 1200 ■ CITY OF TIGARD DD T FINEVIEW PARTITION=2= — — - r V/'�n I = - _---� LEGEND SITS PLAN N (MLP)1999-00018 PROPOSED PARTITION LINE (Map Is not to scale) m======e==e=v=======. ;* • ( -1-L3-j I ry �'...- > _ - •-, != h.. d walar v Q. 7.---::,_;p ^r,,„--- _ Z LOCUST STREET t , Z r-1— w •- 1-ITti ^ _.._I . �F // l - . w rtfir - Q o: :W::./I lt _cl • a v! 1S< / ) I I..r..,_ _ s I- r .( I I 4/rn, 1 :i ,• ° °1/ d Il 0 OAK STREET :_ '- • I- .A VICINITY t FINEVIEW PARTITION#2 Y EXHIBIT MAP N MLP1999-00018 NOTICE TO MORTGAGEE, LIENH ER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES 1 HAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PRO PTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION MINOR LAND PARTITION CITY OF TIGARD Community Devethpment Shaping A Better Community DATE OF NOTICE: May 3, 2000 FILE NUMBER: MINOR LAND PARTITION. (MLP) 1 999-00018 FILE NAME: FINEVIEW PARTITION #2 PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 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 1301 (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 e. relevant approval criteria with Fficient 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 1 y— 1 • Tr- : • • Si. ..n , RETREAT /�J'" z _ LOCUST.STREET � ���J — 1 �Z z v.PI CIFA! Q 0.. W SITE _" _ /1,11-4-ft 'f 0 ... -f j •__-- ' rr LL - OAK STREET ST. --/ • . / 0 I - r • VICINITY I FINEVIEW PARTITION#2 EXHIBIT MAP N MLP1999-00018 • •.CUtpinlmaslers\V ucndy.,Js • • RECEIVED PLANNING Design Grou P 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 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\DOC S\Letters\iette r-2.doc • • .......................... Design Grou p April 6, 2000 Inc. • City of Tigard 13125 SW Ha11 Blvd. Tigard, OR 97223 ATTN: Mathew Scheidegger/Assistant Planner PLANNERS ENGINEERS RE: Minor Land Partitions on SW 90`h 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 211TH TERRACE application. Based upon this conclusion, the original plan for the southerly HILLSBORO, 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. SUITE 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 requir- more information, please give me a call. FAX: 503.370.8426 Idcs@Idcdesign.com VANCOUVER / Si, ely, kyr 8513 NE HAZEL DELL AVE. SUITE 202 VANCOUVER,WA 98665 360.573.0370 Ryan 'Brien TOLL FREE: 503.241.8657 Ur Planner FAX: 360.573.0390 Idcv @ldcdesign.com KLEIN CONSULTING CC: Allison Rhea, USA 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\DOC S\Letters\letter-l.doc TL 902 TL 905 1 I �/ 1 I r :1 . • I I / Z I 1 TL 806 . . � I - I 135' i 7300 5 F TL 8�i Mgt r.�.. = / 0 0 \13v ..- 1/ . CP4 ,J % 7 / , / / / . .. 15 )Sod SF IlLf_Ar2-1 ITiorq . _I , . . . . GtS moo• �:2: • �` . f- . ill mom "-k TL 1001 Q' TL 590 I ' � 6 1 15'WIDE SANITARY �-- 1 (/ �L 1. ..4. + ((''�' SEWER EASEMENT I !/� DC • `• • .` V• I • i • v • a •• 100' • • • •. a •0 C) 1 10'WIOE SANITARY H •• s� 1 / P� zs WIDE WETLAND • r 1 BUFFER . .. — i,' t51-1) I 41, A` •`•-•`•-• TRACT A � —— --1. ocirttrOLY $(i ii• 1 TL 1101 0 P,/ ) A !7 1 1 , I I— . [ TL 401 / ir 1 i TL 1102 TL 1100 i / It V -011 I TL 1200 1 / / 1 ,/ . . / /--- - - - - - - // - - X— —-T-- — — - - - - ---r - - - I I I i i I r L I I- I I U) TL 600 / -I I TL 805 Z ' i r �i / I I I O TL 905 / D TL 902 I W I I r / > I TL 806 i W / 90' 76' 60' --1 / I- TL 800 ( III / 2 3 I / V 0) • T 7,500 sf 7,500 sf NET 7,504 sf I GROSS 10,159 sf L `7 / / • N 4 C // / / . 90' 21' / N -I105' sg. (SHARED PRIVATE DRIVEWAY) _ '8 10 1 ' 61' 4—k '' TL 590 TL 1001 ,.� ' .--.. t---10' O` SEWER EASEMENT / \/ 15'SEWER EASEMENT Y MENT 1-..--- / 0.VJ I I / \ 1 I J I I 10'WOE SANITARY J T P O SEWER EASEMENT TL 1002 I � • 7 /C2-\ I- ----CP TL 1101 P / , ?()01-TIDN � I I (O .dY1�K-) r r` _ TL 401 / , I I TL 1102 I TL 1100 / I I I i // // TL 1200 I I I 1 111 / TL 902 I TL 905 I —� / I I r 1 � 1 , ' � 1 � TL 806 i ( 1 / LI —1 I 1 D I TL 800 I / Y) I L / / 1/, a / 0 � � / • r 105' I 138' / / w !� I WETLAND TO BE 99' —, REMOVED `� 25' 2.595 sf III I 1DO TL 590 61. TL 1001 1 4? Q'• 14' 7,590 sf S, ,b 71\ .1 r..--10'WIDE STORM O I \I —_m SEWER EASEMENT q3• " 25'WIDE AND 1 25'WIDE WETLAND ' BUFFER Im m 1 BUFFER ..<. a ` 1 15'WIDE SANITARY—• 1�- I r,”/ ` � + .- �� SEWER EASEMENT I 2 �O _ J i I NET 7,531 sf 1 �� \ 100' I 3 GROSS 10,128 sf + •• . . `� • •• �' O 1 to'WIDE SANITARY °y_I i` V SEWER EASEMENT m '•' OS a v ./ / / 0 TL 1002 i /.V . . . `. 4, Y ,,•• \�� ..s Al. . . . . . ./ P 25'MADE WETLAND . .. . ,,. I BUFFER 21. r"= •_ al <0/1\--/ ' I- . `. � �i� ` ,� TRACT A --- / .. .., J \\O Gf i TL 1101 •j �0 Q'// TA0f2-77 ri D AI •I 1 / 1 • (OR-6W A l•) . . E _ - TL 401 / 1 1 TL 1102 TL 1100 / // / / / TL 1200 1 / 1 / , / , / / - - - - /---- / / s PTO F^-z0 • Division �� Ol l ion of State Lands 775 Summer Street 1d / Salem,OR 97301-1279 i8 99 John A.Kitzhaber,M.D.,Governor (503)378-3805 FAX(503)378-4844 1 1Y(503)378-4615 March 7, 2000 RECEIVED PLANNING State Land Board MAR 0 9 2000 John A. Kitzhaber Governor Mr. Philip Morford CITY OFTIGARD Bill Bradbury 17582 Cardinal Drive Secretary of State Lake Oswego, Oregon 97034 Jim Hill State Treasurer • Re: Wetland Delineation for Jefferson Street property located in T1 S, R1 W, Section 35 in Tigard, Oregon. Get#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 r 'j\ •. . • i• 1 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, tAl 7 , 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 --;1-. - :5`:.ti 71 .1 r _ i f•-`_ ' .J .Oia � :�1 \:r+ '�• ;;ft - i i ! 1,.���' ;•, -o o t � `arup , :1 2• ,,.• L I•{; ./:•••— :�, \j r LSD r`—� .P ^f. �i`„: � 'M i � ( gµ . ii r::PE I Y �' � . .� . PE IY PEMIYd • n? :� �.`';. `� .•:• • I i ir: tt ••. ,,.•:r.) PEM1Yx : .1A ` 1, ��i :Pu• • �� ,- 26 /• : -_, . ..,c'..(417:' ••••- RR• _•' L''U .YYtdI•• .��d�:.. \..'• `%?a`. -- - •••-. :i fir: - '1'•.• •MFY , iv' Om i. �- - • i•.' /` :jrs 'I -road of Li _rte m. ••• y, \-._ �v=•._.- .:•• P_EMLY—'-. o �'POWkZz V `� • ;-= .;:. , .. • proposed : . :� T �1: •.. I•t o' -_;_ , F i�l)in�C�y` i _ `-,;.+,.•� development Y/ , • % '-"_-• . -. -,\ " 's . c ; J• • _ • ` •7R3oWz— ` . •••+• •• 4 e• I /Y'-- _ = PEMIY c. POWKZx • t _ . -..1--•��' t . ; ,• •F � '1 q l : 1.A t ---.300 , -74-‘,. .t.' M n ! • \ . -P G . � •PEMIY. l - \` : . -N, _ _ POW x. f �: i • ••oWKZh o- :'t . i•• i■;:• ,�:,., c.PE1A1`f . r .-PE• 1. '„ —,'� P p.4 IN/ /7 i �4 • - c.. '1• t' r���( - ''.• . '•,E• ;.:I.ei.4;;.• "f23OWZ` ,'- ' ..:: : .' '4.1,1.4• .� • E• t. —4• . ---PC :t&-..: :. \ .- '. — - ' ..'l --, ..,--, • ..'.• .::f......."..;...".'•-...!:-:. le .: .. poWiax..\ .._ . F POV l& - r7 •DFOh ;•f•-:"..' , �a .�l:em:ny i- _ • i ,�• . •,_, 4' '/•;1,„_- „ . .\ .:7•:' i:•. :4... EMIY' .1 r. • F�:. ,�C•�' X74 Y_ 1 I,•,..�`• PC�VZKLh' + : :i:. • • ♦ ) ,0.✓>i"�r•I'reke + 12i \� `4.i•: , olY. ;.';•:� �czx:: J 3: `;. tc i ;u•:. :ii 7971090 `4/2/98 • National Wetlands Inventory designations for the proposed FIGURE v 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). SRI/SHAPIRO/AGCO •NCORPORATED • PROPERTY LINE • C9);/11/ • L ■■•• 6• 2. �ili0111u1 1,g111111lll1, ./ umull I1p :.... / NORTH 1111 I mmsiaFr:• 0 75 150 / FEET g. / • / / Potentially Jurisdictional :: / 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 I SHAPIRO /AGCO INCORPORATED REQUEST 55R QcvvtA4EAJTS • • MEMORANDUM CITY OF TIGARD, OREGON DATE: May 30, 2000 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: MLP 1999-00018, Fineview Partition #2 • 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 1999-00018 Fineview Partition #2 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 1000 (Map 1S1 35AA) by the applicant is also proposed (MLP 1999- 00017). 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 18.8.10.090.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 1999-00018 Fineview Partition #2 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 along the west boundary of proposed Parcel 2. This sewer line is also proposed to serve two proposed lots on Tax Lot 1000. The route is acceptable to Staff but the applicant will need to demonstrate that they • have obtained the necessary offsite public sanitary sewer easement across Tax Lot 1002 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 adjacent to the flag pole of the subject site. 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). It appears the applicant's plan will accommodate the upstream drainage adjacent to this development. The storm drainage line between Parcels 1 and 2 is intended to also serve two proposed lots on Tax Lot 1000. The line size will need to be determined by the applicant's engineer and approved by the City prior to construction. 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 ENGINEERING COMMENTS MLP 1999-00018 Fineview Partition #2 PAGE 3 • • 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 plan shows that a private storm drainage line will convey drainage from this site into the existing wetland area on the eastern edge of this site. The proposed storm drainage line is also shown to extend to Tax Lot 1000, to serve the two proposed lots on that parcel (MLP 1999-00017). The final plat shall show a private storm drainage easement in favor of Tax Lot 1000. 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?????9'?99999 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: ENGINEERING COMMENTS MLP 1999-00018 Fineview Partition #2 PAGE 4 • • • • 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. 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 ENGINEERING COMMENTS MLP 1999-00018 Fineview Partition #2 PAGE 5 • • 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. 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. ENGINEERING COMMENTS MLP 1999-00018 • Fineview Partition #2 PAGE 6 • • • 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. 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. ENGINEERING COMMENTS MLP 1999-00018 Fineview Partition #2 PAGE 7 • • 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. 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 90t 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 easement for the new proposed public main line. 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. ENGINEERING COMMENTS MLP 1999-00018 Fineview Partition #2 . PAGE 8 • • • • By random traverse using conventional surveying methods. 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. 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. ENGINEERING COMMENTS MLP 1999-00018 Fineview Partition #2 PAGE 9 i . • \\tig333\usr\depts\eng\brianr\comments\ml p\mlp 1999-00018.doc • • • ENGINEERING COMMENTS MLP 1999-00018 Fineview Partition #2 PAGE 10 • • • REQUEST FOR COMMENTS CITY OF IGARD Community Development Shaping A Better Community RATE: May 3,2000 ECEIV P.1_pNN TO: Nadine Smith,Advanced Planning Supervisor P�IAY ED 1 5 200IN�0 FROM: City R of Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3111 Phone: (5031 639-4111/Fax: (503)684-1291 MINOR LAND PARTITION [MLPI 1999-00018 ➢ FINEVIEW PARTITION #2 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1301 (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: — • • (BCease provide the following information)Name of Persons)Commenting: m)6- Phone Numherisl: `' ' REQUEST FOR COMMENTS O F RECEIVED PLANNING Community(Development J apingA Better Community DATE: May 3,2000 MAY 1 2 2000 TO: F-14„,.,, ; Michael Miller,Operations Utility Manager CITY OF TIGARD par j- City of Tigard-Planning-Diuision STAFF CONTACT: c- Mathew Scheidegger�Assistant Planner[x3171 Phone: (5031639--41711Fax: (5031684-7297 MINOR LAND PARTITION [MLPI 1999-00018 ➢ FINEVIEW PARTITION #2 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1301 (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: T � G/6 1i:17-AA/Ai 724-g. c,7' (Pkase provide tfie folrowing information)Name of Person(sl Commenting: vas- 'Phone Number(s):16g • • REQUEST FOR COMMENTS C.OF TIGARD Community(Development Shaping A Better Community DATE: May 3,2000 TO: John Roy,Property Manager/Operartons Department RECEIVED PLANNING FROM: City of Tigard Planning Division MAY 1 0 2000 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3111 Phone: (5031639-4111/Fax: (5031684-1291 CITY OF TIGARD MINOR LAND PARTITION (MLR 1999-00018 ➢ FINEVIEW PARTITION #2 Q PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1301 (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 t ro o I and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed lette . /Written comments provid-d be ow,: 111AS % 4Air' . .MO=MIFF,J ni5 , A ;LIZIlkiALP ,ALFAVE114..) (Please provide the following information)Name of Person(sl Commenting: Phone Number(sl: �5� • REQUEST FOR COMMENTS CITY TIGARD Community(Development Shaping Better Community DATE: May 3,2000 RECEIVED PLANNING TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division MAY 0 3 2000 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x3171 CITY OF TIGARD Phone: (503)639-4111/Fax: [503)604-1297 MINOR LAND PARTITION[MLPI 1999-00018 ➢ FINEVIEW PARTITION#2 < • .PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1 S135AA, Tax Lot 1301 (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: t). Cox e ti.,.J oz-) - •Jetvcei rAL b 20 ` of 2� (fit ompJzs SiAtAti toe L trr++•J Soo' 0 i- r+-4- vvxozr ke vnore phe410.3 topes-� boast. 31 4 r -/:1 2041-b -E—sJ)S, VS-2' . ' 4 p (Please provide the foillowing information)Name of Persontsl Commenting: '3'osic,..J Phone Numbertsl: • • A. REQUEST FOR COMMENTS CITY TIGARD Community Development Shaping A Better Community DATE: May 3,2000 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3171 MAY 0 4 2000 Phone: (503)639-4171/Fax: (503)684-7297 CITY OF TIGARD MINOR LAND PARTITION IMLPI 1999-00018 ➢ FINEVIEW PARTITION #2 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1 S135AA, Tax Lot 1301. (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: I V �// 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: (PThase provide the following information)Name of Person's)Commenting: (j,v\)(3‘ J I Phone Humberto): LLCM I REQUEST FOR COMMENTS CI F 411! RD Community Deve(opment Shaping A Better Community DATE: May 3,2000 . TO: Julia Huffman,USA/SWM Program RECEIVED PLANNING CS" g FROM: City of Tigard Planning Division MAY 1 7 2000 M i d C AY STAFF CONTACT: Mathew Scheidegger,Assistant Planner DafhOF TIGARD Sy 0 r 2400 Phone: 15031639-4111/Fax: (503)684-7291 MINOR LAND PARTITION (MLPI 1999-00018 ➢ FINEVIEW PARTITION #2 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1301 (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: (Please provide the following information)Name of Persons)Commenting: < slcp I Phone Number[sl: I • • • UfRf UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM RECEIVED PLANNING DATE: May 15., 2000 r4Ay 1 7 2000 TO: Mathew Scheidegger, City of Tigard CITY OF TIGARD FROM: Julia Huffman, USA lb/I/- SUBJECT: Fineview Partition#2, MLP 1999-00018 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 1 S 135AA Tax Lots 1000 and 1301, 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#2 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. JUivGy1Nel- YYdJL111I LV11 LA./Wily, Vlt rdb'G 1 V1 1 • • SEARCH FOR: On Click n Zoom In a Zoom Out ' Pan C Select Taxlots ITaxmap , ?ss ! L 1 f l y Taxlot ID#: I i.e. /' :11 2S101AA00100 // 11 s 135aa01301 1 l / Address Search / --s Temporarily . � --• Unavailable / _.,..1--Try.- ] I 7-- / 7, ..... •,_j i Helpl _ Introduction I Disclaimer , �f' ,:/' /.i f . ( % : ... «,.....,. icv J.vY/ ::v/,wf• .w//rl r. .., i .. ., .. .. ///� iA/r/r//ff!%//I% /�/ /%/l' i:.;.%f7../.../Y.r..../!...... ... ./i. /' !JY..�//�iiai/fj...... )/fi Hl%i':,/;. fri rYjk`7�r 1f //�/////:`/ i%f//F!{/.%/ ' mori Bldg m Site Land Building Total Sq. Taxlot ID GeoSearch Property Owner Address Value Value Value Ft. A.-_T.-_AGI"g; FINEVIEW FARM r-f Choose Search Radius: LLC, 1S1 35AA01301 1 yr/ /'� f 10 feet 1430 EASTSIDE 0 $300.0 $0.0 $300.0 0.0 0.0 y/f/ HOOD -f ii RIVER, OR 97031 R4 %% Save These Results (right click...save...)as a semi-colon delimited text file. :y:, .rrrr ::::r..r• fr' /rf http://www.co.washington.or.us/cfdocs/surveynet/surveynet.cfm 5/11/00 • • REQUEST FOR COMMENTS CITYO IIGARD 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(x3171 Phone: (5031 639-4111/Fax: (5031 684-1297 MINOR LAND PARTITION(MLR 1999-00018 ➢ FINEVIEW PARTITION #2 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1301 (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: ( lease provide the following information)Name of Persons)Commenting: LIC Ksa .cJ I Phone Humberto]: 50 3 —z.V2- 9.51 6 I REQUEST FOR COMMENTS C;OF TIGARD Community Deve(opment 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 1x3111 Y OF TIGARD Phone: 15031639-4111/Fax: 15031684-1297 MINOR LAND PARTITION (MLR 1999-00018 ➢ FINEVIEW PARTITION #2 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax' Lot 1301 (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. X_ Written comments provided below: fl dJ LA 1 -�� • � r C ' . (P1 ase provide the following information)Name of Persons)Commenting: ^- I Phone Number(sl: C-;;. 4--2 - 15// fANNIM & Ste RETAgy MATERIALS • • • 1111 AFFIDAVIT OF MAILING CITY OF TIGARD Community cDevetopment Shaping A Better Community STACIE OAF OREGON- ) County of Washington )ss. • City of Tigard ) I, Patricia L. Lunsford,, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specia(�st II for the City of Tigard, 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: MLPI999-00018/FINEVIEW PARTITION #2 ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: Gi l El AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director • ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: ❑ AMENDED NOTICE (File 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: 127 (File NoJName Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S] of which is attached, mar -. blblt "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit" ',on lune 2 2001 and de osited ir the United States Mail on Lune 2,2000, postage prepaid. / tIP-5- - :l that Prep:red No ce) Subscribed and sworn/affirmed before me on the ( ( day of `f Lk. (y , 2000. -' Ze///n / I ' '- OFFICIAL S -., ,_- SHERMAN S.CASPER My Commission Expires: 4y/3) 7003 .NOTARY PUBLIC-OREGON COMMISSION NO._323409 MY COMMISSION WIRES MAY 13,2.003 • EXHIBIT A. A 1 NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 1.999-00018 CITrOFTIGARD' Community cDeve(opment FINEVIEW PARTITION #2 Shaping A Better Community . 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: FINEVIEW PARTITION #2 CASE NO: Minor Land Partition (MLP) MLP1999-00018 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city limits of Tigard. The parcel is 1.20 acres. The proposal is to divide the property into two parcels of 10,094 square feet and 8,933 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 1301. PROPOSED PARCEL 1: 8,933 Square Feet. PROPOSED PARCEL 2: 10,094 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 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 JUNE 2, 2000 AND BECOMES EFFECTIVE ON JUNE 17, 2000 UNLESS AN APPEAL IS FILED. T�A eal: ectOr's Decision is final on the-date that it is mailed. Any •y 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 eriod. 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 16, 2000. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideager, Assistant Planner at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT qI 1 I 1 1 1 _1 _ 1 TL 806 to 1 L -- _ 1 IL 700 I IL 901 1 IL 1000 I I I ;', 11. 800 , 1 I L y' I / SW MAPLE) '_—__ _'.'.'� r / -, TL 1001 \ PRPOED301 ) TRACT'A. Parcel I ):•:•r•�, PROPOSED ,.'":".•:•:':,::;......1 TL 700 Porcel 2 / •J /.': 1 IL 1002 .•• , __ TL 1101 '�1 OQ'P . PO (f% IL 1102 1 TL 1700 IL 401 SGIf. I'-b' 1 i i TL 1200 CITY OF TIGARD t FINEVIEW PARTITION#2. — ---- LEGEND - SITE PLAN N e: (MLP)1999-00018 PROPOSED PARTITION LINE (Map Is not to scale) n • .. ...= c)JA ( . 7.-"Ell � W : _ � — Ei- _LOCUST STET t ....,.J_Lh '- RE Z z ,i. i KLi. sug9L - i in - 1 SITE _ / 'i fj _ m° I CD J . OAK STREET s:_ "i I'-.-A— 0 V I VICINITY t FINEVIEW PARTITION#2 EXHIBIT MAP N MLP1999-00018 • • M -gig 1S126DC-05400 1S126DC-05503 EXHIBIT 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 126DD-03000 SCHARBROUGH DONALD AND GILE EDWARD S 10050 SW 92ND 10040 SW 90TH PORTLAND,OR 97223 TIGARD,OR 97223 1 S126DD-03001 1S126DD-03100 LARSON BENNY L OREGON COMMUNITY FOUNDATION THE 10415 SW 72ND 621 SW MORRISON STE 725 TIGARD,OR 97224 PORTLAND,OR 97205 1 S 126DD-03800 1 S 135AA-00401 PILGER DENNIS F&ZOE A ROWE SHIRLEY I 17703 SW TREETOP WAY 1027 SW GROVER LAKE OSWEGO,OR 97034 PORTLAND,OR 97201 1S135AA-00500 1S135AA-00590 BRAWAND CHARLES EIDENSCHINK IRMA 10125 NW RIVENWOOD 8740 SW LOCUST DRIVE CARLTON,OR 97111 PORTLAND,OR 97223 1S135AA-00 0 1S135AA-00800 BRAW CHARLES NASH GORDON 0 AND PENNY J 10125 ENWOOD 10231 SW JEFFERSON CARJI ON,OR 111 TIGARD,OR 97224 1S135AA-00802 15135AA-00803 HERBERHOLZ LARRY S HERBERHOLZ LARRY S&CATHY D 9620 SW 90TH AVE 9620 SW 90TH AVE PORTLAND,OR 97223 PORTLAND,OR 97223 • • 1S135AA-00804 1S135AA-00805 LAI KHOAN VAN& VO VIEN T& 10161 SW JEFFERSON AVE 10181 SW JEFFERSON ST _ TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00806 1S135AA-00900 MILLS MICHAEL E AND WEINEL BRETT M 10211 SW JEFFERSON 8950 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 15135AA-00901 1S135AA-00902 PACIFIC CREST PARTNERS INC MCWAYNE GREGORY A&RUTH E 1430 EASTSIDE RD 10200 SW 90TH HOOD RIVER,OR 97031 PORTLAND,OR 97223 i • • • 1S135AA-00903 1 S135AA-00904 SICKLER LEE J JUTTELSTAD NATHAN T&DIANE J 10140 SW 90TH AVE 10170 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135AA-00905 1 S 135AA-01000 MCWAYNE GREGORY A AND RUTH E ROWE SHIRLEY I AND WOOD 10200 SW 90TH 1027 SW GROVER PORTLAND,OR 97223 PORTLAND,OR 97201 1S135AA-01001 1S135AA-01002 SAVAGE PETER A AND ANN MARIE KINDRICK CHARLES C AND 10300 SW 90TH AVE 10320 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-01100 1S135AA-01101 PATERSON BRIAN S&SAMI B KUHN EUGENE P PAMELA L 10370 SW 90TH AVE 10340 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-01102 1S135AA-01200 MACLAREN ROBERT P ALLISON M DEAN&DOROTHY D 10360 SW 90TH 8870 SW MAPLELEAF ST PORTLAND,OR 97223 PORTLAND,OR 97223 1S1 AA-01 01 1S135AA-01900 ROWE LEY I BOOTH JOICE GOSSETT 1027 G ER 10250 SW 87TH AVE • PO LAND,OR 97201 PORTLAND,OR 97223 1 S 135AA-02000 1 S 135AA-03700 STAATS SANDRA LYNN • DEMOULIN STEVE& PO BOX 20007 10455 SW 87TH AVE KEIZER,OR 97307 TIGARD,OR 97223 • • 1 S 135AA-03701 1 S 135AA-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 1 S135AA-03704 BRANDT WALDO G&PEARL E • DE MOULIN STEVE& 8835 SW OAK ST 10455 SW 87TH AVE PORTLAND,OR 97223 TIGARD,OR 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 . 15135AA-04101 1S135AA-04200 CALLAHAN JAY PATRICK SUMMIT DORSEY WAYNE 8945 SW OAK ST PO BOX 230998 TIGARD,OR 97223 TIGARD,OR 97281 • 15135•∎:-9000 1 1 S 135AA-90001 • DEODAR ■ DOMINIUMS PETTY JOHN A OWNER' OF b ITS 10301 SW 87TH AVE 0 " TIGARD,OR 97223 15135AA-90002 15135AA-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 15135AA-90010 1S135AB-00100 FLETCHER MARY K WASHINGTON CLACKAMAS CO 16388 SW ESTURARY#101 13137 SW PACIFIC HIGHWAY BEAVERTON,OR 97006 TIGARD,OR 97223 .. . • • 1 S 135AB-00100 1S135AB-00202 WASHINGTON CO PENSE JAMES M AND ROXANNE M 13137 SWPAt.IFIC HIGHWAY 9140 SW LOCUST TIGARDr6`!R 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 1S135AB-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 1S135AC-04200 STANTON KAREN OR D D 10435 SW 90TH AVE 5410 ACADAM AVE#100 TIGARD,OR 97223 P TLAND,OR 97201 1S135AC-04300 1S1 C-0 0 ORLAND LTD ORLAN TD 5410 SW MACADAM AVE#100 5410 M ADAM AVE#100 PORTLAND,OR 97201 PO TLAND,OR 97201 1S135AD-01301 1S135AD-01302 OREGON STAT OF DEPT OF VETS C-1 DAVIS EUGENE L PO BOX 6446 10875 SW 89TH AVE PORTLAND,OR 97228 TIGARD,OR 97223 1S135AD- 303 ORLAND LT 5410 SW AC DAM AVE#100 PORT ND,OR 97201 • • • Naomi Gallucci CITY OF TIGARD 1 1285 SW 186 Avenue EAST CIT SUBCOMMITTEE Tigard, OR 91223 • Sue Rorman 11250 SW 82"d Avenue is\curpin\setup\labels\CIT East.doc UPDATED: 12-Apr-00 Tigard, OR 91223 John Snyder 1 1 100 SW 82nd Avenue Tigard, OR 91223 Jack Biethan 15525 SW 109th Avenue Tigard, OR 91224 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 91224 • • AFFIDAVIT OF MAILING `"'�+ • CITY OF TIGARD Community Development SfiapingA Better Community STATE, of OREGON- ) County of Washington )ss. City of Tigard ) • 1, (Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: MLPI999-00018/FINEVIEW PARTITION #2 ❑ AMENDED NOTICE (File No/Name Reference) • City of Tigard Planning Director O NOTICE OF PUBLIC HEARING FOR: V , i ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: i ❑ 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: E (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S] of which is attached, mar hibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'T' on lune 24ALLI • 'eV.ited '' the United States Mail on lune 2,2000, postage prepaid. r h- dip& (P- •- h- ' _:. 'd ice) Subscribed and sworn/affirmed before me on the if day of (. , 2000. dha-�f�'-• ♦.'s• OFFICIAL SEAL O Y UBLIC OF OREG N _;;; SHERMAN S.CASPER �� COMM SSION NO.323409 My Commission Expires: (3) 663 MY COMMISSION EXPIRES MAY 13,2003 • • EXHIBIT A. NOTICE OF TYPE II DECISION A • MINOR LAND PARTITION (MLP) 1999-00018 ` L — CITY OF _ ' TIGARD� Community(Development FINEVIEW PARTITION #2 Shaping A Better Community 120 DAYS = 08/29/2000 SECTION I. APPLICATION SUMMARY FILE NAME: FINEVIEW PARTITION #2 CASE NO: Minor Land Partition (MLP) MLP1999-00018 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition a parcel of land within the city.limits of Tigard. The parcel is 1.20 acres. The proposal is to divide the property into two parcels of 10,094 square feet and 8,933 square feet with 33,245 square feet in a tract for wetlands. Both parcels will have 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 1301. PROPOSED PARCEL 1: 8,933 Square Feet. PROPOSED PARCEL 2: 10,094 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 tharthe City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. • The findings and conclusions on which the decision is based are noted in Section V. MLP1999-00018/FINEVIEW PARTITION Page 1 of 12 • • CONDITIONS OF APPROVAL 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 plan showing proper screening of the access drive from tax lot 1001 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. 4. Submit a plan showing the approved provisions for the turning around of fire apparatus for the access drive. 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: 5. 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). 6. 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. 7. Prior to approval of the final plat, the ap licant 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. OTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way. 8. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. 9. The applicant shall enter into a Street Improvement Agreement pith the City whereby they agree to complete or participate in the future improvements of SW 90u1 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 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. MLP1999-00018/FINEVIEW PARTITION Page 2 of 12 • • 10. A joint ingress/egress easement shall be shown on the face of the final plat that provides shared access between the newly partitioned lots and the newly partitioned lots of MLP1999-00017. In addition, the applicant shall record a maintenance agreement that clearly indicates who will be responsible for maintenance of the shared driveway. 11. 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. 12. Prior to approval of the final plat, the applicant shall demonstrate that they have obtained the necessary offsite public sanitary sewer easement for the new proposed public main line. 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. 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: 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. , " 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.. MLP1999-00018/FINEVIEW PARTITION 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. A land use application adjusting lot lines to increase tax lot 1301 from 4,455 square feet to 53,484 square feet was done in December of 1999. No other land use applications were found. Site Information and Proposal Descriptions The subject property is approximately 53,484 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 (8,933 square feet) and Parcel #2 (10,094 square feet). There is a Jurisdictional wetland on the property that the applicant has recorded in a private tract. The applicant had submitted before the mandatory 50-foot setback associated with Title 3 went into affect. Therefore, only a 25-foot buffer has been required. SECTION IV. PUBLIC COMMENTS No comments were received from the public. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Section: 18.420.010 Land Partitions: 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 herein, staff finds that adequate public facilities are available to serve the proposal. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of permit process and during construction, at which time the appropriate review authority, will insure that City and applicable agency standards are met. Based on the analysis in this 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 85 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 8,933 and 10,094 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. MLP1999-00018/FINEVIEW PARTITION Page 4 of 12 • • Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. The 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 require a twenty-foot access drive. Therefore, this standard has been met. Setbacks shall be as required by the applicable zoning district. No development is proposed in conjunction with this application. Setbacks will be applied at the 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 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 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The access drive associated with this application is within 10 feet of tax lot 1001. No screening has been proposed. Therefore, a plan showing tax lot 1001 properly screened according to Section 18.745.040 will be conditioned. 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. By combining the access with the abutting access drive of MLP1999-00017, the pavement for both partitions will only need to be 20 feet. By recording a joint access agreement (condition 10) the applicant will be able to serve four lots according to the code and have enough square footage to screen the the access drive from the abutting lots. 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, which accesses both residential lots. However, the access drive is in excess of 150 feet in length. Therefore, the applicant will be required to submit a plan showing the approved provisions for the turning around of fire apparatus. 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. MLP1999-00018/FINEVIEW PARTITION Page 5 of 12 • • 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: CONDITIONS: • All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. • Submit plan showing proper screening of the access drive from tax lot 1001 • according to Section 18.745.040 of the Tigard Development Code. • Submit a plan showing the approved provisions for the turning around of fire apparatus for the access drive. 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' 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 comer&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% [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. Section: 18.705 Access. Egress, and Circulation. Access, Egress, and Circulation have been discussed earlier in this decision. Therefore, the criterion has been met. Section: 18.745 Landscaping and Screening. The above standards are deferred until the time of development. MLP1999-00018/FINEVIEW PARTITION Page 6 of 12 • • Section: 18.790 Tree Removal. 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. Section:18.795 Visual Clearance Areas The accessway provides proper sight distance upon entering the newly created lots from SW 90th Avenue. Therefore, this standard has been satisfied. FINDING: Based on the analysis above, staff finds that the Visual Clearance criteria have been met. PUBLIC FACILITY CONCERNS 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. MLP1999-00018/FINEVIEW PARTITION 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 1000 (Map 1 S135AA) by the applicant is also proposed (MLP1999-00017). 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 along the west boundary of proposed Parcel 2. This sewer line is also proposed to serve two proposed lots on Tax Lot 1000. The route is acceptable to Staff but the applicant will need to demonstrate that they have obtained the necessary offsite public sanitary sewer easement across Tax Lot 1002 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 adjacent to the flag pole of the subject site. 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. The storm drainage line between Parcels 1 and 2 is intended to also serve two proposed lots on Tax Lot 1000. The line size will need to be determined by the applicant's engineer and approved by the City prior to construction. MLP1999-00018/FINEVIEW PARTITION Page 8 of 12 • • • Effect on Downstream Drainage: Section 18.81O.1O0.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 plan shows that a private storm drainage line will convey drainage from this site into the existing wetland area on the eastern edge of this site. The proposed storm drainage line is also shown to extend to Tax Lot 1000, to serve the two proposed lots on that parcel (MLP1999-00017). The final plat shall show a private storm drainage easement in favor of Tax Lot 1000. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.81O.11O.A states that developments adjjoining 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 18.81O.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. Minimum Width: Section 18.81O.11O.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. No bikeway is associated with this project, 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. MLP1999-00018/FINEVIEW PARTITION Page 9 of 12 • • 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 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). MLP1999-00018/FINEVIEW PARTITION Page 10 of 12 • • • 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. 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 offered the following comments: • Please ensure that Tract A is owned by property owners and not turned over to the City for responsibility. • Also, I thought under Title 3, a 50-foot buffer from wetland is required, whereas, they show only a 25-foot buffer? Staff Response: The applicant has not indicated that any land will be turned over to the City and are only required to maintain a 25-foot buffer from the sensitive area because they submitted before Title 3 took effect. City of Tigard Building Division has offered the following comments: • Shouldn't the driveway be 20 feet wide? • Hydrants shall be within 500 feet of the most remote portion of proposed construction. • Access road exceeds 150 feet. They need a turn-around. Staff Response: The driveway serves only two lots. Therefore, the applicant is only required to have a 15-foot access drive. The Deputy Fire Marshall will address fire hydrants at time of development. A fire apparatus turn-around has been conditioned earlier in this decision. 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. MLP1999-00018/FINEVIEW PARTITION Page 11 of 12 • • Tualatin Valley Water District has reviewed the proposal and offered the following comment: • Street is listed incorrectly as Maple Street. Correct name is Mapleleaf Street. 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 X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 2, 2000 AND BECOMES EFFECTIVE ON JUNE 17, 2000 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON.JUNE 16, 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. tt � I / // . !mot a _.l .4i/ June 2. 2000 PREPAR D : e�'!0. = - — DATE A sistan 'tanner ,Wei -120 June 2. 2000 APP' • I BY ewersd DATE Planning Manager i:\curpin\Mathew\rnIp\mlp1999-00018.dec.dot MLP1999-00018/FINEVIEW PARTITION Page 12 of 12 CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT Al. CRY OF TIGARD - CaI 1 r 3 I I TL 806 • v) I I- T-1----- -` I TL 100 I I I TL 901 TL 1000 I ! j'/ TL 800 I I L / / y •J I ! '' / ! • I // / SW MAPLE �— ! I • 1 TL 1301 TRACT "A" - TL 1001 N. PROPOSED Parcel 1 / y:- -i-:.\ PROPOSED\, • TL 100 -;...;-*--.2 Parcel 2 --.7 �:- y �� ,. \‘ '' TL 1002 r�:.•�,�/ • TL 1101 '!. Q'P // .1 CFO // .-:\ °C // • I 0PN // 0 P / r / 1 / TL 1102 I TL 1100 / TL 401 // SCALE: 1-=40' // // TL 1200 CITY OF T�GAR .t • FINEVIEW PARTITION #2 __—--—. D LEGEND •SITE PLAN N (MLP)1999-00018 . PROPOSED PARTITION LINE (Map is not to scale) FT1 _ l f .. + . Si. 92nd AVF' I, • 92nd , 4 _ `.... i , i t i 1i D \\-:o',..> � .:.... , 1 ;--gym i I. : • 0 lm■ '• c Ms �_ 5 _---,^•^1 .i •\ •\t 90TH AVENUE i ! d D 1 �' \ I � * 90th AVE.1. .}• }f` V..] l . _...... 1 is�'•f 4 ..y.. r. i } F - FP y. • •. 4 . .`j \ r. R : I i i Ja-c1 a ,°� t f. II II 11 ` '. .ti v x. ^�F p ` �... l 3 87th• 1,--.....11 11 Z t 3 �1`~ II E II m ii m II * HALL BOULEVARD 1 • 11 C 11 o -i i-; II II - - II . II Z I 4t gi II II N ii II II N 5 s y CITY OF TIGARD PLANNING DIVISION g � i EXHIBIT B 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 • • CITY ®F TI�GARD ---,�� - = On u_ .- _f_ zn `-::fir:- °�_13125 S.W. Hall Blvd. o:.����� '! � ��v (,;• USA �- Tigard, Oregori97223 auu-roo :�, :;"1 a \ . "--.• ,1 � I. f:kc, ZO ..4.7 NOT i_-t 44, A.) '4' ...i:. - '''4-=--- • To ''.0 . . �� O FINEVIEW FARM, L.L. SFN0 ® �� l �� / p ti 15500 SW JAY STREET,",r. - f ti BEAVERTON OR 9700 ;f'} ��ADDRESSED I VERAB�E l n mkt/eC << 4/ o /If QRESSEQ �'U l �' `� `°. UNABLE TO FQRWaQn �� Q V - - — — l4tn�`dilQ /) • � • "_r__l� :Y 11,1„1,,,1„1,1„1,1„II,1„1,,,,111,1„I,I1JI,,,I r A AFFIDAVIT OF MAILING1E CITY OF TI6ARD Community Development Shaping Better Community STATE OF OREGON ) County of Washington )ss. City of igarce ) • • I, 'Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist Ilfor the City of Tigard;Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Bebw} © NOTICE OF PENDING LAND USE APPLICATION FOR: MLPI999-00018/FINEVIEW PARTITION #2 . ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director • O NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File NolName Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC NEARING FOR: l' / ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) • ❑ City of Tigard Planning Director • ❑ Tigard Hearings Officer . • ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL-ORDER FOR:I' ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director • ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council . O NOTICE OF: . (Type/ind of Notice) FOR: t2' I (File No/Name Reference) • (Date of Public Hearing,if applicable) • • A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEIS) of which is attached, marked Exh lit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXhibit'B", • Ma 3 21100 and�,1posit-• n thejr nited States Mail on May 3,2000, postage prepaid. r �AI.(ad#7 w' (Pers"a • epar-• Noti.'-) Subscribed and sworn/affir !s. ;- • me on the day of 'Way, , 2000. .±,Y OFFICIAL SEAL ' I r ' t ' I : I - I-'- ∎ I .f. c '- SHERMAN S.CAASPER -•: � Neal RY Pstitr -0REGON My Commission Expires:�/1 /3 2 !! MISSION N0.32340�J J MY COMMISSION EXPIRES MAY 13,2003 • NOTICE T,0 MORTGAGEE, LIENHO•R,VENDOR OR SELLER: EXHI)311' 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 ARD CITYOFTIG Community Development Shaping A Better Community DATE OF NOTICE: May 3, 2000 FILE NUMBER: MINOR LAND PARTITION (MLP) 1999-00018 FILE NAME: FINEVIEW PARTITION #2 PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 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 1 S135AA, Tax Lot 1301 (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 addresse relevant approval criteria with eficient 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 . 1 _ 7-.1.. . 7- I 7 WnihInGTOH 11 Sf. •.,l FEfRFaT Il _ LOCUST STREET 1.-....41...h 7 t� �,a .. - •'_.__`< .. .a a , ,, f-J R J W o it -:, ; _ :_t4•:.:, o SITE :- . / m Cal i W / I .. .-. ... I 4' : 1...,..-.4-.7:---7 = / 1""••I i! 1 I }• E 'n 0 OAK STREET � � ��-- U t. VICINITY t FINEVIEW PARTITION#2 EXHIBIT MAP N MLP1999-00018 .\curpinvnasterswtcmny.xls • XHIBIT B 1 S 126DC-05400 1 S 126DC-05503 METZGER UNITED METHODIST CHURCH VANDERYACHT MARK S& 9055 SW LOCUST 9125 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 • 1S126DC-05504 1S126DD-03000 SCHARBROUGH DONALD AND GILE EDWARD S 10050 SW 92ND 10040 SW 90TH PORTLAND,OR 97223 TIGARD,OR 97223 1S126DD-03001 1 S126DD-03100 LARSON BENNY L OREGON COMMUNITY FOUNDATION THE 10415 SW 72ND 621 SW MORRISON STE 725 TIGARD,OR 97224 PORTLAND,OR 97205 • 1 S 126DD-03800 1 S 135AA-00401 PILGER DENNIS F&ZOE A ROWE SHIRLEY I 17703 SW TREETOP WAY 1027 SW GROVER LAKE OSWEGO,OR 97034 PORTLAND,OR 97201 1S135AA-00500 1S135AA-00590 BRAWAND CHARLES EIDENSCHINK IRMA 10125 NW RIVENWOOD 0 8740 SW LOCUST DRIVE CARLTON,OR 97111 PORTLAND,OR 97223 1S135AA-00 0 1S135AA-00800 BRAW CHARLES NASH GORDON 0 AND PENNY J 10125 NWOOD 10231 SW JEFFERSON CARjt ON,OR 111 TIGARD,OR 97224 1 S 135AA-00802 1 S 135AA-00803 HERBERHOLZ LARRY S HERBERHOLZ LARRY S&CATHY D 9620 SW 90TH AVE 9620 SW 90TH AVE PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AA-00804 1S135AA-00805 LAI KHOAN VAN& VO VIEN T& 10161 SW JEFFERSON AVE 10181 SW JEFFERSON ST • TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00806 1S135AA-00900 MILLS MICHAEL E AND • WEINEL BRETT M 10211 SW JEFFERSON 8950 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR. 97223 1S135AA-00901 1S135AA-00902 PACIFIC CREST PARTNERS INC MCWAYNE GREGORY A&RUTH E 1430 EASTSIDE RD 10200 SW 90TH HOOD RIVER,OR 97031 PORTLAND,OR 97223 • • 1S135AA-00903 1S135AA-00904 SICKLER LEE J JUTTELSTAD NATHAN T&DIANE J 10140 SW 90TH AVE 10170 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00905 1S135AA-01000 • MCWAYNE GREGORY A AND RUTH E ROWE SHIRLEY I AND WOOD 10200 SW 90TH 1027 SW GROVER PORTLAND,OR 97223 PORTLAND,OR 97201 1S135AA-01001 1S135AA-01002 SAVAGE PETER A AND ANN MARIE KINDRICK CHARLES C AND 10300 SW 90TH AVE 10320 SW 90TH TIGARD,OR 97223 • TIGARD,OR 97223 1S135AA-01100 1S135AA-01101 PATERSON BRIAN S&SAMI B KUHN EUGENE P PAMELA L 10370 SW 90TH AVE 10340 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 • • 1S135AA-01102 1S135AA-01200 MACLAREN ROBERT P ALLISON M DEAN&DOROTHY D 10360 SW 90TH ' 8870 SW MAPLELEAF ST PORTLAND,OR 97223 PORTLAND,OR 97223 1S1 AA-01 01 1S135AA-01900 ROWE LEY I BOOTH JOICE GOSSETT 1027 G ER 10250 SW 87TH AVE PO LAND,OR 97201 PORTLAND,OR 97223 1 S 135AA-02000 1 S 135AA-03700 STAATS SANDRA LYNN DEMOULIN STEVE& PO BOX 20007 10455 SW 87TH AVE KEIZER,OR 97307 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-03704 BRANDT WALDO G&PEARL E DE MOULIN STEVE& 8835 SW OAK ST 10455 SW 87TH AVE PORTLAND,OR 97223 • TIGARD,OR 97223 1S135AA-03705 1S135AA-03707 ROMERO MERCEDES G AND HITCH DORIS 10385 SW 87TH AVE PO BOX 35 TIGARD,OR 97223 BEAVERTON,OR 97075 1 • • • 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 1 S 135AA-04000 1 S 135AA-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 1S135 1S135' -9000t 1S135AA-90001 DEODAR •! DOMINIUMS PETTY JOHN A OWNER' OF •I ITS 10301 SW 87TH AVE , 0 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 WASHINGTON CLACKAMAS CO , 16388 SW ESTURARY#101 13137 SW PACIFIC HIGHWAY BEAVERTON,OR 97006 TIGARD,OR 97223 • • • 1S135AB-00100 1S135AB-00202 WASHINGTON.:LACKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW/P 6..IFIC HIGHWAY 9140 SW LOCUST TIGARDr6R 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 1S135AB-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 1S135AC-04200 STANTON KAREN OR D D 10435 SW 90TH AVE 5410 ACADAM AVE#100 TIGARD,OR 97223 P TLAND,OR 97201 1S135AC-04300 1S1 C-0 0 ORLAND LTD ORLAN TD 5410 SW MACADAM AVE#100 5410 M ADAM AVE#100 PORTLAND,OR 97201 PO TLAND,OR 97201 1S135AD-01301 1S135AD-01302 OREGON STAT OF DEPT OF VETS C-1 DAVIS EUGENE L PO BOX 6446 10875 SW 89TH AVE PORTLAND,OR 97228 TIGARD,OR 97223 1S135AD 303 ORLAND LT 5410 SW)TAC DAM AVE#100 PORT ND,OR 97201 . • • 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• REQUEST FOR COMMENTS CI�FTIIGARD Community(Development Shaping A Better Community DATE: May 3,2000 TO: PER ATTACHED FROM: City of Tigard Planning Division • STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3171 Phone: (503)639-4111/Fax: (5031684-1297 MINOR LAND PARTITION[MLR 1999-00018 > FINEVIEW PARTITION #2 < PROPOSAL: The applicant is requesting approval of a 2-lot partition dividing 1.20 acres into 2 parcels of 10,094 and 8,933 square feet. LOCATION: Located east of SW 90th Avenue, 330 feet south of SW Locust Street. WCTM 1S135AA, Tax Lot 1301 (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: (BTase provide the foltowing information)Name of Person's]Commenting: • Phone Numbertsl: r CITO1F TIGARD REQUEST FOR COIVIENTS. . NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPMENT APPLICATIONS CRAieac WI w isl[Nn :• ` : : 'CITLgN.INVOLVEMENT'TEAMS W '. II Place lor review IniltiiaryCRBook[sl „'; , FILE NOISI: f� f'/777 00./ I FILE NAMEISl: :e 4 `Afp_er__$ �; CITY OFFICES ` - x . , ' . b<LONG RANGE PLANNING/Nadine Smith,suParviaor COMMUNITY DVLPMNT.DEPTJovp„x,t Svcs.recfrdoam > POLICE DEPTJJim Wolf,Crime Prevention officer ) BUILDING DIVISION/Gary Lampella,Wading Meta A ENGINEERING DEPTJBrian Rager,Wpmv.Raview Engineer XWATER DEPT/Michael Miller,Mains Manager CITY ADMINISTRATION/Cathy Wheatley,ceyRewrder KOPERATIONS DEPT/John Roy,Property Manager OTHER wrw ... f. ISPECIADIS. ... . °~;:;' , ,. ... . , .. ._-‘,' - . =,.:};' _TUAL.HILLS PARK&REC.DIST.*2UALATIN VALLEY FIRE&RESCUE* IXTUALATIN VALLEY WATER DISTRICT*D .UNIFIED SWRGE.AGENCY Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District . PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 _;%, ,_ I ": ��f° LOCAL AND STATEIURISDICflONS�� " Calr f,: , -:,"- CITY OF BEAVERTON * _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE ?OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE _ Irish Bunnell,Development Services PO Box 369 PO,Box 59 Salem,OR 97310-1337- PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. . METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon'Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 US ARMY CORPS.OF ENG. Durham,OR 97281-3483 Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French PO Box 2946 _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 •_ OR.DEPT.OF ENERGY(POwerre,es in Area) _OREGON DEPT:OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue _CITY OF LAKE OSWEGO* Routing TTRC—Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 • Planning Director . PO Box 3621 3040 25th Street,SE Hillsboro.OR 97124 • PO Box 369 Portland,OR 97208-3621. Salem,OR 97310 _Brent Curtis(CPA) • Lake Oswego,OR 97034 Scott King(CPA) • ' OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * 'Mike Borreson(engineer) • _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Jim The(IGA) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Tom Harry(General Apps.) Portland Building 106,Rm. 1002 ' 2020 SW Forth Avenue,Suite 400 123 NW Flanders •_Phil Healy(GeneratApps.) 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Sr.Cartographer rcrwzcei MS,4 Portland,OR 97204 _Jim Nims(ZCA)MS 15 • _ODOT,REGION 1 -DISTRICT 2A* _Doria Mateja(ZCA)Ms 14 • Jane Estes,Permit specialist 5440 SW Westgate Drive,Suite 350 ' Portland,OR 97221-2414 --a.-•tYr<•cr•„•Y`y^,T;', ",-/-=,`.” �- :,;+:.r si'- !,`art; PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE PRINTED ON THIS MAP! CITY of TIGARD ( [ I ! [ . . GEOGRAPHIC INFORMATION SYSTEM ■ H 1 ,Ir AREA NOTIFIED Ili 5544: lus0 05400 8000 0 Ir aaspwuaa IIR ismuummi/ Ili •OCUST ST — Mark Person �� IDC Design Group > 02113 0 1t1351000$Og o -4242 858 2 SUB�EC xmw90500 SITES.,. , 5tggeu l m Re: ISI3SAA, 9 �FST Q Tax Lots 1001 & 1301 ' ! >m5a9seo v135$1910 51g1 guy. MLP19 9— 1$135(01101: ,.I , TT• 13135 Bvp m350403/05 J �� � Sawa �0 �...�,r.�,,,a J o 1$135io�wo I � 11135101801 aasiuo�>oz ST • / OAK Pjl A • 4!1 _____ / >:13�corwo 1t13oa 1�1351oou N 0 100 200 300 400 Feet PINE ST =263 feet MNi11YwN,Y"3T 1 NIN1�1�a^ City cif Tigard 3 , i 3 14, Information on this map Is fw general bcatlon only and \ should be verified with the Development Services Divislon. ,________1 13125 SW Hall Blvd ■ ' Tigard,OR 97223 (503)639-4171 n httpJFN#e.cl.tigard.or.us Plot date:Dec 28, 1999;C:\magic\MAGIC03.APR Community Development , 1 S 126DC-05400 . 1 S126DC-05503 • METZGER UNITED METHODIST CHURCH VANDERYACHT MARK S& 9055 SW LOCUST 9125 SW LOCUST ST PORTLAND,OR 97223 TIGARD,OR 97223 1S126DC-05504 1S126DD-03000 SCHARBROUGH DONALD AND GILE EDWARD S 10050 SW 92ND • 10040 SW 90TH PORTLAND,OR 97223 TIGARD,OR 97223 1 S 126DD-03001 1 S 126DD-03100 LARSON BENNY L OREGON COMMUNITY FOUNDATION THE 10415 SW 72ND 621 SW MORRISON STE 725 TIGARD,OR 97224 PORTLAND,OR 97205 • 1S126DD-03800 1S135AA-00401 PILGER DENNIS F&ZOE A ROWE SHIRLEY I 17703 SW TREETOP WAY 1027 SW GROVER LAKE OSWEGO,OR 97034 PORTLAND,OR 97201 1S135AA-00500 1S135AA-00590 BRAWAND CHARLES EIDENSCHINK IRMA 10125 NW RIVENWOOD 8740 SW LOCUST DRIVE CARLTON,OR 97111 PORTLAND,OR 97223 1S135AA-00 0 1S135AA-00800 BRA CHARLES NASH GORDON 0 AND PENNY J 10125 ENWOOD 10231 SW JEFFERSON CAN, ON,OR 111 TIGARD,OR 97224 1S135AA-00802 1S135AA-00803 HERBERHOLZ LARRY S HERBERHOLZ LARRY S&CATHY D 9620 SW 90TH AVE 9620 SW 90TH AVE PORTLAND,OR 97223 PORTLAND,OR 97223 1S135AA-00804 1S135AA-00805 LAI KHOAN VAN& VO VIEN T& • 10161 SW JEFFERSON AVE 10181 SW JEFFERSON ST TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-00806 1S135AA-00900 . MILLS MICHAEL E AND • WEINEL BRETT M 10211 SW JEFFERSON 8950 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR. 97223 1S135AA-00901 1S135AA-00902 PACIFIC CREST PARTNERS INC MCWAYNE GREGORY A&RUTH E 1430 EASTSIDE RD 10200 SW 90TH HOOD RIVER,OR 97031 PORTLAND,OR 97223 • • • • • 1 S135AA-00903 1S135AA-00904 SICKLER LEE J JUTTELSTAD NATHAN T&DIANE J 10140 SW 90TH AVE 10170 SW 90TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • • 1S135AA-00905 1S135AA-01000 MCWAYNE GREGORY A AND RUTH E ROWE SHIRLEY I AND WOOD 10200 SW 90TH 1027 SW GROVER PORTLAND,OR 97223 PORTLAND,OR 97201 1S135AA-01001 1S135AA-01002 SAVAGE PETER A AND ANN MARIE KINDRICK CHARLES C AND 10300 SW 90TH AVE 10320 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 15135AA-01100 1S135AA-01101 • PATERSON BRIAN S&SAMI B KUHN EUGENE P PAMELA L 10370 SW 90TH AVE 10340 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 1S135AA-01102 1S135AA-01200 MACLAREN ROBERT P ALLISON M DEAN&DOROTHY D 10360 SW 90TH 8870 SW MAPLELEAF ST PORTLAND,OR 97223 PORTLAND,OR 97223 1S1 AA-01 01 1S135AA-01900 ROWE LEY I BOOTH JOICE GOSSETT 1027 G ER 10250 SW 87TH AVE PO LAND,OR 97201 PORTLAND,OR 97223 1S135AA-02000 1S135AA-03700 • STAATS SANDRA LYNN DEMOULIN STEVE& PO BOX 20007 10455 SW 87TH AVE KEIZER,OR 97307 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-03704 BRANDT WALDO G&PEARL E DE MOULIN STEVE& 8835 SW OAK ST 10455 SW 87TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 • 1S135AA-03705 1S135AA-03707 ROMERO MERCEDES G AND HITCH DORIS 10385 SW 87TH AVE PO BOX 35 TIGARD,OR 97223 BEAVERTON,OR 97075 • 1 S 135AA-03800 1 S 135AA-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 • 1 S 135AA-04000 1 S 135AA-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 1S135 -9000• 1S135AA-90001 DEODAR ►'.NDOMINIUMS Phi i Y JOHN A OWNER' OF b ITS 10301 SW 87TH AVE p 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 WASHINGTON CLACKAMAS CO • 16388 SW ESTURARY#101 13137 SW PACIFIC HIGHWAY BEAVERTON,OR 97006 TIGARD,OR 97223 • • 1S135AB-00100 1S135AB-00202 WASHINGTON CKAMAS CO PENSE JAMES M AND ROXANNE M 13137 SW P •IFIC HIGHWAY 9140 SW LOCUST TIGAR , R 97,223 TIGARD,OR 97223 1S1 35AB-00203 1S1 35AB-00204 ADDERLY DAVID L&SHARON A DICKSON DONALD KEITH 9120 SW LOCUST ST PO BOX 219028 TIGARD,OR 97223 PORTLAND,OR.97225 • 1 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 • 1 S135AB-03202 1 S135AB-03203 PRINCE KEITH D&KRISTIN L STEEN NADINE 10455 SW 90TH AVE 10425 SW 90TH TIGARD,OR 97223 TIGARD,OR 97223 1S135AB-03205 1S135AC-04200 STANTON KAREN • OR D D 10435 SW 90TH AVE 5410 ACADAM AVE#100 TIGARD,OR 97223 P TLAND,OR 97201 1S135AC-04300 1S1 C=0 0 ORLAND LTD ORLAN TD 5410 SW MACADAM AVE#100 5410 M ADAM AVE#100 PORTLAND,OR 97201 PO TLAND,OR 97201 1S135AD-01301 1S135AD-01302 OREGON STAT OF DEPT OF VETS C-1 DAVIS EUGENE L PO BOX 6446 10875 SW 89TH AVE PORTLAND,OR 97228 TIGARD,OR 97223 1S135AD- 303 • ORLAND LT 5410 SW AC DAM AVE#100 • PORT ND,OR 97201 • • ^ I � c-ks rPrzppo- - ?LtAz 1 51 - 3S AA LA cA 000 • � 051 l t - 35)V\ Lo\- 100 1 . 01 I u tA/ G C k-\)--)0 4 \—bri c.V-- Mal • 'ir4aVick3 cj \ ^At Tcrovi t\Th 5 Li 2 LI Z WAi2 yea c ), 12/19/99 13:43 X503 684 7187 4,,11x yr 11aAnU _ VVG/w•J III • A LAND PARTITION' r--- - •�i�` TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX.(503) 684-7297 • PRE-APP:HELD_WITH =: _, GENERAL INFORMATION - DATE-OF PRE-APP.: ` =- Property Address/Location(s): _ . = <__ - 'FOR`STAFF__-OSEDNLY. t Tax Map 8 Tax Lot#(s): 1 S 1 - 3 5 AA 1301 _ _• _ _ _ Case No.(s):- `?lZ P/if y- c54m9/ g Site Size: 1. 23 Acres p = Other_Case_No4(t): ;,.:.- . - Fineview Farm,LLC(�torlorc )Receipt No. Property Owner/Deed Holders) _ - • • - A Application Accepted:7:. - Address: 15500 SW ,7 ay St. Phone: 641-7342 =Date: CiSy: Beaverton Zip: 97006 _ ; Applicanr: Same as Owner Date•DeteflriI d=To -•Complete: Address: Phone: • - . Comp Plan/Zone Clegg-n*0nr: dlr. Zip. When the owner and the applicant are different people, the O1T'rea= = applicant must be the purchaser of record or a lessee in possession Recording-Date and.Num�r. . with written authorization from the owner or an agent of the owner - -_ _ - with written authorization. The owner(t) must sign this application in • the space provided on •the back of this form or submit a written tt.ev�trzesa ik�y iipan.doc authation with this application. • pROPOSAL SUMMARY The owners of record of the s ubject property request permission to REQUIREiSt)k3NItT 'ALELEMENTS allow a Land Partition to: _ divide 1, 23 Acres into 3 1 Application Elements Submitted: `► (total area) (#of parcels) ❑ Application-Form containing 7, 500 Sq. ft. and 8 . 16 4 s q. ft. 0 -Owners:Signature/Written Authorization (sq. ft. or acres) (sq. R or acres) ✓ ❑. Title Transfer Instrument or Deed ❑, Site/Plot.Plan_: . :__, (provide any additional Information here) (#ofooples Dasetl 6n preapp check list) ❑ Site/Pfot Plan(reduced 8'h"x 11") 0 Applicant'sstatet t Of of:oeples D3sed on pre,-app check fist) 2 Sets:of Pre-Addressed/Pre-Stamped IIILegal'Slze.Envelopes ❑ Filing Fee$780:00 1 - v . 12/1,0/99 13:43 '0503 684 7297 CITY LW icuu,),u00 fir any VARIANCE OR OTHER LAND USE ACTIONS to be consideredas part ig.thisiep-pticatiofifi _ v • - . • _ - =•- - - - - APPLiCANTS: o consider an application complete, you will need to submit ALL of the REQUIREWSUIAtylTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"fi_ox., - (Detailed Submittal Requirement Information sheets can be obtained,upon ypbs Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • • -A! • v • A.- n • • -1•1"-vons at m_ - • t• ti • 'on h: ." • If the application is granted.the applicant will exercise the rights granted-in accordanctvilthilie,teims 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 exhibit _transmitted herewith, are true; • and the applicants so acknowledge that any permit issued, based on this application,-rnaYba 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,criteda,:and understands the • kequirernents for approving or denying the application. • SIGNATURES of each owner of the subject property. -- - DATED this day of = • - - Owner's Signature • Owner's Signature - Owner's Signature Owner's Signature •= 2 - - _ PrIlitty Data Selection Menu -1 Owner: ROWE, SHIRLEY I Prop ID : R1217301 (Real Estate) (63838) WOOD, JUDY Map Tax Lot: 1S135AA-01301 1027 SW GROVER .al : METZGER, TOWN OF, BLOCK 21, LOT 9 PORTLAND, OR 97201 PLUS PT VACATED STREET Situs • Year Built : Living Area: Name(s) . Code Area : 023.81 Sale Info : 03/01/81 1999 Roll Values Deed Type : Improvements $ 0 (+) Instrument: 81007845 Land $ 300 (+) 1999 Tax Status Appraised $ 300 (_) Current Levied Taxes : 3.97 Exemptions $ 0 (-) Special Assessments 0.03 Taxable RMV $ 300 (_) * *** Unpaid Taxes *** M50 Assessed $ 280 (1) Alt Disp 1 (2) Primary ► (3) Secondary (4) Land/Impr 1 (5) Gen Appr 1 (.) More Enter Option from Above or <RET> to Exit: << Washington County Public Service's Report 10/11/99 8:55:00 AM» • • • • 4111 :1 f—Q1 D—�O�1�► � � ,. '1 --� A,.N..$'t.9T11;9 tlrYAtq(M�Llrwl.f C .,,m...rv.u.wu.... ,...•w• •rue 1'iu..r••r.`La L+nnl CON3WAT0!t Otto 6 I U 0 7 6 cf 5 " I TUlo Iusut.ww company THIS INDENTURE Made this 3 day of 7710.4.01—i , 19 81,by and • between GLORIA STOFFRL 1 • • the duly appointed,Qualified and acting conservator of JAMES E. M. ALLISON a protected person,hereinafter calld the first party,and SHIRLEY ROWE nl hereinafter called the second party;W1TNESSETH: v el si ! For value received and the consideration het.snalh.r stated,the tecelpt whereat hereby is acknowledged, IM th'�, 1: q,...11 Nnt party has granted,bar gained,sold and conveyed,and by thew present.do./rant,bargain,roll and convey unto es, the said second party and second pat•r's Min,successor••In•inten.t and assigns all the •start, right and interest of '� ti 1 the said protected person in that certain real property situate in the County of Wash ing ton ,State of Oregon, • described as follows,ro•wit: I t,`Y+I \I Lot 9, Block 21, in the TOWN OF METZGER, Washington County, 1 . Oregon. ■•, TOnETIIER WTTII that portion of S. W. Mahler Strout ._•nnrl,lln+t.. rn ;l those lots a:t a result of the vacation in Resolution and Order 72-240, recorded in Book 941, page 686, Washington County Records. I . . AND TOGETHER WITH that portion of S. W. Madison Street contigious to Lot 9 as a result of a vacation recorded in Book 311, pages 535, 1 Washington County Deed Records. I •. v.11 .•AM,KdM (O••,..04 leg 6,14.P.V,nvnl •.e,. TO HAVE AND TO HOLD the same unto the said second party, and second party's help, wee•.•ws•rn. interest and assign,.larva i The true and actual consideration paid lot this trensl.s,stated in terms d dollars,Is g 600•00 • 0However, the actual .ons,d•rat.un consists of or includes other property oe Pales given or promised which is the shorn consideration(indicate whidl /•Y/d she ( )y(The.r..e.s.e e..r1..•a she H'a.b.l.'i•.Il,.at N/Ikable..An.s16e Faeroe,.Bee ORS 11143e) IN WITNESS WHEREOF, the said hest testy has e.ecuted this instrument; if hrst party is a corporation. it has caused it. corpora• name to be signed hereto and its corporate seal allied by its re duly rberised thereunto by order d its Board of Directors. dY)4/1.Y.:4%/ rte...~��...r...w—i�� • • •I w.....r+•how..•r..ww r..... STATE Or OREGON. I OF OREOOM.Comae.l )eo coney - , ,..tie? I r ,1e 1 Ms.rW/r .e...a aad II..I 1.'/. ^ ,t 'I. .he,Arty Ash•.r... ' each he hassles sod het ere lee the whet.dell nay that the hears N the ' Poneee sty.p...,•d the.A•..named Gloria I M rnern f.vat Owe r lame N e .C,to fe1. Yd a bneeAde.d the l.t•wry Inure .•.•IYy d .•tMp.rN.r. awe/a he .�(.(�' • •dunf Y. at tea deed oat then rho.Mt arll••d I.IA.rr. In.11Ya,e,Y N the~prate rat • r a•,•V `` 1.•• • .l..•d..aprat.•n and that said.tafru•..nt .0 s,d.ad aid sealed as he- , jute.a e run et seal~peewee..by...thorny at It.Awed d dl,eseem and ash at . , \' A theses bane...deed said i senesces be A. IN •slier. M and Md. . ,•j '`.‘ f . / / Setae•ow: 1 • (SLAb!' .!/'d.�',/Fi.- 0 �Y.'. (SEAL) Mary Menses lot Groton Meteor rubles fee Orelan • • My cmaeetaso ..pt.. .J 14• I Mr emmeselen.selms: ' .. str,rop JAMES E. M. ALLISON ttOSYatMera 0 6 0 2 I ! start OP OREGON 1 RicLej• 51 County yd Vlodungton •••.•,.,••M•..•MY•,.Y..•• :II SHIRLEY ROWE Sp * I. Neer TheInbee. Deaden d Nacerde and EtaelwfV and E.()Rove Recorder d Can• ' i •1 C'''D ..ranee to said county.do stony coins Mat �. C:=0 fro within,nauutn•/n d w4.n we r cen.d •••,.n••M•..tau•0051•• • _ and waded to book d....cats d sod county 1 Ahrwr.ay err-~ +• C ROGER TNOM ,f. Si SSEN.Ocfot SHIRLEY ROWE IKr,I Nicene II Etaci.a•s •• i 10370 S. W. 90th ';`��i;, 1, PORTLAND'r OREG0N97223 I. 1, M•.,•no• • III 11I Wit••Mos n,.....•a eat,r M•.•-•r••.tell be ewe•e M h11w4y••hen ~ )till, . r SHIRLEY ROWE r— ym • 10370 S. W. 90th o PORTLAND, OREGON 97223 0 1931 t4^•; -9 8:45 ;I MAYS •.••••..Mi. IIIIMIIIIIII P Mn�r1[!—�e'C::Jed lHj ATO[tlMl.Id..l or C..�.r.r.l. tit J � • • IaWt'I'. 'oat CONL[tYATOC'S OL[O ,..,...suss,..,.^... •-'... ,.suss.,. _., iitle hwut.ol.- ',A/UW:vly U i 0;U l U 4 5 it a r v: THIS INDENTURE Made this day `7 (;./V by ,rr'' i � da of 17 81,6 and .::........:.rip, ,'fast" • • between GLORIA STOFFEL �'• = the duly appointed,qualified and acting conservator of JAMES E. M. ALLISON " 7:. • a protected person,hereinafter called the first party,and .I SHIRLEY ROWE f �~ hereinafter called the second party:WITNESSETH: 1 For value received arid the consideration hereinafter stated, the receipt whet)! hereby is acknowlydgrd, tha 1 rc' 1 I .-?,. first 'a party has granted, bnrgnirtrd,sold and conveyed,and by thew prrsrrVs dons grant,bargain,sell and convey unto t yh c,\ the said second party and second pnr'v's heirs,sueressors-In•rnteresf arel assign.. all the estate, right and interest of ! �Oi $'?- �, the said protected person in that certain irel property situate in the County u!Washington Stare.!Oregon, 1 'x- \;• described as follows,to•wit: aLot 9, Block 21, in the TOWN OF METZGER, Washington County, L.? -. 1 Oregon.. `\r\ 'I'r)r.r:TIIIiR wf'L11 that. portion or ,.. W. M:t(•I, !•rcr•ot .•nrlhinir•n•,. his ;`- `�, these lots a.; a result of the vacation in Resolution and Order /' 72-240, recorded in Book 941, page 686, Washington County Records. r= AND TOGETHER WITH that portion of S. W. Madison Street contigious to Lot 9 as a result of a vacation recorded in Book 311, page 535, f Washington County Deed rccartelti. �� . .,_ , ,..,. ,. I •.r .rust - TO HAVE AND TO HOLD the satnr unto the surd s •rind pn,:t', rind seawall parts... heirs, suerenurs•m• .j interest and e.>rgn.I„rn•rr • The true and nctunl arrnsrderahun paid /or this transfer, stated in term,.of dollars.n$600•00 l'Howeyer, the actual rnnsulernnon consists of or includes other property or value gn•en ur promised which is .; : the rhole the nnJr..l.'..l not I par r„I the r'Instdrrnfion(.ndren fe trl.•ch).'(TAe rnrerre trn•..n pp noble aA..uIJMdeleted See OHS fl.OJO) IN IV!T.VESS WHEREOF, the said first Harry ha. elrc,rfed the ultimata-tit; ti Irnf party is a corporation, 'it' it has caused its cr.rporrur name ter hr .,fined hereto and its corporate seal allrsed by it.r,hr.r• duly ufherired thrrrunro by order of its Hoard of Duo-tors / � _"r Ci/]l.L4i.er i � d r - pr h...M suss_ • -/ , STATE OF OHAeI.N 1 STATE.nil ON EGON.C,mnn,d Js. l'rr...rull, appeared and /, ..• . •., .1 y rAu.Intent duly morn, e•.h 1,.,:un,rlt•nl not,one ran the other.did oar that the hamar I. Ow P.,sunnily•pp.ar•d the titular n•n,.d <:10 r i a prrnunr and thaI rM least n l . C tcif fel and nl'Ina ledaed the l•,r.ya.rne n,snr, ..n.,.rr of ,•cuipunt,on, ,. aunt rn he i(.••■ a.Ju nr•n •,1 ar+l deed and IA•, rh. roil•ilneJ I,,the foregoing rnuruo,.nt is Pilo Culpor.N wet ::C- .d nil..op..r.t,un and rh•t said u.rru.wnr +• ufrrd •rd @need in b.• :ir t�• lull.•t said, rp,u•rnm ht authority al in hoard 01 dincon:and.Ch of p ,,re nv then, set...(edged a nd ,mrrunr.nr to he en valunr•rr act and deed. •■ \ II.,,,..rut• '■ • (S/.A}l)• d� r: II .. %s (SEAL) "pinny Publ1'Y I.., ("rpm Notary Puhbe lot Oregon Me,nn,n.rnnun ea ones ' ' Ma cumn.ission rapirn• 1;41„J NQI VYIMi JAMES E. M. Al,!.I:;e;r: ni X11 '= STATE OF OREGON SE k . suss suss... suss, I- `LI County at Wa.I„net,n ?r_ SHIRLEY ROW!: 15.; )II” r� _s I Huip„ Ihn..uen, (Director of Records 1---t �' And Electrons •,'d F.Oilcan Heeord.l of Con Iill ' y.ysna as ft),sand county.do h•r.by omits Mat t 'nu ninon ,natrnnl.nl of 9 wits refelv.rl ... .w.•.r„lulu . .a a urn its I ;q i ^) and records,,n Loos of records ul said...only w .Aar r...,..a...,..,,to L. ;C SHIRLEY ROWE �:�1 ROIiFH THOMSSEN.Director of • . 10370 S. W. 90th 1;,:;;'•,—'"'1 Ha,cordl6 Etect,ane PORTLAND, OREGON97223 1 ._-� war, tir,r,.... t11/� . , UM,/•M..,.ill, ,.d ill,a..,....w..Merl S.....I.rl..l.11..lw..dd.. 0 ' v. SHIRLEY ROWE '; `:- III 1370 S. W. 90L) PORTLAND, OREGON 97223 w, o r . iT l III'll•'lll l 13311'• J • • • • 1111. CITY OF 11GARD 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\curpl n\mathew\m!p1999-00017-18.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 • January 14, 2000 C OF TIGARD OREGON Mr. Morford Fineview Farm 15500 SW Jay Street Beaverton, OR 97006 RE: Notice of Incomplete Submittal — MLP1999-00018 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. • 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 completer If you have any questions regarding your application or if I can answer any other questions, please don't hesitate to contact me at`(503) 639-4171 x317. Sincerely, 4111 : do. Ma hew Schei s egger Assistant Planner i:\cu rpin\mathew\mlp\ml p 1999-00018.acc c: MLP1999-00017 Land use file MLP1.999-00018 Land use file 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 111 •T PUBLIC FACILITY PLAN CHECKLIST Project: ,.r fPRivI FOR Date: t r ioI Zoe LAND USE APPLICATION SUBMITTALS ❑ COMPLETE NCOMPLETE GRADING • Er Existing and proposed contours shown? a Are adjacent parcels impacted by proposed grading? ❑ Yes El No • • < Adjacent parcel grades shown? `E6,-. iT∎tk- LANDS IS p-ep STREET ISSUES . R- PLAN sus v.J5 PGrA✓A-..- ¶ c Df Er Right-of--.way clearly shown? $ MittA f ,1 ixC AraO( SS Et Centerline of street clearly shown? l6 ,-K P , Name of street(s) shown? Existing/proposed curb or edge of pavement shown? ' Profiles of proposed streets ["r Future Streets Plan provided? (subdivisions and some partitions) profiles • .0" topo shown on adjacent property? �cl, Traffic study required/submitted? • • Do proposed street grades comply with City standards? • E1 Check widths proposed on public streets Are private streets proposed? under 6 lot minimum? • commercial driveway entrance required. l width appropriate? 2.. & . . ['Other: SA ITARY SEWER ISSUES �`' � $ N � � Existing/proposed lines? Apsh-tC — — Stubs to adjacent parcels required? • WATER ISSUES • [r Existing/proposed lines? [3-- Existing/proposed fire hydrants? — Sew c 5T ,4. • stern_ Aft. STORM DRAINAGE AND WATER QUALITY ISSUES • ^1 k. ^ Existing/proposed lines? l �`Preliminary sizing calculation of water quality.provided? • -1=INAN Water quality facility shown on plan? ❑ does area provided match calculations for size requirement? •. • EI Stubs to adjacent properties required? • Water quality and/or detention shown outside of any wetland buffer? • S`13-►-1 SNo uf.4 44 21-'1 V44+°tT i:\englbrianNnasterslpublic facility plan checklist.doc • 0 ' • �.. Wetland Determination nn.d. Delineation •i for the S.W. Jefferson Street Property •• -in Tigard.--.-Oregon. .. : •:i .. k+ _ as : .,.....: ..,... .. . .. . . •...�[�&:: 'f a..J II i1fr: .,......._,.. , , tii . /. .• , .., .. , .•.• . . ,. .. • . . . . . .. .. ,.. • .... ...., • •..•- r mo-.✓�.�,j/ _q` ` 14 f_- '/ .. �A./ . . .• %/.ii "a:'� 7 . **` h$•- -. •._ . ... . . IPA I !� U Mr V'� ae. :'mil :, f'i1 • :.,. ;lei (��/����, ,r,`•:Os) .7;.:.....i .,• . a I i pk, .2,-----v-Art'" •-j _ , • ors- ��/F Ef`,� 1Y'L_�e ' 1�rEL-ti_� —�f _-a-%mac+ • , '' `•. � /1FL"1t:'. (llfc[r�" ' :: :: h 34 y1 iiiiitr `�MGt•ti '. ` • Prepared for . - .• :..�� } .•� ` � � ,��:i� ii• r..,� " Philip Morford ••{})`�;j v'e' .ct.'' :l�aZi[,: ;����M� �=_`.A r\d',�p . • - .. . . . ..,:iti...q.:;-'.7.-: s'...,•:••••..j.ljrArk iNelr•-,.-.11~? • • .s, .. : i.C'?--r1-e.")...1� . . : . . .repby' •`,, o .y�f . . if 4 .. � .. i ' . 'i :-.!•.• c • V kfrg., •,4. '' "° -- � �,4 r;: _ I ���� •33t" _ .if • . _ 7871090 \V/2 SRUSHAPIRO/AGCO,,Inc: • j • • 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 • • • 1.0 INTRODUCTION -• SRI/SHAPIRO/AGCO,Inc. (SHAPIRO)contracted with Philip Morford to conduct a ( ) p 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- .' (°j Swlf r: _ _'DENNY ), VII • - %7':=ri �`• -` LN 1.rk•4 1` , F `•' `— . •�_�•7�-�S�c�e� r�� �i l'Itlii f ���fi7_ D' •osel°e �af���. I i �c--:� �7 � i°'V+,• r`▪• sch ,ri�1 1"='.._-_-• --=lf'"''''-' J'1�' =.JL fi , .. ;�'.r + i � ����•- o ,���� end :-..4),(406, A5R-,:"%WilBalifo 1.461t--„L-47.,-,-..L.--w--..& . 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N• •••"" itigo,,. . . ........-1.. • • _,/ L i_,, • • _ " /‘r-- •• -c7,-/i,, / 1 39 '•( lir . r.„, ___.. ,.. .....s. ,s , . i, 0-11 • .. , ,__,;_,..i.,, ,,..,1,,,,,,,P j•-,-.,n .,- -,- / 1.,1:':..4_ , 4. --/ ,.• a ‹ \ 00 ,IL •41.,,,..111t 7971090 •.4/2/98' a and generalized topography for the proposed FIGURE el lent on SW Jefferson Street in Tigard, Oregon. S.U.S. Beaverton, Oregon, 7.5-minute quadrangle, 1:24000, 1 ;1, photorevised 1984. `SRI/SHAPIRO/AGCO • ';,�". 1NC00.700.AT8D • • • • 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 yellowish brown(10YR 4/4)mottled silt loam about 38 inches thick. Permeability and Wetland Determination and Delineation for the S.W.Jefferson Street Property in Tigard, Oregon Page-3- Ph _ 'Pik:--;►.r�•',r .)•'.�11 7.]1_--'.4;":":� ` •e."Tare' -.: i 11:,•.. 7t'•':• .s.;y.' !. ;' iii j/ � x,. �� �:?i,::.�..f_4 �" ♦ •• -.7*l. ,'.. _.- - . ,,V 4 �1+' ,,..yy,,��'' - :q,11,1,.�+: •li X' wi:. t, i :'3 'i 'i �•,�j{yy((sy�� '�• ''1...- ../r��! ' .a :Z,rs �y 7. 4.;!;.,=*,i—Ni".^ do 3�'-�-'�i. . 1',•'Y':. 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J, ,-, • `• `'r,',��_:�. , > t. ...., _.,,, Y�j..;w. s4 1• �,_,•t .� 4..-...e • _ ••_ter.` ,4 7t1� yr `,, } :fr n ��P tt 7 .?g�$,'. s> j F yi N.V..;s } 0'4 r Y 9.'� �vi• _�1� 1 AS - [ R k.' } "a yy ,,,, I,,,,, . , .,.s. vi:a t ,(4, r._.,irtur2.4.......a.,444•- ..IAA `;',• 7,47 I•.-_-..-..44F,-497 It •• - tr. • C j:•,./,QV...,.7 I",If ' ,,,V, ,r§,.....,, _. ,,,I. ., ,,,),,,., ,....„. —A14 ...k. . ,,,4::::,5 e. _3 ,i _ • .3.0A. a-. - ":„.....••••,„„.h %O •s. { A � f c, ,+ � 3 v -.I • 5't I) -" •�^yam.'• 1 t .,::Y. t:;� !•41,.t 1(�,• `,' •,, .. is -._t,.J:� ::'�'_ .,• r. . -L... 1, �I Wit -p. Y r,:.• ; '�� f ,•.,• •l''s".Ct•-, !Y "'r !i•1.. _ .� t. .r_ _. .•ir .c..rae j. T �'a .+P.. 7971090 4/2/98. Soil mapping units for the proposed development on SW FIGURE- ill Jefferson Street in Tigard, Oregon. (Soil Conservation Service, Soil Survey of Washington County, Oregon, 1:20000, 1982). 2 floolvt orr'SRI/SHAPIRO/AGCO rrga 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). The NWI maps were generated primarily on the basis of black and white aerial photographs(scale of 1:58000)with selected "ground-truthing" only conducted to confirm the interpretations. Wetland Determination and Delineation for the S.W. Jefferson Street Property in Tigard Oregon Page-4- • ..-.. • . . - - . ., •-- - •-•.;-.7-1-•••••••••••••••• - .• ' • - . _. .. . . -. •1 •-, ...• . • 5-1-----fr- itrilxvir.I. . 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'•, ',„';':.• , •.,' ? gir 7971090 .4/2/98 • National Wetlands Inventory designations for the proposed FIGURE 411111 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). N;2=SRI/SHAPIRO/AGC0 11.10101h 1NCORPOP.ATED .51g1.111 • . , . • III IIISHAPIRO'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 IIIsouthwest 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- • • .. . .. •I FROPERTI( LINE 1 0 • • _ - 6• -- - 2. �iI111111111111111101111 III�� :; :.::. 1� 111111111 I1, 4 ;�3 / NORTH VIII I : _ 0 75 150 2 FEET 8• / / Potentially jurlsdfctfonal :.• / wetlands • g:. �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 gESRI/SHAPIRO /AGCO INCORPORATED S 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.Jefferson Street Property in Tigard Oregon Page-6- - .. . Append - • • • • . • Wetland Delineation Data Sheets _ : . . • • . . ( • • :r. • i • W • WETLAND DETERMINATION DATA SHEET - 1987 MANUAL Project #:-M11010 Site:le.Flci5or Fei' County: 4n.)Asl4;v19fis 1 State: a2 Date: 7 Plot:/ Applicant/Owner: PkiI Mm-fare! Sect. ',.! Township I S RangeIkI City: T►ti a►-,( • Plot Location: '.fir., 4 .. o'h , r s . .. i. o, -v'I - - I., --'- Topographic Location: lavIti. • tend • C , - . ' -fo -4 Do Normal Circumstances exist on the si -? Y ' Explain: Are soils vegetation X hydrology signifirsmtly disturbed? N Explain: . „- . n -e a ,G; VEGETATION *Dominant Plant Species %.Cover -Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: /0 a Shrub/Sapling Stratum - % total cover:`_ 1. FcsF Zr ca. rK.br&. FACt- 1. _ 2. Hole us la►ra-1u5 30 Frle- 2. _ 3. ?6-7A. sp• 30 FACV 3. 4. pclnaPnii rac t■rc.*a 4 .`FALL( 4. _ 5. U on vvJ and / FAC 5. 6. Tree Stratum - % total cover: 7. 1. _ 8. 2. 9. 3. Remarks: YV)dweo( YGtcSC'$ are of Dominant Species that are OBL CVO, or FAC (excluding FAC-): 2j,.--_ -:=7-1-7•76 Hydrophytic Vegetation Criterion Met? • NO . NWI Class SOILS Mapped unit name: i4!o L A Si 11 I 07,011 Matches Profile? Y N di Taxonomy: Drainage Class:SrmAeylia.4 Qn4Yl bra iaeet Depth Horizon Matrix Co or Mottle Abund., Size, Color, on Pores/Peels? Texture, St> ct., Other d _49 /0 Ali 3J2 .5 y!2 314 j , .4; - cf./I- 167144-I q - 1S + to y2 02_ 13-r" 5-y2 3/3 ni D41 is Co'Ynvnavej 44eo( c '/1 1 -.-1 Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Epipedon 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: Hydric Soil Criterion / Indicators Met? (q NO HYDROLOGY ` /// Depth of inundation: Depth to free water: .> IS Depth to saturation: 1° Indicators 2° Indicators--a2C(rilt r°, eEsE----2° Indicators Inundated V 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?() NO 41) DETERMINATION: Is this plot a Wctland? © NO Comments: Determined by: " C WETLA/9DETERMINATION DATA SHEET.)1987 MANUAL Project #:7°1-11090 Site.letilerSo, itct County: k.)a3kiAihm State: og. Date: 9 ' Plot: 2_ Applicant/Owner: Pty I May , , Sect. S To wnship /S Range J City:_Ti ti tiro) Plot Location: - . ‘... no/MM.- ga 6-y4-Coll , I - 1111 Topographic Location: • • , i -'- 'r • AM - Do Normal Circumstances exist on the site? Y N Explain: Are soils vegetation ) hydrology significantly disturbed? N Explain; r11Y/A tN /e syS VEGETATION *Dominant Plant Species % Cover —Ind., *Dominant Plant Species % Cover j Herb Stratum - % total cover: `d o . Shrub/Sapling Stratum - % total cover: 1. l enciap✓1S radlra1 3o 'FAr( 1. 2. rail uii /'ado/Miafr1 v► 2-S I)PL 2. 3. )* us (G i 1 4-'1 1,1 5 20 FAC 3.. 4. V►cia cp. l0 l/PL , 4. 5. /55A a4nua .S FAC 5. 6. Fed-. A rukAd in ac ea. /a FAC— Tree Stratum - % total cover: - 7. 1. 8. - 2. - 9• • 3. Remarks: Percent of Dominant Species that are OBL, FAC or FAC (excluding FAC-): 13 = 33 0 Hydrophytic Vegetation Criterion Met? • YES NO NWI Class SOILS Mapped unit name: j416[a Si (-1- )C7i,vi Matches Profile? Y N • Taxonomy: Drainage Class:Sdr„t,t,.il1t per/ cirri./ e.! ' •Depth Horizon Matrix Co or Mole Abund., Size, Color, on Pores/Peels? Texture, Struct., Other• ief'' /0`--/ ��Z Si/f 1da�,-- /4-i Jo `/r2 5/2 7•C V12 1-1-k mc11-1fs, rmlmov, � l veL Si l71 /C7— r,7 Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Epipedon Gleyed Organic Streaking Sulfidic 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? NO HYDROLOGY Depth of inundation: Depth to free water: .5 I 0 Depth to saturation: 1° Indicators 2° Indicators- Z(Pt rave retsx,ecE4--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: j'vlak4- 50■1S Surma • Drainage Patterns Wetland Hydrology Criterion / Indicators Met? '] S/ NCY DETERMINATION= •Is this plot a Wctland? YES NO .ommentc: / -4- UY1 0/14 d ci• ; I A, t w c't flit• Determined by: M • WITLA• DETERMINATION DATA SHEES1987 MANUAL Pioject.##:7(111490 Site:IdFle( an r�e'r County: Wa3 j State: oQ • Date:• 7 Plot:2_ Applicant/Owner: Pt1'J N1 Sects Township_I 5 Range� City: i ar-f Plot Location: , - dyneil. ,_- � gam Location:. / .s, 'g a `� e' s e 4) Do Normal Circumstance'exist on the si f Y f N Explain:, Are soils vegetation , hydrology signifir$ntly disturbed? N Explain: VEGETATION *Dominant Plant Species y % Cover —Ind. *Dominant Plant Species % Cover Herb Stratum - % total cover: Shrub/Sapling Stratum - % total cover: 1. Epri4;— vJatSou /0-.8 , M(11l- 1. / bmi oG1Sealor /n frt 2. 2. / S� AH -/ aria 3O 43. 3_ . "irat-A. davjlAlit ba FM-1) 5. 5 — 6. Tree Stratum - % total cover: • 7. 1. 8. 2. 9. 3. Remarks: . 4r--111 a ceav4 ir-e5 e*-LV2t n 7/ •114(I L L 01901 jLi dolz-t&k7 frit e Cal el', IA-1C(/Y7 Percent of Dominant Species that are OBL - CW, or FAC (excluding FAC-): 21.3 67.7r Hydrophytic Vegetation Criterion Met? NO NWI Class SOILS Mapped unit. name:/A llG Si 14' Id—Glyn Matches Profile? Y N Taxonomy: Drainage Class:s a-,i ew hA1 odor/yy dfraihedt •Depth �� Horizon Matrix Color Mottle Abund., Size, Color, on Pores/Peds? Texture, Swim, Other i ion 3)Z f pow? t� - 7-s k/R 4/� a-�i i s ii h i Histosol Reducing Conditions (test) Hi. Organic Cant: Surf. Layer Histic EDipedon Gleyed Organic Streaking SuIGdie 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? (5 NO HYDROLOGY • Depth of inundation: /to free water: t" "� . Depth to saturation: e% 1 Z n 1° Indicators 2° Indicators--a2 cY rK re ee g---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: • S- ediment Deposits Remarks: - Drainage Patterns Wetland Hydrology Criterion / Indicators Met?() NO . DETERMINATION: Is this plot a Wetland? COY 07..omments: Determined by: 1 - 6 M • WETLA.DETERMINATION DATA SHEET 0987 MANUAL Project #:7`1110°)o Site:le.FfcSol fr•cr County:. b.),(45 Mj-h3vt State: 02 Date: 7 9 Plot: `T Applicant/Owner: P1lil Mm- Sect. S Township l S Range kl City: ► a -o( Plot Location: ,, . „ i /An at - 17 4414 ea .- . c vi b • __•Topographic Loca'on: (AA-r/ . e t, • • / • Do Normal Circumstances a 'st on the site? r N .lain: Are soils vegetation X hydrology significantly disturbed? N Explain: dr�,c►h .)t-S VEGETATION *Dominant Plant Species % Cover =Ind. *Dominant Plant Specks % Cover Herb Stratum - % total cover: Shrub/Sapling Stratum - % total cover:MO 1. 1. eb4A ks disco/or 9S- 2. • 2. KO.Set Il a,Lkzn& S -Cape_ 3. 3- 4. • 4. S. 5. _ 6. Tree Stratum - % total cover: 7. 1. 8. . . 2. --- 9. 3. Remarks: Percent of Dominant Species that are OBL, PA - , . FAC (excluding PAC-): 6/ _ , 0 % Hydrophytic Vegetation Criterion Met? • YES NO NWI Class SOILS / - -- - Mapped unit. name: A/a i a Sill /07o-r1 Matches Profile? Y N. • Taxonomy: Drainage Class:,Soll-iPwAa • pdayli drn4i ,( epth Horizon Matrix Co or Mottle Ab nd., Size, Color, on Pores/Peels? Texture, Struct., Other k_e v /0 2 3 2 S YR 4 v►^ales, ) i rind . 51'171- /dii R' - )C't a Z /v 1/2 Ulq rna-f 1!- /c1m.Yr►ar , nAe o(. c i i,1. /c-,i-► 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? 0 HYDROLOGY -, , Depth of inundation: Depth to free water: S f g Depth to saturation:SuY4 c e 70 1° Indicators 2° Indicators--, oYN.eire fes i4E 4---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. ES NO DETERMINATION: -Is. this plo a W tland? YES NO �omment..: \ e 2f- A nv day'ir,,'eat •. ,h C , - 'p Determined by: c A M_ , 1 - • WETLA• DETERMINATION DATA SHEE•1987 MANUAL Project#:7T7IO10 _ --Site:le.F1'cOm Of?cr County: 4J a3Inv State: 02 Date: `) 9-.m- Plot: ) _ Applicant/Owner: PkiJ M fee S l Sect. 3 To . hip / S RangeL City: t a,- , Plot Location: - u. , Lzas -r i.. fi. 5"¢. 41) Topographic Location: /cu • ti,„l s dig,• h es i P� 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 Inc Herb Stratum - % total cover:, 80 Shrub/Sapling Stratum - % total cover: 2 1. Fcsfwa rvb -A 3o Re-* 1. /2osot nufkanet -L E 2. N-IcvS laoiru5 3s PAC 2. CCAbu5 ` aUse61rA,-- /LI -Eftedz 3. P.p.( anriwok- 30 FAC. 3__ 4. C-�.erav,ivv-n (n4c1;nianUw, S� V PL 4. 5. 5. 6. Tree Stratum - % total cover: __ 7. 1 8. 2. 9. 3. Remarks: 131rAved a 5K4r: h Percent of Dominant S� (excluding Species tare OBL - CVO, or FAC excludin FAC): _ 1„Hydrophytic Vegetation Criterion Met? • NO NWI Class SOILS 4101,14 ) - - Mapped unit name: 5i 14- /6G Matches.Profile? Y N L Taxonomy: Drainage Class:Sfte wha T peer/y`j Ira Are Q --WO Dc th Horizon Matrix Co •r Mottle Abu d., Size Color, o Po es/Pees? Texture, Strtict., Other Q- o 2 3 z 7. 5-vi i4 /4- t/Yr e�/I�1eS �,e- / nieet►'o►-* `-'-1 Z 1 d i /0\// �{ C r,a I- /es rdYl4 n-7n-7 I YN ed t'v vr, Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Eoipedon Gleyed Organic Streaking Sulfidic Odor Mottled (w/i l0") Organic Pan Prob. Aquic Moisture Regime Concretions (wli 3", >2mm) On Hydric Soils List Remarks: Cmi e re fioks wv 1, . Man Coll c . s 1 - ; '' Hydric Soil Criterion / Indicato Met? (W. 0 HYDROLOGY f�� „ - if Depth of inundation: -- Depth to free water: '7 i 0 Depth to saturation: 1 70 5ri,, c 1° Indicators 2° Indicators--- ere mom r° yct�--2° Indicat ors �Hc IS- r8 i 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 9 NO DETERMITIA ION: Is this plot a Wetland? © NO C'ommentc: a. �1 to w45 . i • ,t u+ e . �a. ; i, •r r ZS1 y. Determined by: F1 0 8 M I W111..A. DETERMINATION DATA SHEE�1987 MANUAL Project'#:7Y 100 Site-Ieflefich 4f�tc ' County: 4dAsl� � VI Scare: ai • Date: 9 i ti Pa lrot: 4, Applicant/O wner: Pk i) Mcm- l ect.- S_Township Ranged City: T ( Plot Location: No4tit ea 5 den, or 'all e ' , lbTopographic Location: wi t'�-'_ • . _ , e , - Do Normal Circumstances'exist on the site? Y N• • 'lain: Are soils vegetation y,hydrology significantly disturbed? N Explain: evi'defr ce o ,,)..._ — VEGETATION *Dominant Plant Species - % Cover -Ind. *Dominant Plant Species .% Cover Her traturn - % total cover: l)O Shrub/Sapling Stratum - % total cover: 1._ Hv1 )1).5 . /a v?a A)S 36 FAC 1. 2. Tr;f- dv ,, /.epP,,is 7- . 'TA-e- 2. — 3. f a.-1-ivi Sli s 1 c J5 (1 3- 4. cligei rAc(i rah._ S- u ( 4. 5. Fe Vk A 6)bra_ 20 FAC'+ 5. __ 6. ( eX deuJe araa. 0 4fAC Lk Tree Stratum - % total cover: 7. S ellallAfn ivy d1 Dl . . - Me 1. 8. 2. 9. 3. Remarks: . Percent of Dominant Species that are 0: ' - CW, or FAC (excluding FAC-):. 3/3 = /p d e Hydrophytic Vegetation Criterion Met NO NWI Class SOILS 4/0)/1A IItt Mapped unit name: Si!t 1er(tzry1 Matches Profile? Y N Taxonomy: Drainage Class: same,.. ,a peer 1 y 'm4,4 • Depth Horizon Matrix Color I'r Mottle Abund., S' , Color, on Pores/Peels? Texture, Struct., Other �)--)14" 0 ' 3 Z -`t12 7..5""/ 47 Y1/10-ft Ies) CaYn"Yi i, e_ 1`{-I 0 J2 '4 / /0 4/? N-j� Y}1o1/(t S / (GYnma -7, 4109uitiw, 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: cvr re ., s j th r1-, .4,..„A___ " Hydric Soil Criterion / Indicators Met?AV 0 HYDROLOGY ��/ Depth of inundation: '7 Depth to free water: > IS r, Depth to saturation )4 and Le/‘11" 1° Indicators ° Indicators- ZaY more r9c;6'e*i-2° Indicators Inundated V 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: fl1 (5I' a>bdlre /q.' • Drainage Patterns Wetland Hydrology Criterion / Indicators Met? YES 0 DETERI`flNATILON_ : .Is this plot a Wctland? YES . / 0 11 •Comrnenlc: e e- i av1 rvi 1 -4 ' ._. X14 tvt/ Ma 6 444.451. Determined by: F1 (. P,m 1( }slai-e C4 44 . ' WEZ'L.A• DETERMINATION DATA SHEE•1987 MANUAL Project #:-M1)090 Site-Iefit(_5or 4ft;cr County: ItJaSkr.9 State: 02 Date: 1 Plot: 7 Applicant/Owner: Plail Mm-fei-d Sect. 3S Township TI S ' Range/� City: Tr ti a,-o( Plot Location: Afar -a -.r . �-e (to. • ,a,s -re,�wiI- new dra,nage eG,u +ne I • Topographic Location: - 1 - / , . -.A ' c c'A, el rr . Do Normal Circumstances exist on the site? ON- Explain: Are soils vegetation hydrology significcrrtly disturbed Explain: _ VEGETATION — *Dominant Plant Species % Cover -Ind. *Dominant Plant Species, ,% Cover r Herb Stratum - % total cover; /0 Shrub/Sapling Stratum - % total cover: 1. 8/154;,.. /1,1(414 i 4 v vn RD Fit u 1. Cra�-aee us- fro vry vi rttt. Za 'Pi'leU 2- vaslis sin10�; zo t'FAC 2. �DSet fr t41k'a/t . _ F/41-C 3. 3. ny 4friraJtio a/but Y--- _C'u 4. • 4. CAS o s oGS go in/ 1-0 _ LLl 5. 5. 6. Tree Stratum - % total cover: 4O 7. 1. 6n0(111U.s la-A.h)set_ /00 759-CGU S. 2. 9. 3. _ Remarks: - • Percent of Dominant Species that are OBL, PAC FAC (excluding FAC-):2# _ .3310 Hydrophytic Vegetation Criterion Met? • YES O NWI Class SOLES - — Mapped unit name: Aio lA 5;I-1- /06M'1 Matches Profile? Y N Taxonomy: Drainage Class: Srm,ewl d rot l 4 elr tie ( • Depth Horizon Matrix Collor Mottle Abund., Size, Color, on Pores/Peds? Texture, Str(ict., Other c___«._. /oyR31Z_ ii vmoH-I-es S;11-, cI lo-z • Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Epipedon Gleyed Organic Streaking SuI[idie 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 14 Depth of inundation: Depth to free water: � 1 b Depth to saturation: • 1° Indicators 2° Indicators-- 2 0Y M rztr>+ 44E--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: oil ',LA.L. Me. vi 4- 0- " . / if • Drainage Patterns Wetland Hydrology C tenon / Indicators Met? YES NO DETERIVD•NATION: Is this plot a Wetland? YES NO I. Comments: Determined by: DtF) C 6 M ` WETLAO DETERMINATION DATA SHEE. 1987 MANUAL Project'#::7T))°10 Site:lei-koala f-rrcr County: W1436M19-10vi State: 02 Date: Plot:_ Applicant/Owner: Qk∎I Mo r ferd Sect._ S Township I S Range/kJ— City: T►ti a r� Plot Location: y1?ait- CP 6 ,...______ • Topographic Location: Yv► d w- . . .. - • ► •Pa - s - - Do Normal exist oil the site Y N Explain: _ Are soils X vegetation )(hydrology significantly disturbed? N Explain:le mcwcd Ira ayi 'file-.s VEGETATION --� ;Dominant Plant Species % Cover -Ind. *Dominant Plant Species ,% Cover Herb Stratum - % total cover: Sh b/Saplin g,Stratum - % total cover:/5- 1. f lcv� /anA-�inS 7v File 1. �i+4Hs p .SedloY. MO F__ 2. g-trvnvs so. 20 Filed 2. . 3. Vl ivvvi Gr'u�vi� 3. VIAL_ 3_ 4. vl iv vr" lu4Olih■/dvrUvrl 3 UP L- 4. S. 5. 6. Tree Stratum - % total cover: 7. I. 8.. 2. 9. 3. _ Remarks: - Percent of Dominant Species that are OBL, FAC • , -• FAC (excluding FAC-): 1/3 = 337 Hydrophytic Vegetation Criterion Met? • YES 0 NWI Class SOILS Mapped unit name: 4106 i S1 l-l- )53,711 Matches Profile? Y N Taxonomy: Drainage Class:Sayne„X17. - dies,-lect 41) Depth Horizon Matrix Col.r Mottle Abu d., Size Color, on Pores/Peds? Tex ct.re, Strum, Other 0-Y" /* R 3 -• lOY>2 q'/.3 moi1f/Q S s/././- /cri, , I +" 7- 5-`12 4/4 rv,o tfle S SW /6-0/ n-7 Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Eoipedon 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?(YE,S NO HYDROLOGY it Depth of inundation: Depth to free water: .> i g Depth to saturation_ 1° Indicators 20 Indicators-- 2 oY rKawt re +1:eet -2° Indicators Inundated i/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: di.i 4- rr .,. . Drainage Patterns Wetland Hydrology Crite on / Indicators Met? NO DETERMINATION- .1.3 this plgqt a Wctlland7? YES , O 411) Comments: • e akolrt iovKal vrts0le, A. 111 _et—) / 4 ✓Yre • Determined by: ,711'F, n ( M • , - WETTrAIIDETlERMyINATIOI� DATA SHEE*987 MANUAL Project #:�T)I0°)o Site:leffcrsoti, 4we1 County: �/A.$kw 1im State:-og. Date: ' �' Plot:, ____ Applicant/Owner: PIA Mm- -d Sects Towns' . 1 S Ran e_ City:T_ i a_o( Plot Location: ' A. .... - , a :_, . 41" o -+ -• Topographic Location: i a,4 a- or' - d Do Normal Circumstances exist on the site? Y N Explain:. _ Are soils vegetation X hydrology significantly disturbed? N Explain: drain Ai-e. all.�a. , +fedi eid VEGETATION *Dominant Plant Species % Cover -Ind. *Dominant Plant Species % Cover : Herb Stratum - % total cover: - Shrub/Sapling Stratum - % total cover:.S b 1. Ep i/o1 iu'-r, LOG+,5 tL /60 FAetJ- 1. ec+du5 (4iscnlq -- _ F 2. 2.Az, 1.)i u/ /4 i-i G4, -Seed/in"n" 20 3. 3. �o5a 4K#ka ma. ' Lf0 FAC- 4. 4. _ 5. 5. 6. Tree Stratum - % total cover: 7. I. 8.. 2. ___ 9. 3. Remarks: kh eb bay . percent of Dominant Species t�B W, or FAC (excluding FAC-).: = 7S°1° • Hydrophytic Vegetation Criterion Met? YESjNO NWT Class SOILS Mapped unit name:HMO 1n a Si 1)"' iret/Wt Matches Profile? Y N Taxonomy: Drainage C1ass:Sa>rewiJ Poor /yy draiheof •Depth Horizon Matrix Co or Mottle Abund., Size, Color, on Pores/Peds? Texture, Si•uct., Other Q-18 n 3 i mo/HeS /4t " 7_S We I/3 S;hi- kzvhi Histosol Reducing Conditions (test) Hi. Organic Cont: Surf. Layer Histic Egipedon Gleyed Organic Streaking SuItidic 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 Depth of inundation: Depth to free water: > 1 g i, Depth to saturation:7 Sur/4(R- 1° Indicators 2° Indicators-Z al'rrt'ee r +ilecf 4--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: _Drainage Patterns Wetland Hydrology Criterion / Indicators Met? ef, 0 _Ala DETERMINATION: Is this plot a Wctland? YES NO .ommenLs: etermined by: `7r-F1 C g M . • •. ter,.;.;'?'..?°; • • ....:..: .. :: . :. ' Design Group • <'»i >'»`/ Inc. April 21, 2000 APPLICANT'S STATEMENT APPLICANT'S PLANNERS REPRESENTATIVE: LDC Design Group, Inc. ENGINEERS APPLICANT/OWNER: Fineview Farm L.L.C. 15500 SW Jay Street Beaverton, OR 97006 SURVEYORS REQUEST: 2-Lot Partition SIZE: Tax Lot 1301, 1.20 Acres LOCATION: East of SW 90th Avenue, 330 Feet HILLSBORO South of SW Locust Street (CORPORATE OFFICE) 3300 NW 211TH TERRACE LAND USE DISTRICT: R-4.5 (Low Density Residential HILLSBORO, OR 97124 503.858.4242 District) FAX: 503.645.5500 • www.ldcdesign.com SALEM I• APPLICABLE REGULATIONS 3400 STATE STREET SUITE G-710 A. Tigard Community Development Code: SALEM, OR 97301 503.370.8424 Chapter 18.390: Decision-Making Procedures FAx: 503.370.8426 Chapter 18.420: Land Partitions Idcs@Idcdesign.com Chapter 18.510: Residential Zoning Districts Chapter 18.705: Access, Egress and Circulation VANCOUVER Chapter 18.715: Density Computations 8513 NE HAZEL DELL AVE. Chapter 18.725: Environmental Performance SUITE 202 Standards VANCOUVER,WA 98665 Chapter 18.745: Landscaping and Screening 360.573.0370 Chapter 18.775: Sensitive Lands Review TOLL FREE: 503.241.8657 Chapter 18.790: Tree Removal FAx: 360.573.0390 Idcv@ldcdesign.com Chapter 18.795: Visual Clearance Areas Chapter 18.797: Water Resource (WR) Overlay KLEIN CONSULTING District ENGINEERS, INC. Chapter 18.810: Street&Utility Improvement 3300 NW 211TH TERRACE Standards HILLSBORO, OR 97124 503.858.4242 FAx: 503.645.5500 kce@Idcdesign.com 1 • MECKEL ENGINEERING & SURVEYING, INC. \\LDCHFSI\PROJECTS\Projects\7009\DOCS\Reports\part-2.doc COEUR D'ALENE, IDAHO www.meckel.com • • • H. 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, 225 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. HI. 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 H 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 • P:\Prof ects\7009\DOCS\Reports\part-1.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 development on pablit facilities-add-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 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 • P:\Projects\7009\DOCS\Reports\part-1.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 15 feet oi 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 • P:\Projects\7009\DOCS\Reports\part-1.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 -tlPtarhed unit 3Q-000 sq.ft 20.000 sq.ft. 10.000 sq.ft. 7,500 soft. 5,000 sq.ft. -Duplexes 10,000 sq.ft. 10,000 sq.ft. -Attached unit[l] 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 comer&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% [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 IIIP:\Projects\7009\DOCS\Reports\part-l.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, eas-einems, leases ur 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: 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 • P:\Projects\7009\DOC S\Reports\part-1.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 • B above by 80% (0.8). COMMENT: The net development area of Tax Lot 1000 is 17,778 square feet. The maximum number of residential units on the property is 2.3 (17,778/7,500=2.3). 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 Administrative Rules shall by this reference be made a part of this chapter. 7 111 P:\Projects\7009\DOCS\Reports\part-1.doc • • • • 18.725.030: Performance Standards COMMENT: The proposed partition will comply with environmental performance standards of residential development. 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. 11111 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 • P:\Projects\7009\DOCS\Reports\part-1.doc • • 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 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 • P:\Proj a cts\7009\DOCS\Reports\part-1.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. 1111 10 • P:\Projects\7009\DOCS\Reports\part-l.doc / .� � , � ; , LDC Job 7009 1 (n I I- T-1------ —j -1 TL 806 I TL 100 TL 901 TL 1000 I I I /'� TL 800 � /� 2.1 or a Fifni:foN ...... APLE STREET I- l TL 1301 TRACT "A" ° ~ 16:-� W-1 TL 1001 r J 3 Parcel 1 y` \ J �'`�%` . . •( ,`-1. City of Ti*ard Oregon a a / . . .� V. . . . .• S x ' °o n TL 100 L Parcel 2 ' :�•••�•.•.•i __e f DRAWINGS m in 1 :• / /. i / �QA 7,1,- MN I J . ?, .I.. ., . _, .. ., ;,.i w �„ `1..-" 1 COVER/INDEX OF DRAWINGS q o AT 4 . . ♦ TL 1002 ,.•-. . ,..•- •�•� ---- �.....�.-.A I_I_.. ..L..._ ,4 ; I I 2 PRELIMINARY PL 3 CONTOUR MAP y 4 PRELIMINARY UTLITY PLAN Z ••- \ / I i, $. r,.i....l--V., .- WASHINGTON- t• �F•_• •`• / �' ^` i...l RETREAT Il .� 1 .�� —_ gy —_ a o In K1 0 V TL 1101 '� / ••-,__...—. NETZOER SCHOOL.1 `° i-- -r" / < J a V• Q / MAP,ELE.i ST ..._ ` H ¢ F / ra"f$v J 34: t.� 1 P � 1 ,_•. / �w\S. �.ii I P I ` J TL 1102 TL 401 / III ! .. -- I TL 1100 / / SCALE: 1"=40' I ! I M ,,,.,-'1_!--.1 cetl I .- I 1 / // TL 1200 ./ I";- w _ N l'' - 1,- z w Q _ ce VICINITY PLAN (NTS) N a tr > 0 SITE DATA 0 c....) x a APPLICANT: FINEVIEW FARM, LLC PACIFIC CREST PARTNERS 1 ? 15500 SW JAY STREET 1430 EASTSIDE ROAD a BEAVERTON, OREGON 97006 ' HOODRIVER, OREGON 97031 TELEPHONE: (503) 641-7342 TELEPHONE: (541) 386-6333 PROPOSAL: 2-LOT PARTITION ZONING: R-4.5 c a SIZE: 1.20 ACRES 0 2 TOPOGRAPHY: FIELD SURVEY BY LDC DESIGN GROUP, INC. I LEGAL DESCRIPTION: TAX LOT 1301, TAX MAP 1S1-35AA $ CITY OF TIGARD, OR STORM & y;,�. SANITARY SEWER: CITY OF TIGARD •`` "" n Design WATER: TUALATIN VALLEY WATER DISTRICT Group ELECTRIC: P.G.E. Planners Engineers TELEPHONE: G.T.E. Surveyors FIRE: TUALATIN VALLEY FIRE & RESCUE 3300 NM.Z1TEG N 07124 XM1LSOORO,OREGON 97124 PFAx 5O3) 56-4247 FAX(5(503)645-5500 ."..moa..Ig,.corn e AM.a 7009 1 . �'5 � .r-4*-- 0 0 I- I- iii 904 TL 804 • I c I Z Z w r L -I ct TL 600 Q I TL 805 �- I /// owe L ocewo I TL 902 TL 905 I / a n=.a Z n I / - W Z�Qo TL 806 / ?tr. ooW� C)�mv to I / -1 I / TL 100 TL 901 TL 1000 // TL 800 // z r- a L / y / /V ') o / / a H y — I // / // I- _I a Ca.) I( ¢ F 1APLE STREET 1 / / N — — 159' t v N 105' N 100' \S TL 1301 TRACT "A" TL 590 � — —i TL 1001 �� / r--..-.._.--. 31,094 sq.ft. 4111 61 Parcel 1 t` . . `�0.71 acres• ` Net: 8,933 sq.ft. / . . .� .\ J ��\ Gross: 11,297 sq.ft. y �� - r r r a . TL 100 0 `� �.� . . . . . .�..�. . J/ 5 Parcel 2 . . . . . 10,094 sq.ft. ..'. . d; . . . . I 7•.. i' AQ' a I . 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I I / r I ^r?'' / ,, — / 2(n _� _ I _ I TL 806 4 / ® EXISTING DECIDUOUS TREE Z 200— _ _ �N°� TL 1 0 f' i r+ -- 1JG .�'`` e- i 1 ?I• 'j TL 1000 / EXISTING EVERGREEN TREE I sTWC WALK(T1P.) ' ° ® �• con ETE 0 I h, "° �/ �/ 4 Ce H- N z / L y % J - \ _ I PAD / .. p 1 �/ I I r O u_ SW MAPLE "-. I --- EXISTING WALL(TYP.) /L—_J vY* — w / r F¢-- Q O STREET 1 I8 TL tli., / TL 1301 ® G P.-1.4- 590 t N U •-•: EXIST. ) , `' EXIST. f - •�.\ `. I HOUSE J BUILDING / i. .i i... 0 I: SI - + (TO BE REMOVED) /•. et ul O ....--.„.. P 100 1 v� (_ / N. f 7. .'l �\Gh -J rn •r /,....•.-.-...-.- =:= �-' 1- / ,,,k. „ I r� n 1002 >. . : :'-% 0P\• / y EXISTING �. /`..�..�' -1 U7 I Li- / V 4; I I I FENCE _ ▪ J �O y L I. I •1 .`O�( \ou- -, / v zi 4., ,` ,,," 0 . . // TL 1101 :!.` 8 PAP." v�. 0 AI � • . WNOR131 (` ��' I TL 1102 t 11100 + TL 401 I / „" n 1200 4 °� III " I `" �� a _...__.._..........---.............. J i SOLAR i ...__v_.......-• ----...........-------- /7 r /./ / sY:c�' r r ! DIAGRAM \\ 3203 i/ , �, i,/ 4200 i' i,/° TL 3707 GRAPHIC SCALE /� /� / ¢ TL 3900 TL 3800 9 b ,,, i i/ \ �/ 'i i/ i�I 3902 (1x Peer) c'> : 3205 \ • • ice " zi / 3902 i e 1 Inca- 50 ft. ) ,.,.. \\ i Y i / T\ ,'� , Group i i �' f .� / ,i ,,, I ,:;:r \\\ \\ /� /� / ,' �� I Inc.h:rPlanners \� �i'\' �.. / ,' /.= I I I Surveyors ��o ,�t. � SOIL LEGEND 3300 SuNe o T�ERRADE w300 N.W.,OREGON 97124 III SOIL LIMITING DEPTH TO SEASONAL/APPARENT DEPTH TO DEPTH TO PNDNE(so3)e5e-+:42 TYPE DESCRIPTION SLOPE FEATURES WATER TABLE BEDROCK FRAGIPAN F «(503)545-5500 .IdeGnir.com 1 ALOHA SILT LOAM 0-3% WATER 1.5-2.0 ft. PERCHED > 60 in. NONE LISTED - r'0""a 1 - 7009 22 HUBERLY SILT LOAM 0-3% WATER 0-1.5 ft. PERCHED > 60 in. NONE LISTED 5 SOURCE: METRO'S RLIS UTE DATABASE AND THE SOIL CONSERVATION SERVICE SOIL SURVEY OF WASHINGTON COUNTY, JULY, 1982. Design Group February 16,2000 Inc. Matt Scheidegger City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 PLANNERS RE: File No.MLP1999-00018 ENGINEERS Dear Mr. Scheidegger: SURVEYORS This letter is provided in response to your January 1 2000 "Notice of Incomplete Submittal" letter to document comple:..n of the requested items as follows. 1. Two sets of pre-stamped,pre-addr;.- ed envelopes for the property HILLSBORO owners contained in the list that,..-e City generated have been (CORPORATE OFFICE) delivered to Mr. Scheidegger. 3300 NW 211TH TERRACE HILLSBORO, OR 97124 2. Preliminary approval fro V e City of Tigard has been received for 503.858.4242 MIS 1999-00032, 33 an./4. FAx: 503.645.5500 www.ldcdesign.com 3. The development p/ s have been revised to show a ten (10) foot SALEM wide sanitary se _` easement across Tax Lot 1001. 3400 STATE STREET 4. Existing fire drants are shown on the revised development plans. SUITE G-710 SALEM, OR 97301 503.370.8424 Twelve sets of revised development plans are attached to this letter to FAx: 503.370.8426 replace the e 1,` ting plans. Idcs @ldcdesign.com We nee."o have this application accepted as complete prior to March 15, VANCOUVER 2000 Jj'• e date when USA's new buffer standards will become effective). 8513 NE HAZEL DELL AVE. P1'.!ce call me at 858-4242 if any further information is needed. Thank you in SUITE 202 _ ance 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 LDC DE IGN GR ,INC. Idcv@ldcdesign.com KLEIN CONSU G ENGINEERS, ./C. Mark Person 3300 NW 211TH %''RACE Assistant Planner 1SD „ HILLSBORO, OR 7/124 503.858.424E FAX: 503.6,=:.5500 Attachments kce@Idc,'lsign.com KEL ENGINEERING LDC.7009.8545-2 4.4A) SURVEYING, INC. . COEUR D'ALENE, IDAHO riot www.meckel.com C96 . • • 11 Design • ,:::1:::: :,:::. „ ,,,„::::::::::::::::,Group Inc. February 17,2000 APPLICANT'S STATEMENT APPLICANT'S PLANNERS REPRESENTATIVE: LDC Design Group,Inc. ENGINEERS APPLICANT/OWNER: Fineview Farm,L.L.C. 15500 SW Jay Street Beaverton, OR 97006 SURVEYORS REQUEST: 3-Lot Partition SIZE: Tax Lot 1301, 1.23 Acres LOCATION: East of SW 90th Avenue, 330 Feet HILLSBORO South of SW Locust Street (CORPORATE OFFICE) 3300 NW 211TH TERRACE LAND USE DISTRICT: R-4.5 (Low Density Residential HILLSBORO, OR 97124 District)503.858.4242 • FAX: 503.645.5500 www.ldcdesign.com SALEM I. APPLICABLE REGULATIONS 3400 STATE STREET SUITE G-710 A. Tigard Community Development Code: • SALEM, OR 97301 503.370.8424 Chapter 18.390: Decision-Making Procedures FAx:503.370.8426 Chapter 18.420: Land Partitions Idcs @ldcdesign.com Chapter 18.510: Residential Zoning Districts Chapter 18.705: Access, Egress and Circulation VANCOUVER Chapter 18.715: Density Computations 8513 NE HAZEL DELL AVE. Chapter 18.725: Environmental Performance SUITE 202 Standards VANCOUVER,WA 98665 Chapter 18.745: Landscaping and Screening 360.573.0370 Chapter 18.775: Sensitive Lands Review TOLL FREE: 503.241.8657 Chapter 18.790: Tree Removal FAX:360.573.0390 Idcv@Idcdesign.com Chapter 18.795: Visual Clearance Areas Chapter 18.797: Water Resource(WR) Overlay KLEIN CONSULTING District ENGINEERS, INC. Chapter 18.810: Street&Utility Improvement 3300 NW 211TH TERRACE Standards HILLSBORO, OR 97124 503.858.4242 FAx:503.645.5500 • kce@ldcdesign.com MECKEL ENGINEERING & SURVEYING, INC. 1 COEUR D'ALENE, IDAHO www.meckel.com • • 411 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, 330 feet south of SW Locust Street. The site slopes gradually to the southeast. Uses to the north, east and south are zoned R-4.5 and consist of single-family residential dwellings on similar size lots. 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; 111 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 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: a. The minimum width of the building envelope area shall meet the lot • requirement of the applicable zoning district. 3 • • • 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 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,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% [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 • • • • 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 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: 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 hammerhead having a minimum depth of 40 feet and a minimum 6 • • • • • 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 B above by 80% (0.8). • COMMENT: The gross development area of Tax Lot 1301 is 52,560 square feet. The net development area of Tax Lot 1301 is 40,842 square feet(5,560— 11,718 for the wetland). The maximum number of residential units on the property is 5.4 [(52,560— 11,718]/7,500=5.4). The minimum density on the site is 4.3 (5.4/0.80 =4.3). However, a due to the shape and location of the wetland on the site, a considerable amount of the site is undevelopable as shown on the attached plans. 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. • 7 • • • 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 C. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S.Army Corps of Engineers,Division of State Lands Unified Sewerage Agency, and/or other federal,state,or regional agencies do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied,including sensitive land permits for areas within the 100-year floodplain, slopes of 25% or • greater or unstable ground, drainageways, and wetlands which are not under state 8 • • • or federal jurisdiction. COMMENT: The wetland area will be altered as shown on the attached development plans. Approval from both the Army Corps of Engineers and the Division of State Lands will be obtained prior to final approval of the partition. 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 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; 9 • • • 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. LDC.7009.8468 • . 1111 10 • 1 , ' LDC Job 7009 W I I 1 w I / ` • I D , TL 902 I n 905 I I -� I r it ,' j 1 ' I TL 806 N / TL 5' I Q -1 I , TL 100 I = I , I- I TL 800 I 1/ O I I II� � I I L � / 3=LOT /PAHTITIO• _ _ SW MAPLE I 0 STREET �P- TL 590 o W o TL 1001 Oft �� J N c, City of Ti*lard Oregon . 4114414ip i I \ de d ll ,= ,,ft TL 100 '� O N. TL 1002 '• P R , ¢ z Z10a � . ; \�o DRAWINGS ` . m �P Li .-1: i_• € • I �� 1 COVER/INDEX OF DRAWN *, ".'.'.' _..� Q I-I =--r ? : .� .. .;...,.I; 2 PRELIMINARY PLAT w 1 13 • -- - 1 3 PRELIMINARY GRADING & EROSIO OL PL A; 1- •i ----04 - may 1 4 PRELIMINARY UTLITY PLAN R z I '1. Q�/ I Ir..1__ I I Li... --if-Hi 5 ON-SITE / OFF-SITE ANALYSIS _ Q W TL 1101 '1. ' •. T-+ .. 1i r`� � O • ; Q• r r'7 • 1 / Imo; ..g 'I ..54. i1 " /I 4-4-... TL 401 ,•. i I I.6 `J a cQa i r�...- Maim=COL 1 .._-._—, / Y 0 �( ' -- I wnntir n - J Q x 0 TL 1102 TL 1100 / e .._- _.. / cii'll; ._;,-,/,./:1W:::' .. I F Q F i TL 1200 ..44::.,,,,o,;•• .. rn '// /�' SCALE. 1 =50' SITE .-.I /J �w;j. c3 C lo . ___—_--_._ -_— .---.1 : 'Ne)\ ./.....! ! ! I dC, i _____, ,---–--—7z- / i_________________,_____ 1 • : :, I i O LIJ wQ io- (VICINITY PLAN (NTS) ° J 0! LI_ >O SITE DATA U w D APPLICANT: FINEVIEW FARM, LLC Z 15500 SW JAY STREET 1 BEAVERTON, OREGON 97006 TELEPHONE: (503) 641-7342 PROPOSAL: 3-LOT SUBDIVISION ZONING: R-4.5 3 ; d d Ct SIZE: 1.21 ACRES 15' 15' _ _ 20' 20' g 3' 12' 12' 3' 10' 10' TOPOGRAPHY: FIELD SURVEY BY LDC DESIGN GROUP, INC. AVERAGE LOT SIZE: 7,500 SQ. FT. w•z I o'w °W o LEGAL DESCRIPTION: TAX LOT 1301, TAX MAP 1S1-35AA B g a $g 1�a 1,; CITY OF TIGARD, OR STORM & - - .-I SANITARY SEWER: CITY OF TIGARO — —•:, —, Design WATER: TUALATIN VALLEY WATER DISTRICT -°•-:; :I=-I'• : I: I i..-:`1-- :r.: :.:1 I -:I_--::`•1:::I I 1-1 i` `$x ::.';Grow ELECTRIC: P.G.E. PRIVATE SHARED DRIVEWAY PRIVATE SHARED DRIVEWAY (TURNAROUND) ngin er s TELEPHONE: G.T.E. O NOT TO SCALE O E NOT TO SCALE Surveyors 3300 N.W.21171 TERRACE 1015BOR0.OREGON D712� FIRE: TUALATIN VALLEY FIRE & RESCUE ILLSBORO.O 556'4242 FAX:(5O3)645-5500 .wJdcd.Agn.can m nn 7009 J °5 . / . . •I 1 i 1 1 Iz • 1 I o I 1- I I • L C TL 600 / • 1 I TL 805 I I / LL / I 1 II W I TL 905 I I III / I D TL 902 I I Li ( I (- I /1 0 TL 806 I I / D W o I < I I 0 0etm TL 100 1 I ,' -r0 V. I I / Z TL 800 I W 6-In 0- I L / / r W Z�Qo I / g in w in C I / / r o SW MAPLE — — I o Q W 105• WETLAND O N o- w -, REM V TO BE U 25• 99'2,595 sf F~—, M O STREET ■ ��1.0, < I- y F2 I 1 �vP TL 590 7 61' Allip D.. O '� a TL 1001 ,+ �,s90 sf so t < i, 11\ I m r.-10'N7DE STORM O� O x O I ,o SEWER EASEMENT 43' . I I m m \I 25• WOE WETLAND I' ` 25'FFEERE D M F- I I _ I BUFFER e .4 - .` G U I 15' WIDE SANITARY— I— EI . �v., a . . . •/ ('_X` i SEWER EASEMENT 2 I A0 / -, - ,� 1. (�v iI NET 7,537 sf ,. . .r..7. ' ./ )*- • TL 100 I r 3 J GROSS 10,128 sf W . W + � . . 4. . • . O I too 10'WOE SANITARY m I •�,� . , �O <I TL 1002 I >s /° ' ` ` `/ P/ 1 25' MADE WETLAND . . �/ re I BUFFER 21• .i r a . . {�.• � . \ ? I I- 58' r r r r r./ ,•- . . . r-+' TRACT A \____/<O yy a I I TL 1101 .1 Pao / / 1 ' \ a` E _ � . TL 401 // 2 I I TL 1102 TL 1100 / / I / / 3 / TL 1200 / / I / f ..-' Design I I / / Y Group L / Planners _ _� _ _ / — �- — Engineers / Surveyors / _ - - - — — — — — — — — I T l700 N.W.711TH _42.2fI — — — — —7 ,— - - / - - - - I wLL530R0.o11EGON 97724 PHONE:(50»651-42u// // // / I FA (507)645-5500 .locdesign.com / / / / // // 4200 / toe nu / / / TL 3900 TL 3800 TL 3707 7009 , GRAPHIC SCALE WIT / / / � 30 o n a m :o rte\ / / // / LA J ICI ('%/JJ / / -( � ( INFEST) . . / / . lgn7 , I 115th. 30 IL °5 , r J 111 v°� I I ` ---- "' "---- I EROSION CONTROL PLAN NOTES \/� ,,- 1 CONTRACTOR SHALL INSTALL AND MAINTAIN EROSION SEDIMENTATION• //I I I /I ,I_- �- �� `� Li_ I CONTROL DURING CONSTRUCTION (ANY TIME OF THE YEAR)PER NE t," 1 Ill`` ,-r- / i 'EROSION PREVENTION AND SEDIMENT CONTROL PLANS TECHNICAL W 1 6a �� I I I GUIDENCE HANDBOOK' DATED FEBURARY 1994 AND UNIFIED SEWERAGE in III 1 I �i1 I I I —7 J l 1 / {:! - I 2 DOES ' AGENCY'S DESIGN AND CONSTRUCTION STANDARDS, R&O 96-44, CHAPTER Z I APPROVAL OF THIS EROSION/SEDIMENTATION TA710N CONTROL(E.S.C.)PLAN D I / r NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE 7 / / ' DESIGN (E.G.: SIZE AND LOCATION OF ROADS. PIPES. RESTRICTORS, w —/' / r-� I I ' - - Ti CHANNELS.RETENTION S, ETC.) -/� - -- I -�- 1 I I V v' 3 THE IMPLEMENTATION NOFATHESE E.S.C. PLANS NE CONSTRUCTION, - - Q 1/ �/ -�' u ��-�-G / -- __.-....I E.S.C. 99 MAINTENANCE, REPLACEMENT, AND UPGRADING OF THESE E S C / / JI ^� �\ / �/ I I FACILITIES ARE THE RESPONSIBIUTY OF THE CONTRACTOR UNTIL ALL TL 1!U --�I 1/ 1 F J \ - l �, / CONSTRUCTION IS APPROVED BY THE UNIFIED SEWERAGE AGENCY(USA) --4- I / I \ II +�- I .. // i I , AND VEGETATION/LANDSCAPING IS ESTABUSHED. THE DEVELOPER SHALL W O I— -I �`-I' I 1 /-- n / I _' ' I I , BE RESPONSIBLE FOR MAINTENANCE AFTER THE PROJECT IS APPROVED UNTIL J m O _ _I I� / � -., // I /i t~ �_•'.; I J I / THE 1.0T5 ARE SOLD. N TT 1' - - / / ,-�/ / I / T• ' 4 THE BOUNDARIES OF THE CLEARING UMITS SHOWN ON THIS PLAN SHALL }O d V' ........1 ��jpol., /..- \\ �/ /� /y/ -••••••----------°-------"-"'7� I /� BE CLEARLY FLAGGED IN THE FIELD PRIOR TO CONSTRUCTION. DURING 3 •n 1 �1 - I / Z 1 / // - - / \ j ^ THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE FLAGGED '. O I I — // Sf // / , , CLEARING UMITS SHALL BE PERMITTED. THE FLAGGING SHALL BE W ta CC'n \l / �� 1� �� I �\ -/ /y, /� MAINTAINED BY THE APPLICANT/CONTRACTOR FOR THE DURATION OF W O M V,-. I - -\/i �.� ( /ice /--(1 P CONSTRUCTION. Z ulWI0 m� J / /� -T-- y`-// /l\%/\ ,�"••• 5 THE E.S.C. FACIUTIES SHOWN ON THIS PLAN MUST BE CONSTRUCTED IN �W MAPLE �� 1 --- G /� � I CONJUNCTION WITH ALL CLEARING AND GRADING ACTIVITIES, AND IN,-- \ ..-�—/ / //' ®� / / -- — j , -, ` SUCH A MANNER AS TO INSURE NAT SEDIMENT LADEN WATER DOES NOT ENTER / 1 "/_ I/ / ', / I ,\ _ -, I ■ I ',. THE DRAINAGE SYSTEM. ROADWAYS OR VIOLATE APPLICABLE WATER STANDARDS. / --- / / _: wri;-._� _•>__ I ____ -�i - . Y! / -- -- 5' WIDE WETLAMD �� 1 STREET �� fl 6 �- —'� rn:n.e�e�e�•n,.v�.a. G / B �� //-- THE E.S.C. FACILITIES SHOWN ON THIS PLAN ARE THE MINIMUM Z OM \_� / l _- ;` - x:) ` // - /// --�� --�,�` /� REQUIREMENTS FOR ANTICIPATED SITE CONDITIONS DURING 7HE O < w ��\ 1/ .,,(� •:•. :(•,/,‘. / �` _.. - 1. _ ` / / / CONSTRUCTION PERI00, THESE E.S.C. FACILITIES SHALL BE UPGRADED AS O Ir7 \// 1I /'1 /� / / '' • / // NEEDED FOR UNEXPECTED STORM EVENTS, AND TO ENSURE i_ ._ M O / // ,, / 9S> / // e: �� SEDIMENT AND SEDIMENT LADEN WATER DOES NOT LEAVE THE SITE. 0_ 1- N paw' l ,/ I ` -, / --- // - -� // +`„'.''r• ••: +•A I v`� 7 THE E.S.C. FACILITIES SHALL BE INSPECTED DAILY BY THE n- a O .i1 - / - <•>••+ -----_,/ /� APPUCANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE I- < F I /25'WI DE WE D �i<:�o.a ", / 1\\//' -, G Ill./' / BUFFER +::r•::�:+ -'�. /+• ' CONTINUED FUNCTIONING. 0 Q ti -I /-- /,• �- /---- p / �� ` �- '__' , / Q 8 NE ESC FACIU11 ES ON INACTIVE SITES SHALL BE INSPECTED AND I G 0 •-- JII- - 7. ' I I / ''- / �/ �,_ '� FOLLOWING A STORM EVENT.ONCE A MONTH OR W1TiIN 7HE 24 HOURS I� F'• U ,/ i // < i'' / i - -Y— % /'�.r / \�� AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO G �' l / ' r W ACCUMULATE WITHIN A TRAPPED CATCH BASIN. ALL CATCH BASINS AND itio - / 3 / /''- -e •' <, •, ,. // .i', j7+-� CONVEYANCE UNES SHALL BE CLEANED PRIOR TO PAVING. THE•'-'1-, ,/II-: / II '�;�'� // 3 /// �-- • �• 4,...-' �—`' —y„�/, :/ „/„rY /i�/ CLEANING OPERATION SHALL NOT FLUSH SEDIMENT LADEN WATER INTO G 41, 'FL 1 00 �- / , / i __--./�, �. /� O THE DOWNSTREAM SYSTEM. 1 .I - I I /r — /� �/ /�i •• „—p-;, /' i /� 10 STABILIZED GRAVEL ENTRANCES SHALL BE INSTALLED AT THE 0 T W I / --�25'WOE VjiE�LAND - �' . v .a:' W r-..•,v .. '�\$5/ %,� ..-_-_.........."..-....._.........--. BEGINNING OF CONSTRUCTION AND MAINTAINED FOR NE DURATION OF Z I•� I / , /------- BUFFER --� ` ,� i/y +, -..,/-/ �/// / / NE PROJECT. ADDITIONAL MEASURES MAY BE REQUIRED TO INSURE >-Q O /.' / ---i/ - _--W• .. :ri+ I %/j/ �v THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE Q a C.) / I� \ 1v / // /-_- - -,/ - -:-/✓ .. r.._...- %/ �/ �� P PROJECT. Z Z Z J i A 0 I •......i� // .. ----- - .. . e .,. ./". \ I / 11 STORM DRAIN INLETS, BASINS AND AREA DRAINS SHALL BE PROTECTED UNI1L -()0- ///l�� t""-""-""---- '•• '• (/ — -� //•y%••• "-7/ PAVEMENT SURFSCES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABUSHED Q 0 ff V` 1 _ • /// / , GO a w `T-' `` I :' /\v I 12 PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE t.// \�� I .'� / / �� O I 13 SEEDING SHALL BE PREFORMED NO LATER THAN SEPT. 1 FOR EACH PHASE OF CONSTRUCTION. 2 �\ I .,r\' _ --- `/7/// e i 14 IF THERE ARE EXPOSED SOILS OR SOILS NOT FULLY STABILIZED FROM NOV. 1 THROUGH : \`I I \�`,\/ , /\C)1' \O ` APRIL 30, THE WET WEATHER EROSION CONTROL MEASURES WILL BE IN EFFECT. SEE SECTIONS I I <'.. '\ // \ / ��\ (I'D 3.3.7 AND 3.3.8, TECHNICAL GUIDANCE HANDBOOK. FOR REQUIREMENTS.It I „ .. // \,.� , A. 15 ESC MEASURES SHALL BE REMOVED BY THE DEVELOPER WHEN VEGETATION IS I\ I I N„ /!/( `( I FULLY ESTABUSH ED. l I / /J/ ^1 , 16 NOTIFY USA INSPECTION DEPARTMENT AT 844-8444 24 HOURS PRIOR TO ANY WORK ON SITE. ___ ---- ... — ..._......... ---' OiJ, ,' / ' 1 GRAPHIC SCALE J 17 ALL EROSION CONTROL MEASURES TO BE IN PLACE AS SHOWN ON NE PLANS OR DIRECTED BY I \ �I I i /,c,., / �/ w o u x eo •20 USA INSPECTOR PRIOR TO ANY CONSTRUCTION. •/� �"�I / I It ? ,! /.,, ��/ /' 18 WHEN SEED/PLANTING ARE PLACED, THE OWNER/CONTRACTOR WILL MAINTAIN UNTIL THE g 11l / I " 1 L. I ::! /j ' I ( D pyres) VEGETATION/PLANTINGS ARE WELL ESTABLISHED. i _ 1 mat,- so It GRADING NOTES: I 1 /f , 1 ,.' ,... 1 ., CC r °'®.veTM —• 1. A GEOTECHNICAL ENGINEER IS TO CERTIFY NAT ALL GRADING HAS BEEN COMPLETED AS 9@ .1 PER THE FOLLOWING: sir _�• � ;illllll,, ► 11111111 i-. LEGEND ALL GRADING SHALL BE DONE IN CONFORMANCE WITH CHAPTER 33 OF THE UNIFORM r;:: ,, // 'g �� / �U p �';,ii:a:x_.: ;:.� ` , --- 17 BUILDING CODE. �• D g I �': .' � esi a // E ��•�B yy � — 8-- EXISTING 1' CONTOUR SURFACE FLOW Gi011 8` tl S iB @9� 2. FINISH GRADE CONTOURS OR ELEVATIONS OUTSIDE THE STREET RIGHT OF WAY ARE TO P Q ¢ 5d CATCH BASIN AEA DRAIN• ,e'./}fir •• e �' �-180� — EXISTING 5 CONTOUR TOP OF STRUCTURAL CUTS AND FILLS. 'ri`^ Inc. A WETLAND AREA Planners 41/ S rte? • ,< < �'), - 3. STRIPPINGS NOTE: Engineers ,}a''�:5' ,; X7;, . '� ''`. PROPOSED 1' CONTOUR . • v CONTRACTOR TO SPREAD A MINIMUM OF 4" OF STRIPPINGS OVER ALL LOT AREAS AND Surveyors W',��>� a:fi•S, gaS+ _ _ ■II�iI:B:s. �+ WETLAND TO BE REMOVED SLOPES AFTER THE FINAL GRADES SHOWN HEREON ARE REACHED. EROSION CONTROL 'ti + ! 11 PROPOSED 5' CONTOUR MEASURES WILL BE INSTALLED AS NEEDED TO PREVENT AIR BORN OR WATER BORN SOIL 5300 N.Y.211TH TERRACE �� «3)'' •i`••,. pp II-I MOVEMENT. tuuseat0.OREGON eT1za m "`s� B �I `� 25' WIDE WETLAND BUFFER PHONE:(503)555-4242 / '"��Y'�'~ �n AAN A GRADING PERMIT MAY BE REQUIRED IF ANY STRIPPINGS NEED TO BE DISPOSED OF FAx:(503)545-5500 Radius=2s•min ' ./ ter— SEDIMENT FENCE PER FIG. 3-2 . 'r hil .. . G EXISTING DECIDUOUS TREES OFFSITE. STOCKPILE AREAS ARE TO BE AS INDICATED HEREON. ..a,.Idcde:Iq,.awn • Clean Pit Run cc 2 Minus Gravel f 0g sa `J roe.w Subgrade Reinforcement / Provide Full 53 • p 10 BIOFILTER BAG INLET BARRIER 7009 GaotestA0.a Required gddu,of ___ y PER FIG. 3-7D EXISTING EVREGREEN TREES tY min. ingress/Egress yy • •a e • depth ks .. _ 14 SECTICN A. i.;;./...X.:,.' 50' GRAVEL CONSTRUCTION ENTRANCE ��'0 RETAINING WALL '20'min.for single tome d d 1.residential ��1 41 DITCH INLET `',. \>'•' Sd ran w sue-- Fgura 3-7D ,/i.'•-.!' PER FIG. 3-1A 3 Erosion Control Plana ' Figure 3-IA Erosion Control Plans Fiqure 3-2 Erosion Control Plans BioSt r Bags-Temporary Fes'• a Technical Guidance Handbook Crawl Construction Entrance Technical Guidance Handbook Sediment Fence Technical Guidance Handbook Catch Basin Protection l 5 • t I . • . i 1 1 1 411) . . . : I EXISTING—,.i - I I CURB I • : • . 1— (TYP.) I • i I- -- ---1 Li_l I . : • • J 1 TL 904 : : TL 804- I [. --- 1-• EXISTING I 1 EDGE OF (1) I PAVEMENT • : • • I (TYP.) . i LEGEND z 1 --(..: DI : . ,_._.._ .... .._— —_•......._ - I 0 -1 f'rt l'1 2 —_@- 4...=m■(11) Xii; ' : TG MANHOLE&STORM SEWER PROPOSED D MANHOLE&STORM SEVER COSTING INLET At STORM SEVIER I-0 LLI 0 ••, ---,• •, , I :... _„, 2 k<,rczo 1 __( ,,:_tir UTILITY 11 3 0 .--- Li I I 7. EXISTING FIRE HYDRANT 1;C PROPOSED FIRE HYDRANT ec e,i EXISTING STORM---------P.". 1.--3' POLE i I LJ_ re easnm WATER UNE DRAIN LINE (TYP.) '. 0 (TYP.) 1 I Li-I / 11 i it2 PROPOSED WATER UNE ::... 9 05 CY) 'II CI n 7 I I w -to IV FUTURE WATER LINE 0 6, I i-xY / g c•...c•-,-- : I --E,3••• COSTING VALVE&BOX Ui In<o ''' I : -I I / —0— PROPOSED VALVE&BOX (i) • : .1.i.. s.-...,0 t.5 I (/) / COSTING REDUCER —4— PROPOSED REDUCER 1 CZZ U.2 0:7 el EXISTING SANITARY : y x x X I 1 I --IP PROPOSED BLOWOFF SEWER LINE (TYP.) I --1 I - : z .1. L. I 00 •-.• :. MT I / —0 WATER METER 0 z 1,;._<.,_.;__—>1 < 0 • i I / --© GLEANOUT 0 F_ 0 in et • x Ti.. 300 . . s--...-:,, unun POLE KJ K) 0 EXISTING WALK (TYR) krj. / k —:55--,:zEXISTING MANHOLE At SEWER —NI., : • < /— CI) ce / / , c PROPOSED MANHOLE&SEWER Q. 0 .- < / -J CL 0 'iLii • < * / / I- .-- • SW MAPLE i.:.::,. :. ,:),,;.• ___ a, 1 WETLAND TO BE 25'WIDE WETLAND STREET ! ■-"".'-..,: 41 REIAOVED BUFFER _NINNINs.......s.T..........ssiN --.'s III !...,. WATER SERVICE TL 1 001 I s•- ----- -a" 1 .V.v,v,• • 7.14VVVY•,,,VVV/ VVV.,, •V• •,,,• II • 1-,-10.WIDE STORM i I \I ' SEWER EASEMENT . 090V •V.V7VVY :.1•IIVVIto ••... 4'' >.Z Ce < i r-: 1 1 ••0•7•1“•, •,•••••14,,,,,, ! A < -I TI 1 n 0 I. , w.•:. -- — I 25. WIDE WETLAND BUFFER P.V.;V.A.-".v 1,1,444444,t441, .4 * . ' z 0- -. >- Is. vim smaTARy— ,,,,,:•- SEWER EASEMENT x V47.---- I • ,,..'.. . ..1, • 4, • NY V/ . 6 , „., . __ 2 0-D q. _.. F 1_ I 1 2 ../...- . . . . . • .. . . .. . . • 9 '7— .• r X' , 1 1 :, 143, —x—,.._i 3 . . . . iv 4, ; ••• . 4. Nir 4. 4. 4. / .4 4. ./ i 4 .•' V) 4, 4, i 4, 4, tir I 4, .' . <,;," .,. - • i /\ 10. WIDE SANITARY--I— SEWER EASEMENT Ilt 441 •. ' rL- /*•kf'' a a a a a / 4, 4. 4. ir 4. . A• C) 25. WIDE WETLAND BUFFER .....•• a 4, 4. 4. e' ..- .--..4.-4 rt - A ..— .... .... .... —...../ V. P _ 1.( .(<5) : 2 L 1 1 tl EXISTING 0 FENCE *, 4 , (Ty,..) . I IL I .1 01 '.1 / II • i<1 • ; /.(6 .- : i • \ i .:4M3:::-.. • - // I:1'. . L..! Group I • .,, . .. I ..._ . • i L. 0 /41 : . Planners / / . Engineers i TL 1 1 00 / -.79 tou-sace DEN Surveyors oFetyE On 97124 : 4../ 3300 N.W.2111H TERRACE III , • r, I..,.. • , I • : • .„/ ,/ , 1200 PHONE:4504 858-4242• FAX:(503)645-5500 www•Idedestr.earn • MO 40a I / GRAPHIC SCALE 7009 I . I wv EXISTING .../ / / J. FiREHIDRAN1 191 0417 ma " 11 = 1.1 ''11* 11........1." 1 *' ....• • / : --- — (IN peer) _ _ i inch= 30 Et :1), ., / _II — , — -,---- / ce5 • • , • ry°° 0 n_CP I SW LOCUST STREET _ 0 ___ _ - TL 903 TL $00 Ti_ 802 T_ 803 TL 203 TL 204 I LEGEND I o I I E)USTINC I I ' I �, I-0 CURB I r / / 0 SOIL CLASSIFICATION NUMBER E y°N• I TL 904 IL 804 ,�- > O a r--- J > (.-I-EwsnNC V) F z I ' < 1 I I rvt>AENT / I I , SOIL SEPERATION LINE Lai o I J J I / r L--f/ I TL 60!, / -'.,..., — —190� EXISTING 10' CONTOUR Z °¢o 1 C _/_ -1 TL 805 I w I : ' 1 1 -co EXISTING STORM�.� � 1,6` POLE / / I I '�,z.. / v_ DRAIN LUNE(TYP.) IE c)E I (Tw. , I I W = DRAINAGE FLOW DIRECTION .-- ........ N_ I L 902 1 TL 905 I // r 1 -� Y e '� 6r 1 I ti p I I I TL 806 I / ;� ® EXISTING DECIDUOUS TREE Z EXISTING SANITARY _t! I SEWER LINE(TIN.) I .,. ... .7 . ' I I ;t O Q 0 200 TL 100 Tt-t__ EII I O® No0 i /J EXISTING EVERGREEN TREE H I,,.)sT WAL (TP) / i :/ / O 1. F- ¢ / �/ J ~O x a P —I < SW MAPLE '==` I EXISTING WALL(TYP.) /L__I °� — M — — STREET �, l-1 I® // - „9„, ..... ,,: G 1 P-1 G _1 os ' ® yJ , TL 590 EXIST. I / EIXST. /i1 6 ''{I HOU SE J BUILDING '�• ,( ,r!I, „ Z— — y ® NI (TO L1E REMOVED) • �\ ,{ N in. 1001 ® . . . . •1 r- 4 } �• 0.v• • •1 ` y TL 100 Ii r �`_ �' ' r-7 / f( Z• TL 1002 / Y • - • Q7 I I I FENCE p L/ 1- I" ( TL 1101\ :\1 ® �P tFo may.? 4 s I y ..� I O O I" I j e sS" ,. a IIF .�! TL 401 �,,;v" L i I u°A NORTh...) I I I`I I ' TL 1102 ,,r`' TL 1100 $ �I7I I � a!'' TL 1200 I / q py1[I / 1 I --—L-- // ------- - ---�- SOLAR -—--—--—-- ' DIAGRAM 3 \\\ 3203 //'/ yam,/'/ 4200 i/ ,/�",,e: TL 3900 TL 3800 TL 3707 I n GRAPHIC SCALE sm §$sY so // \ /' /' / .. .- s -i:4i v / 3205 \` /' /' /// 3902 //'I #F 3902 1 f(n IN-Mso)n :;:• g / , Desi n • �/' .' / ,' I Group �.\ \\ //' �/' // /' //' Planners /'''/' -o/ N. I I I SOIL LEGEND Engineers ey ALA • N. HILLSBORO,OREGON 9 7 SOIL LIMITING DEPTH TO SEASONAL/APPARENT DEPTH TO DEPTH TO PNDNEcsm)nse-a:u DESCRIPTION % SLOPE PAY(50»645-5500 TYPE FEATURES WATER TABLE BEDROCK FRAGIPAN „c,O .cII 1 ALOHA SILT LOAM 0-3% WATER 1.5-2.0 ft. PERCHED > 60 in. NONE LISTED ..0°M6i 7009 22 HUBERLY SILT LOAM 0-3% WATER 0-1.5 ft. PERCHED > 60 in. NONE LISTED CHM M6 SOURCE: METROS RUS UTE DATABASE AND THE SOIL CONSERVATION SERVICE SOIL SURVEY OF WASHINGTON COUNTY, JULY, 1982. Nr �/ s • • • December 27, 1999 APPLICANT'S STATEM/0 T APPLICANT'S REPRESENTATIVE: LDC Desi.,/f oup,Inc. APPLICANT/OWNER: Finevie, arm, L.L.C. 1550' •W Jay Street Bea erton, OR 97006 REQUEST: .-Lot Partition SIZE: / Tax Lot 1301, 1.23 Acres LOCATION: East of SW 90th Avenue, 330 Feet South of SW Locust Street LAND USE DISTRICT R-4.5 (Low Density Residential District) • I. APPLI/ABLE REGULATIONS A. Tig.�`d Community Development Code: Chapter 18.390: Decision-Making Procedures Chapter 18.420: Land Partitions Chapter 18.510: Residential Zoning Districts Chapter 18.705: Access, Egress and Circulation Chapter 18.715: Density Computations Chapter 18.725: Environmental Performance Standards Chapter 18.745: Landscaping and Screening Chapter 18.775: Sensitive Lands Review Chapter 18.790: Tree Removal Chapter 18.795: Visual Clearance Areas Chapter 18.797: Water Resource(WR) Overlay District Chapter 18.810: Street&Utility Improvement Standards • 1 Otterbirtb • • • H. 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, 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 consist of single-family residential dwellings on similar size lots. 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 H 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; 4110 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 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: a. The minimum width of the building envelope area shall meet the lot • requirement of the applicable zoning district. 3 • • 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 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,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-35 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 v -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 comer&through lots 20 ft. 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 ft. 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. Ill 5 • • • • 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 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: 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 hammerhead having a minimum depth of 40 feet and a minimum 6 • • • 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 • B above by 80% (0.8). COMMENT: The gross development area of Tax Lot 1301 is 52,560 square feet. The net development area of Tax Lot 1301 is 40,842 square feet(5,560— 11,718 for the wetland). The maximum number of residential units on the property is 5.4 [(52,560— 11,7181/7,500=5.4). The minimum density on the site is 4.3 (5.4/0.80 =4.3). However, a due to the shape and location of the wetland on the site, a considerable amount of the site is undevelopable as shown on the attached plans. 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. • 7 • • • 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 C. Jurisdictional wetlands. Landform alterations or developments which are only within wetland areas that meet the jurisdictional requirements and permit criteria of the U.S.Army Corps of Engineers,Division of State Lands Unified Sewerage Agency, and/or other federal, state,or regional agencies do not require a sensitive lands permit. The City shall require that all necessary permits from other agencies are obtained. All other applicable City requirements must be satisfied,including sensitive land permits for areas within the 100-year floodplain,slopes of 25% or • greater or unstable ground, drainageways, and wetlands which are not under state 8 • • • or federal jurisdiction. COMMENT: The wetland area will be altered as shown on the attached development plans. Approval from both the Army Corps of Engineers and the Division of State Lands will be obtained prior to final approval of the partition. 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 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; 9 • S • • 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. LDC.7009.8468 • • 10 • • . 1 Design <' L >'Grou P • ::<;:< s:< =s � Inc. • f'ii' December 16, 1999 APPLICANT'S STATEMENT APPLICANT'S PLANNERS REPRESENTATIVE: LDC Design Gro t;, Inc. ' ENGINEERS APPLICANT/OWNER: Fineview F. , : , ' .L.C. 15500 SW J.. ��Street Beaverton AR 97006 SURVEYORS -' REQUEST: 3-Lot lif ition SIZE: T., of 1301, 1.23 Acres / LOCATION: / ast of SW 90th Avenue, 330 Feet HILLSBORO / South of SW Locust Street (CORPORATE OFFICE) Y 3300 NW 211TH TERRACE LAND USE DISTRICT: R-4.5 (Low Density Residential HILLSBORO, OR 97124 $ A. District) 503.858.4242 :' ., FAX: 503.645.5500 '' • www.ldcdesign.com ;" SALEM 3400 STATE STREET I. APPLICABL GULATIONS 1 SUITE G-710 SALEM, OR 97301 A. Tigard Co.y�.l unity Development Code: 503.370.8424 FAX: 503.370.8426 pter 18.390: Decision-Making Procedures Idcs @ldcdesign.com I'hapter 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 1 Standards 360.573.0370 Chapter 18.745: Landscaping and Screening TOLL FREE: 503.241.8657 Chapter 18.775: Sensitive Lands Review FAX: 360.573.0390 Idcv@ldcdesign.com if Chapter 18.790: Tree Removal Chapter 18.795: Visual Clearance Areas KLEIN CONSULTING f% Chapter 18.797: Water Resource (WR) Overlay ENGINEERS, INC. 1 District 3300 NW 211TH TERRACE Chapter 18.810: Street&Utility Improvement HILLSBORO, OR 97124 1 Standards 503.858.4242 ` FAx: 503.645.5500 i kce @ldcdesign.com ,;r/ . / Oarbfrrets 1111 MECKEL EN I 'EERING & SURVEY/G, INC. 1 COEUR DALE IDAHO www.meckel.com • • • H. 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, 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 consist of single-family residential dwellings on similar size lots. 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. M. 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 H 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 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: a. The minimum width of the building envelope area shall meet the lot • requirement of the applicable zoning district. 3 • 111 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 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,meets the submission requirements detailed by the Director and the Tigard Community Code. 11111 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[11 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%[21 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 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 ft. 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. III 5 • • • ° • 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 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; 1111 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; 1111 b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum 6 • • • • 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 B above by 80% (0.8). • COMMENT: The gross development area of Tax Lot 1301 is 52,560 square feet. The net development area of Tax Lot 1301 is 40,842 square feet(5,560— 11,718 for the wetland). The maximum number of residential units on the property is 5.4 [(52,560— 11,718]/7,500 =5.4). The minimum density on the site is 4.3 (5.4/0.80 =4.3). However, a due to the shape and location of the wetland on the site, a considerable amount of the site is undevelopable as shown on the attached plans. 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. • 7 "• • • • 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 I • • 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 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. 41111 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%. COMMENT: The development complies with the above referenced standards as shown on the attached development 1111 plans. 9 • • IV. SUMMARY and CONCLUSIONS Based on the above fmdings,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. LDC.7009.8468 • • 10 0 ::::::::.Design .. ' Group • Inc. December 27, 1999 To whom it may concern: PLANNERS We are submitting a joint fill permit application permit to the Corps ENGINEERS of Engineers and the Oregon State Division of State Lands for the SW Jefferson St. site in Tigard. The attached drawing shows the SURVEYORS approximate area of wetland impact and the proposed mitigation for the site. Feel free to call if you have any questions pertaining to this action. HILLSBORO Jeffre Kee 1/V-'" (CORPORATE OFFICE) Y 3300 NW 211TH TERRACE Natural Resource pecialist HILLSBORO, OR 97124 Assistant Planner 503.858.4242 LDC Design Group, Inc. • FAx: 503.645.5500 www.ldcdesign.com • SALEM Attached: Site wetland development plan 3400 STATE STREET SUITE G-710 SALEM, OR 97301 503.370.8424 FAx: 503.370.8426 Idcs @ldcdesign.com VANCOUVER 8513 NE HAZEL DELL AVE. SUITE 202 • VANCOUVER,WA 98665 360.573.0370 ToLL 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 1 • sw Jefxkn7. • wetlands to be filled approx 1420 sq. ft vv 00 V Pi 1wVVV9W9 PP • 401.s.vVVV VVVVVV,P V9, SPYV V. Vt0 iVVY VVatVV W ••19.••Vv MO W V./YViVVV.VSVY 1V VVVV VeT7VV V V V' WETLANDS to be enhanced W W W W W W approximately 4,260 sq ft �W* W W W W W Al ‘ti :41e W W ts .bt •NS• W W � W W W W w� W W W O•. W W W W W I' W „,,N7 W W .. . • ,..,....,Ascf s - . .. . • 4LTit . WIT TV 5GAt& . . • IN C0-0010 Mt MEMISD Ma • :k `�+Flneview Farms, LLC DeBign 7009 1550 SW Jay St. Grou Beaverton, Or 97006 Mitigation Sketch Planners }}00 N.W.211Th TERRACE vuw9¢Na Engineers pd �( 65 97124 1 O� Surveyors FAX:(503)643-3500 • .wwJded.dgneom • LDC Design Group,Inc. 4.,.._ Il ‘.TL 100 Ld D LIJ > < I I- 0 0) TL 902 IP• 1 m 4.oi 1 1 TL.905 I I : n ioo.o. I . • • i 1 1 , . 1 • • . , . TL .805 I I I 11. Eioo Aft- . i it f306 . . E Lo —) cn Ti_ s• N / LDC Job 7009 ._, „ , 3...,L 0 7- p A j_qTri-ioN • ■ , oak, i : . . • it___......1 . ___i........__1 . • STREET — • . .. b .• ' --- f--------T---- -- -------------- N ____..-- ---3 TL 590 N 8 0 1— CO Lc. 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IiJ IN • n. 400 e ................_ • ___*_ ,....,_.,..:, ,.., ....,,..H .,:r, / , < F . TL 1102 I -FL 1100 . - -1..: t : / — ... .. ------ r . • v TL 1200 '—grOV - • • •• SCALE 1 .., re) 1-- , - •ir/-*-7,--7 • / N SITE ... ' .. izrr:.:129.., 5 .. li ill .• . ---. N,.,\ ,-..,--! • /' z Z 1 I I i ....,____._ _____, , • , : : • U \\ ...,,,, • I i / I :.„..„ , 1, „ F7-7- 11i fill . i_ g L.d * LL, ‹ T ce VICINITY PLAN (NTS) (r) 0 ■ i cc u_ e ■ LL.I 0 > SITE DATA o x ow .4 o APPLICANT: FINEVIEW FARM, LLC Z — 15500 SW JAY STREET 1 BEAVERTON, OREGON 97006 TELEPHONE: (503) 641-7342 PROPOSAL: 3—LOT SUBDIVISION g ZONING: R-4.5 1 .5. SIZE: 1.21 ACRES . 2 TOPOGRAPHY: FIELD SURVEY BY LDC DESIGN GROUP, INC. 5 q 5 q i 15' 15 0' 2. AVERAGE LOT SIZE: 7,500 SQ. FT. F11111131■111131111111111 IMIMMI■Ell=1 LEGAL DESCRIPTION: TAX LOT 1301, TAX MAP 1S1-35AA -'1 I h.. ,. -2 I a, .2.E. 1 ..:'•[ ; 8;i. CITY OF TIGARD, OR STORM & SANITARY SEWER: CITY OF TIGARD 77:142, ,7, <ON. ..717:77:1E7.777— - --;. 1-11:::::111-..ii:'..;y:- 7 i...,:;:,. :":1Designp WATER: TUALATIN VALLEY WATER DISTRICT i . ;Grou ®PR1VATE SHARED DRIVEWAY ®PRIVATE SHARED DRIVEWAY ELECTRIC: P.G.E. Planners Engineers TELEPHONE: G.T.E. Surveyors 3300 N.W.2111H TERRACE FIRE: TUALATIN VALLEY FIRE & RESCUE NILSBORD.OREGON 97124 • PHOVE:(503)1156-4242 FAX:(503)845-5500 FAN.1cledechan.con, [ CF 5 1 i • •-- .•I .• . . . , ... • . • ' TL 904 : Z TL 900 . : ; • I TL 804 0 • L ........ . .. ...— (f) : 12( TL 600 : Li • 1 : LL. Li : : TL 805 LLJ D TL 902 I TL 905 i : : • —3 z --I . .• — •••• •••• •• Li . • : i 0 : ' • BC > : . .•I I .•' (f) L....4./0 < : • ! re .1 4 0 CI 0 Ce F'4 TL 100 • : • . . _. oc Cs1 1 . i • :. I---- I TL 3,106 z N LI' 0 I 0 TL do° 1 • <0 03 . I. f CD • z 0<0 TL 9.01 TL 1000 . : . : 1 FRIVATE SHARED 1 Cf) DRIVEWAY I. 1 -• - I i . 1_ — - V MAPLE STREET z < 0 I 0 105' .I. -..- p 0 If) CC 99' 5 .4 In .- 138' 5. 25 --k = e- Ce .- CS ........... ...— eN..... 2,595 sf 100• ,lig 61 -4 N .... ... b.- 4 '' TL 590 _1 CL 0 • 714 i 7,590 sf : < F • . p..., ' I-- >c M ..1,;..., :\ : •-■ --••• x 0 % I = III_ 1301 .. 43.• - . • \ 25* WIDE AND ..) I- I VVE D 1 ' *1 BUFFER rn 0, TL 1001 0 I • BUFFIER . .4. . . .% ' 5 : i ! . . 0.1 . ... ..... • . •0 .1. J• : •• Yr I. 4 Cr I : 2.2' 2 i 7,613 sf A4. ,.. .• •• .• .., ... • cd.\ TL 100 I 3 • , I I • / 1 .,... . ..../0 . .01. 0. . 0. . /:. i.// . ..../ O .... ..---.. ... : 7.500 sf I- I Eil t • .t •.- . s . . .. /..: ..,, , : ..,,,:-' ‘R.61.9 • ... , . /...;"...V- . ..; . ;4, *.• p 1 ' ....L. ric, . . • 4,' . t.:5 .• . • • • 1 Iv CC I Z (.1 r \--- 25' WIDE WE T1AND • 1 TL 1002 BUFFER .,.; 21' ' ,•4. 4., •2 .0 t•-••0"-- 7-..... 5 . 4. .4 Ai ...• • LA.1 ..•:4 .." 41 •4 I.r TRACT A ce a. . se' .... * _i____,,* * :* .....; I ,t. 2 1 .) 9, n.sr ..1 . . , i_ ... • TL 1101 ..... `C . . . -4., • 1 !; ..0 /0 •.; . 2 • TL 400 .. TL 1102 ; TL 1100 , 2 I / i : / / ,...• TL 1200 . .4.Z.,:f:••••• ..Group , . ' z: . ... . ..,:z:>.,,.:, inc. I / ; , 1 Planners .3300 TERRACE • •••• O I , F'GRAHIC SCALE maisalurvvn:20Rine"Yreer:4"397,24 PHONE:003)5515-4242 FAX:(503)545-5500 mr.r.Idedaskr.com ao ivoii=miii .....i.10 20 00 120 4200 TL 3900 TL 3800 TL 3707 (DT FEET) 1 Inch■ 50 ft 2 . . / -;,:in9 • ^I I : _ O [ N ti° i - - -.. — - - — — _ • — :..... ...- - - • v) TL EROSION CONTROL PLAN NOTES / / I I I CONTRACTOR SHALL INSTALL AND MAINTAIN EROSION/SEDIMENTATION // JI W�/ CONTROL DURING CONSTRUCTION (ANY TIME OF NE YEAR)PER THE I I *EROSION PREVENTION AND SEDIMENT CONTROL PLANS TECHNICAL I ti--._,.... / I TL 805 L__ GUIDENCE HANDBOOK"DATED FEBURARY 1994 AND UNIFIED SEWERAGE ° L_ AGENCY'S DESIGN AND CONSTRUCTION STANDARDS, R&O 96-44. CHAPTER 8 .•• • LI J— I TL 902 TL 905 _ W 2 APPROVAL OF THIS EROSION/SEDIMENTATION CONTROL(E.S.C.) PLAN ODES I 7 I /!..r _ — — — — — -- 1 — -.. — -I '-'- — — — --• — - NOT CONSTITUTE AN APPROVAL OF PERMANENT ROAD OR DRAINAGE / ! F\` I I i 1. DESIGN(E.G.: SIZE AND LOCATION OF ROADS. PIPES. RESTRICTORS, / l CHANNELS. RETENTION FAOUTIES, UTILITIES, ETC.) / I l i � _ l_ I -•- i I '^ 3 THE IMPLEMENTATION OF THESE E.S.C. PLANS AND THE CONSTRUCTION, ,_aJ U ��..,� �� � -`{t- �/ -�` + / V I MAINTENANCE. REPLACEMENT, AND UPGRADING OF THESE E.S.C. /JI �% I �\Y / / /.� FACILITIES ARE THE RESPON 981UTY OF THE CONTRACTOR UNTIL ALL I 1 •• Il \ �1^ / �4j : I :/ I I i CONSTRUCTION IS APPROVED BY THE UNIFIED SEWERAGE AGENCY(USA) F- 1 _ TL :901 \ II I \ TL $06 AND VEGETATION/LANDSCAPING IS ESTABUSHED. THE DEVELOPER SHALL I-O �� -. /-1 /�' I\ / I I �" I I I BE RESPONSIBLE FOR MAINTENANCE AFTER THE PROJECT IS APPROVED UNTIL , I/ r — �� �/ I I /� THE LOTS ARE SOLD. N • • TL 800 Dr N - -,-- I ./ `` . / /\ '-i // 4 THE BOUNDARIES OF THE CLEARING UMITS SHOWN ON THIS PLAN SHALL I Q 0 M I \\. ---'1' / \ I I� /� 1 I BE CLEARLY FLAGGED IN THE FIELD PRIOR TO CONSTRUCTION. DURING Z i O / 111777 / I \ L 1 000 / / ' THE CONSTRUCTION PERIOD, NO DISTURBANCE BEYOND THE FLAGGED 3 O 0 I / _-� I ' / I I / i I ^ CLEARING LIMITS SHALL BE PERMITTED. THE FLAGGING SHALL BE W N M / -- v ...JJJ �i� �/ 1 /r,♦ MAINTAINED BY THE APPUCANT/CONTRACTOR FOR THE DURATION OF y S 8 W M -•/� _ -- I.. ..._-^�.--_ /... • I (� :' / .-. _._.. — _ ..._ _� ___.. ... -�11 CONSTRUCTION. Z in WO ■ -- /'I / -7--- - - ..- / I\//\ 5 THE E.S.C. FAgLIT1E5 SHOWN ON THIS PLAN MUST 8E CONSTRUCTED IN F ■STREET --- -' // / t CONJUNCTION WITH ALL CLEARING AND GRADING ACTIVITIES. AND IN \ / ^'�- I ! / !� r 4, ®� / / j / / �M \ SUCH A MANNER AS TO INSURE THAT SEDIMENT LADEN WATER DOES NOT ENTER • / 1 •` \. - .. - - ••• - rr, THE DRAINAGE SYSTEM. ROADWAYS OR VIOLATE APPUCABLE WATER STANDARDS. / .e/ G,•::.,.`. I ----- ! 1Ii /-- — 25'WIDE YElLAND / / Z / '"S / y/, /-i 6 THE E.S.C.FAgUTIES SHOWN ON THIS PLAN ARE THE MINIMUM Z O --` ( _- i` "° • ' ` / _- - - i/7 REQUIREMENTS FOR ANTIgPATED SITE CONDITIONS. DURING THE O Q w �\ / v� / — _/ ��`- _ 1 #I -• -Y- E" �".�% , , CONSTRUCTION PERIOD, THESE E.S.C. FACILITIES SHALL BE UPGRADED AS F.., 0 I7 Ce \/ I / 1 I / / i / •••�••••• / NEEDED FOR UNEXPECTED STORM EVENTS, AND TO ENSURE �, / I / /• / 9� �— / I //y,°,%>v'�T•�• `+ � SEDIMENT AND SEDIMENT LADEN WATER DOES NOT LEAVE THE SITE. vI p cc ilit" _/ / ' 1 1 .�:.°•'. /I < i— .- Q T-8'" _/ I -1' I :„.., ..\ / 7 THE E.S.C. FACILITIES SHALL BE INSPECTED DAILY BY THE !- F -r — ' / ? / :- r> <<; '''-----/ /i APPUCANT/CONTRACTOR AND MAINTAINED AS NECESSARY TO ENSURE H ��\(/� TL 1001,--/ L 1301 `. //B F EOE TjM00 �•99ft�y :+ �/" // l- CONTINUED FUNCTIONING. Q Q x O 4.-/-- / r---- -- �' /�•` r�� I / (•• 8 THE ESC FACUTIES ON INACTIVE SITES SHALL BE INSPECTED AND I I- Q- I 1 // j- / Y" i:, /y 1 • ../- y // ,( MAINTAINED A MINIMUM OF ONCE A MONTH OR WITHIN THE 24 HOURS I�') /- ` - I- -- / / /12 / ' +, „ I „ +, , / FOLLOWING A STORM EVENT. U loe- { _ ---- --• •I _�--- ( / �.r // \ /'�,.• �,��,� �� / 9 AT NO TIME SHALL MORE THAN ONE FOOT OF SEDIMENT BE ALLOWED TO Qs / •I— � / / ---- ; ,`� -�,- '• . / -;/ •' Y/- �� ACCUMULATE WITHIN A TRAPPED CATCH BASIN. ALL CATCH BASINS AND ` II ----' --- 3 ,'1 •..!� .. - ,• „ +j,, / '•i�i.�. /W CONVEYANCE ONES SHALL BE CLEANED PRIOR TO PAVING. THE •---' �� // /// I — / ///l ,-,,r�// I - .,;-��\Y� i` �,. •��� �� 7�}iEA00WNSTREAM SYSTEMLL NOT FLUSH SEDIMENT LADEN WATER INTO J•0 I, +I PO I -- I "" ...-/-----L-- "�- J /~ • .I + / /j� O` 10 STABILIZED GRAVEL ENTRANCES SHALL BE INSTALLED AT THE O -i ■ / / ---25' WIDE W LANG ----- �•i�4 . I4 • '..... . .:I'/\S5� '%/j� • BEGINNING OF CONSTRUCTION AND MAINTAINED FOR THE DURATION OF Z 4"/ / TL 1002 BUFFS -- �•'6 +' %�" " �- // \.' _ THE PROJECT. ADDITIONAL MEASURES MAY BE REQUIRED TO INSURE }<Z /• / --!v' AJ I //// �V THAT ALL PAVED AREAS ARE KEPT CLEAN FOR THE DURATION OF THE Q a U \ /• I // / - --// �-----7,-,----. .j ,. �� /�% n PROJECT. Z O Z'' / O / / -- -- '+' f' / I .• m Z O _, I / \ / --- .. 1... • __ - _ / /j ` 11 STORM DRAIN INLETS, BASINS AND AREA DRAINS SHALL BE PROTECTED UNTIL W-O O- / �`` I j /-v•.... PAVEMENT SURFSCES ARE COMPLETED AND/OR VEGETATION IS RE-ESTABLISHED Q K • r- I - i /; V 12 PAVEMENT SURFACES AND VEGETATION ARE TO BE PLACED AS RAPIDLY AS POSSIBLE O O I \• I •' I - II 0 13 SEEDING SHALL BE PREFORMED NO LATER THAN SEPT. 1 FOR EACH PHASE OF CONSTRUCTION. Z•_ _ /\ O �t \\ -� TL 1101 I 1L ' -_- //7// 14 IF THERE ARE EXPO 0 SOILS OR SOILS NOT FULLY STABIUZEO FROM NOV. 1 THROUGH � . -` \-\/\/ APRIL 30, THE WET WEATHER EROSION CONTROL MEASURES WILL BE IN EFFECT. SEE SECTIONS N. I • + \ �� 3.3.7 AND. 3.3.8, TECHNICAL GUIDANCE HANDBOOK. FOR REQUIREMENTS. *N. ( /%/ \•-_. P GRAPHIC SCALE 15 ESC MEASURES SHALL BE REMOVED BY THE DEVELOPER WHEN VEGETATION IS I\\ // — — — ...._ — .-.. — -- I ` "'1. %/7(I\ a of u a ® rz FULLY ESTABUSHED. 13■4\ I •� /)-ri- 400 16 NOTIFY USA INSPECTION DEPARTMENT AT 844-8444 24 HOURS PRIOR TO ANY WORK ON SITE. 1 * r, • j J i // / (DI MY) 17 ALL EROSION CONTROL MEASURES TO BE IN PLACE AS SHOWN ON THE PLANS OR DIRECTED BY I \ ,. I TL 1100 \... `//// r/ L Inch a 30 n USA INSPECTOR PRIOR TO ANY CONSTRUCTION. 0• /� I / TL 1102 Na,,......_,- 18 WHEN SEED/PLANTING ARE PLACED, NE OWNER/CONTRACTOR WILL MAINTAIN UNTIL THE d T / VEGETATION/PLANTINGS ARE WELL ESTABUSHED. i I IIL if —I — - I .' TL 1200 GRADING NOTES: 1 4 cc ! ...amr~°u 1. A GEOTECHNICAL ENGINEER IS TO CERTIFY THAT ALL GRADING HAS BEEN COMPLETED AS 3 9I! �� @ _�__ PER THE FOLLOWING:Iwail .1# .0 is 1 g e II 'tt .� IIIIIII I • LEGEND •ALL GRADING SHALL BE DONE IN CONFORMANCE WITH CHAPTER 3.3 OF THE UNIFORM �,c ;?:?':a e� ...�...:i:: �l �+ BUILDING CODE. De$1 II tit 1 • 1.$$ g61 yy, _-- 1 S ,�c� •0°• � 4@ cp @ 96 �� 9-- EXISTING 1' CONTOUR SURFACE FLOW e gaP-A r CATCH BASIN AREA DRAIN 2. FINISH GRADE CONTOURS OR ELEVATIONS OUTSIDE THE STREET RIGHT OF WAY ARE TO Group g 4/5"..,,:... QR! m —----180—— EXISTING 5' CONTOUR WETLAND AREA TOP OF STRUCTURAL CUTS AND FILLS. " * laa 8,�` ,p - : ''.4,- • del -- ' ' 3. STRIPPINGS NOTE: Engineers tdr Wi, 61'. « •Oe PROPOSED 1' CONTOUR CONTRACTOR TO SPREAD A MINIMUM OF 4- OF STRIPPINGS OVER ALL LOT AREAS AND Surveyors ."`• .. -• • ,,n4.-..*Na,- •- - Ell�!I;ESi: WETLAND TO BE REMOVED SLOPES AFTER THE FINAL GRADES SHOWN HEREON ARE REACHED. EROSION CONTROL L ''' � I II PROPOSED 5' CONTOUR MEASURES YALL BE INSTALLED AS NEEDED TO PREVENT AIR BORN OR WATER BORN SOIL 3300 H.W.211TH TERRACE �� .7.,../t �J, `J'•` Tes HILISBCRO.OREGON 97124 "' �� 1111 �t 25' WIDE WETLAND BUFFER MOVEMENT. PHONE:003)1151-4242 / Radius=25'min yi`_,�t,/ pp ruH ' A GRADING PERMIT MAY BE REQUIRED IF ANY STRIPPINGS NEED TO BE DISPOSED OF FA%:(503)645-5500 �M "<,� y -M x--M- SEDIMENT FENCE PER FlG. 3-2 411 b� EXISTING DECIDUOUS TREES OFFSITE. STOCKPILE AREAS ARE TO BE AS INDICATED HEREON. errJdedaelg^•com%Clean Pit Run ar 2'1Mua Gravel y Subgrads Reinforcement P� I G. El BIOFILTER BAG INLET BARRIER • °'"7009 Geatest's.as Required Provide Fug Width of PER FIG_ 3-70 EXISTING EVREGREEN TREES 8•min. morns/Egress 19 'p9 ptl 1 fie, depth 12 _ _ n^ Area• di • SEC7/06 MA "l r.+., `J• v,) 5 �" ,;•.,�..3 50' GRAVEL CONSTRUCTION ENTRANCE ��o RETAINING WALL •2G'min.for single family and duplex residential -EAU i7 DITCH INLET Figure 3-iD ''•.. l}>... 't PER FIG. 3-1A . • Erosion Control Plans Figure 3-1A Erasion Control Plans Figure 3-2 Erosion Control Plans I Biohlter Bogs-Temporary Technical Guidance Handbook Grovel Construction Entrance Technical Guidance Handbook Sediment Fence Technical Guidance Hmdbookl Catch Bonin Protection ! 5 ..• , p I TL 803 i • ' EXISTING w TL 903 I • CURB TL 802 �-- (TYP ) w I--EXISTING I I-- EDGE OF (I) LEGEND 0 I PAVEMENT (TYP.) TL 904 TL 900 ` TL 804 ZQ <s EJ05T41C MANHOLE STORK SEWER TL 1 OO % ®� PROPOSED MANHOLE Al STORM swER _ I _ _ —• — V) TL 600 --••-••.•••x DUSTING INUIT a STORM SEWER U W O EXISTING ! ExIST9lG FIRE HYDRANT 9 H E • r,- ,K-EXISTING w YY PROPOSED FIRE HYDRANT >O a EXISTING STORM (5' POLE ' 111 'Ro Q NI DRAIN LINE (TYP.) (TYP.) TL 805 L( xW COSTING WADER AT uNE D� -70 i U. PROPOSED WATER UNE H • TL 905 3 )&°a TL 902 I w IV FUTURE WATER UNE e 0'n —_. I --- --r- – - --. i --p,}--- easnmc VALVE k BOX Z W p • In i � PROPOSED VALVE&Box LL --co.-.. EXISTING SANITARY I I E79STMC REDUCER SEWER LINE (TYP.) I t (f) --- PROPOSED REDUCER j I PROPOSED BLOWOFF Y, i WATER METER z 0 V-i-.. TL 806 z Q -Q CIEANOUT O .- < Er t I ' I TL 800 i:., mar POLE Y) ^ 0 EXISTING WALK (TYP.) E ," EIOSTWC MANHOLE h SEWER N• TL 101 TL 1000 — ® PROPOSED MANHOLE&SEWER D p a !o< CO aF 4 i p X I rn I– MAPLE STREET I — — I 1• ' .) - -- --°-- - - T.__ 25'MADE WETLAND I- �'.� c� -_� BUFFER ..�... TL :, WATER SERVICE � ---. — _._.—.. .._.. .. ---.-- .-.._. • ,i; a - I 1 I 10 WIDE STORM °, \` I 'AIME/ SEWER EASEMENT I Y,y °.. °'.- + •`� '' J • vv a 10'WIDE SANITARY I v:••.•='r�evv. 'n y;; SEWER EASEMENT TL 1301 LAND .:.,°ior.:...• •4, + l_ a a `� z TL 1001 ! + + ` 4 W Q' '' — - - 4)' 3 + +A • + + + + ,• Y . I. + +. + + • . + :+� �oP 25• WIDE WETLAND •`� I TL 1002 BUFFER �� I • + �i—•• 9 . ..,: z L , i I — — EXISTING +' �� FENCE . (TYP.) I +; I O J TL 1101 + +t - \Q 1 u e I — j + + + • %:. DGes roiugp n- + Q I I I + + + TL 400 1 •'.Planners Inc. - ••--- ----•• _ — — ' .m S ry y s To I TL 1102 TL 1100 i 37� A� HLSBORD,OREGON 9772 a I• e:I v I WV I / TL 1200 z o to GRAPHIC SCALE t u(Dl ) PNONE30')B515-4242 f AX(503)645-5500 .Ideeaaln.wm AS MO, Sim■7009 r ` imx- so a 4 ` / I ■_ '5 0 "6) dk . , 1 f SW LOCUST STREET . i i TL 203 TL 204 : W I I I ..°'o LEGEND TL 803' / Lo EXISTING Q TL 103 /� TL 802 f- • ./**/ w h. CUM W SOIL CLASSIFICATION NUMBER y°f + 'i... ~ (II )-0 • �... ` 'n g EDGE aNli / ; i // SOIL SEPERATION LINE F. o I ( ) TL 904 TL 900 TL 804 Z w ; TL 100 I * —� 1 —yam N TL 60= ?~c — —�9Q EXISTING 10' CONTOUR d W °n¢o V) 1 .- EXISTING / / _ _ tZ-i m v 1 i Umin W EXISTING STORM POLE TL 805 W 14 DRAINAGE FLOW DIRECTION ORAN UNE(TYP.) ( )/ OI TL 905 I I W ,•••'4. :.- I TL 902 y T i 1: ! = R'�' ® EXISTING DECIDUOUS TREE Z SEWER un SANITARY x I -__ : - I / (n I- ZO _ < w 200— ¢p N ;v:.J:TtTh . EXISTING EVER GREEN TREE F- 0 M CC( ) TL 800 N d El15TC Wtx P� O r. ce F /� I O0 ¢ O I SW MAPLE STREET I',"'- I EXISTING WALL(TYP) .PL_...J • — IN f` I ~ a r 5 a i I®1- -z G--- IllrirS TL 590 i 'ti I EXIST. ' I / .�EtlST 1 b. HOUSE J ! ■ BUILDING ; •� H +, ® ® (/BE R OVEO) .` !1 A `TL,001 Ls r'` .-. .- s•• QL r TL 1301 r' /:-` ri• jJ z I-- I ® Y .-. . N + I— `` • TL 1002 jG .;'/`•' _... r la- 1 I O0 W / ® (<' 'a NI I L. G ` e N t`. I I TL 11 A \ i I I O ' fi' GI. r` � '� I/ y,,, I 1 I ( ....f. TL 400 ,1` NORTH I i I TL 1102 TL 1100 4 + C I TL 1200 40:5 ea 46 E ' `? a ` SOLAR a - i 1 ,,,'°°` DIAGRAM P. 3203 GRAPHIC SCALE 4200 „+err`' TL 3900 TL 3800 11 3707 ee o a w m zao ( IN PEET) F'� '`q:. 3205 / 3902 t 3soz 1 inch■ 50 ft Design >, Group / \ . \ `ti!IV� lac. / Planners / Engineers / SOIL LEGEND �O �� Surveyors N. 3300 N.W.:i117N TERRACE I/LLSBORO,OREGON 97124 SOIL LIMITING DEPTH TO SEASONAL/APPARENT DEPTH TO DEPTH TO PNONE(s/»8911-4242• TYPE DESCRIPTION ! SLOPE FEATURES WATER TABLE BEDROCK FRAGIPAN FAX(503)645-5500 www.INNealsr.com 1 ALOHA SILT LOAM 0-3% WATER 1.5-2.0 ft. PERCHED > 60 in. NONE LISTED """5009 22 HUBERLY SILT LOAM 0-3% WATER 0-1.5 ft. PERCHED > 60 in. NONE LISTED POET • SOURCE: METRO'S RLIS UTE DATABASE AND THE SOIL CONSERVATION SERVICE SOIL SURVEY OF WASHINGTON COUNTY, JULY, 1982. 5 ' a5 l ammo • • trar TL 904 I Z • TL 900 I • t.. ---................ ................---- TL 600 Licr• TL 804 0 ' U) I `, W TL 805 I.. TL 902 TL 905 -, '1.,.. ihil , g• . > . f : • • I I I g Q • I I — 's. �� : •• TL 100 = TL 806 r` � x 0 I I I I TL 800 wi ;�t TL �01 a • RIVATE SHARER I • .,__ .., : _2_ /'/ V MAPLE STREET tor �. o I e r 1301 v l.'-.::i!•i .r.roc . . �� n 4.1111111‘•• a TL 1001 :NN\H-:%\:' Y^a ` "F m '\ o n.AP.p.ts e� r-IC l piii:s TL 100 Cl. 9 : ;� •%l • --- 6MDC KRNO TL 1002 wca s s. c'•2. •/.. ...... z • 1 0 •t,', TRACT A _\ I ee V 'I I 9P TL 1101 1' L-- P�Q A 3 I • ' i TL 400 I 1 TL 1102 TL 1100 !d • • V TL 1200 Cat. Plums (I R2,797.271 UM DIA MINIM. 1.0.011.11 MID-01. P.ISIV 6.1-167 CRAPEIC SCALE t^`••��' //4200 TL 3900 TL 3800 TL 3707 t r I �009 2• /1 low; 1/4-5 1 _w E l 4„x� 3 "E vi- 1L 'y ,yrn,-�/�::.°7 �.r zz'.'�f-u +2, � .ft. o �' AGEATEGARD,e4t,i4.atk-voi4��7a}`: L r'x���, � �:.�� �. .��.. ������..,�:C.-11T�Y ._ - �;a�:�-. ��ii.'° �u ,� ,-s z5 a '" �',.r� � :..S.�n.. £�^ �6k.''��..�4` : `}y.� '�:x��j:: '�''.., a �u, � ��7 ,, `S' _,. fi"e°`y;.s .,F..,a ., ...A ap , y, v�,,, �...':'�'s:,r.,'.'P ,_ � " ` a`.9v -„( SS- ';w4..`¢sTi�-'�������,%'��f��'•'� ��" -A"x'' ,��'-rr. �� ,�S+�'Y �����?"w �^tom..-�s�:^-r, 3 ''�= '. c,�.- '�'��,.�II �`"�' ' x ' 15 _. nk` �' p. zy _ & �a 3 v r'3��' } ; . F :: . . T _A a. APPLICATI ,2- CO. FNE:REN: E N_O1E'Sy ; g:t. ZIR F ,.�� . c=t,,,,�s W TMs« .p • : .' ,... - i,_Cbmmtunty q)evekeremeely ...� -�- f x" x,, �' ka � Better ommu�r, � - (PreAppiCatkettfeetinaCi a ire U,1100r=1 6 '10R s � , _ s p"—`g ':: d RESIDENTIAL PRE-APP.MTG.DATE: /2/4)0� �7 ` , STAFF AT PRE-APP. 7 �J APPLICANT: c ...--V.._ -P :-e- I AGENT: &c. ,7- sg.,,, G .",„,_7, Phone:( ) Phone: ( ) PROPERTY LOCATION: ADDRESS/GEN. LOCATION: -.� A G -a. 'g' / —ar 00 E. TAX MAP(S)/LOT#(S): NECESSARY APPLICATIONS: G 7 ,-e- PROPOSAL DESCRIPTION: — Zew ,-- r = L - -..eQ / 7 COMPREHENSIVE PLAN `� /I ,( MAP DESIGNATION: , %?'7ea tc- 12,-Ls/(75.— It "Sic:i 21`' 4t.--t ZONING MAP DESIGNATION: ? ` 5 C.I.T. AREA: � _ FACILITATOR PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS • MINIMUM LOT SIZEptt7sq.ft. Average lot width: SO ft. Maximum building height:30 ft. Setbacks: Front 2Z) ft. Side S ft. Rear /r–ft. Corner / 6 ft.from street. MAXIMUM SITE COVERAGE: -- % Minimum landscaped or natural vegetation area: — %. Dieter to Code Section 18. .5'/' I 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. IDThe DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 times the average width, unless the parcel is less than 1%2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.0601 CITY OF TIGARD Pre-Application Conference Notes Page I of 10 Residential AppSinuoa/Planniag Dirsioa Section • • . I< SPECIAL SETBACKS ➢ Streets: feet from the centerline of . � ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. III ➢ 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 18.730) 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: 503-648-88841 4.M._______ G LOT BUILDING HEIGHT PROVISIONS MAXI1�1 'EIGH • '/Z STORIES or 25 feet, whichever is less in most zones; 2'h stories, or 35 • feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18330.O10.C.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 I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 0 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) 11.4 Units Per Acre 12.1 Units Per Acre . *The Development Code requires that the net site area visitor the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Arsideatial Appliatioa/Plannmr Diritioa kctiaa y • • 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) 4---RITURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.810.030.FJ jLPARKINGANI1ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of 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: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches.X 16 feet, 6 inches. ➢ 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 18.7651 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 • au OF TIGARD Pre-Application Conference Notes Page 3 of 10 Aesideatisl Appfiatiaa/Phnning Dmsioa kctioa • • i_-ACCESS WAYS Minimum number of accesses: 2 Minimum access width: /5-- 2e-. • Maximum access width: Minimum pavement width: /10 / 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 18.1051 • id?)-11-EAR 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 18.195) *—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 18.7451 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. REETTREES 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 8,18.7651 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 10 Auidentwl Apprintia!Planni g Division kction • 4PREE REMOVAL PLAN RE Q UIREMENTS• 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 111 be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18.790.030.CJ ��IHITIGATION 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 18.790.060.11 01Y OF TIGARD Pre-Appliation Conference Notes Page 5 of 10 Aaidenfiil Appliarion/Pbonint 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 18.780) 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 18.775) Ali-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. f-1JNtfIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,RESOLUTION AND ORDINANCE[R&01 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: CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential Apptaoon/Plannng Ditisioo team • • > 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 4-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). 1111 CITY OF TIGARD Pre-Application Conference Notes Page 1 of 10 Residential Appliation/Plannmg Dieisioa Section • • ➢ 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 18.197.030) fr .iparian Setback Reductions 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; 411 ➢ 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 18.191.1001 • 7.4i,+ i 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(liigud Triangle Design Standards) .8.165(Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) t/ 1 8.715(Sensitive Lands Review) 18.350(Planned Development) t/ 18.705(Access/Egress/Gradation) 18.780(Signs) 18.360(Site Development Review) /18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) y (8.715(Density Computations) 8.790(Tree Removal) 18.380(Zoning Map/fext Amendments) 18.120(Design Compatibility Standards) 113.195(Tssual Clearance Areas) 18.385(Misaoaneous Permits) `� 18.125(Environmental Performance Standards) • 8.797(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact5tudy) 18.130(Exceptions To Development Standards) 8(Wireless Communiation Facilities) 18.410(lot line Adjustments) 18.740(Historic Overlay) ''/18.810(Street&Utility Improvement Standards) ..1.Z 18.420(land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) -077,.... 18.745(landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) . 18.520(Commercial Zoning Districts) 18.155(Mixed Solid Waste/Recy ug Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) • CITY OF TIGARD Pre-Appliation Conference Notes Page 8 of 10 Residential Appliation/Planemg Division 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 41) 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 18290.040 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 18.7551 ADDITIONAL CONCERNS OR COMMENTS: /© .�cc L.✓ :i! i/. i // i�� _Z. - o ..- QTY Of TIGARD Pre-Application Conference Notes Page 9 of 10 Aesidentisl AppGat on/Pllnnin Division Section • • • PROCEDURE Administrative Staff Review. Administrative 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), 81/4" 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 • se decisions. An appeal on this matter would be heard by the Tigard _ _• _ s tom' ' - . . A basic flow chart • which illustrates the review process is available from th= ' anning 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: ,. 1.L CR OF T1(ARD P 'NI G DIYI510 PERSON HOLDING PRE..MEETING PHONE: (503)639-4111 FAX (503)684-7291 E-MAIL (staffs first name) @ci.tigard.or.us • TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE]INTERNET ADDRESS: ci.tigard.or.us HApattyMnasters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 2-Nov-99 QTY OF TIGARD Pre-Appliation Conference Notes Page 10 of 10 Residential AppGation/Planning Dir6ioa Section S • 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 COF DIMINIIIM: • . Before alSUBDIVISION�PLAT, PARTITION BEAT 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. •lf 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) . (G:PLAT-1 .revised 7.31.951 • ` • • • •• WATERWISE LANDSCAPING GUIDE • The rapid growth in our community can be'been 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 to 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 property. --.�.,1:,.; ..�,.;, DESIGN v' '/: • Design is one of the fundamental items in water-efficient landscape. Zoning !o °°$`•���- �' • • is recommended for both irrigation and plant selection. Zoning is the practice of planning ahead and deciding which areas will need high, moderate or low supplemental water in your landscape design. By making this decision early in the ' 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 '3 ;-o._o. • r�"' ;;• zones. Zoning also will allow you to select plant materials with simular water needs + • <� ° • for each particularzone. Planning ahead can make a difference in the water — . • management during ongoing maintenance. ' -/ �.,., PLANT MATERIAL& INSTALLATION _` SIMt Turf is not recommended to be planted in areas tha3 are less than 10 feet in width. Turf in areas offa 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 turf's qualities while saving water. 6 ' Plant material for non-tudareas should.be well suited for our climate, and the micro climates - �O in which they will be installed. More water consumptive plant material should be placed together, =,s • '4,4, usually in highly visible areas, and irrigated separately. : .- .. r.:'i�" Mulching conserves water by insulating the soil from the sun, thus reducing the loss of water through evaporation. Three to four inches of organic mulch should be installed in non-turf areas. 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 theme 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. • 'Soils 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 • a . III III II Submittal Checklist: TRANSIT AND PEDESTRIAN Y ' i i i 1. Is your site on a transit street?Call 238-RIDE or check ORIENTED DEVELOPMENT hp„ Tri-Met's web page at www.tri-met.org. `•' 2. If your site is on a transit street,please locate the nearest bus - si r stop to your site. This can be done through field verification. • :a&dead end 3. Include the bus stop location on all site plans submitted for —,._, out),while development review. '. iceoutof• �u I!Y'0 j 'ati;•. . :•,g y - i1 II 4 Did You Address? p. .l■ ul thi��'r::; ;"-f;.. �.,' `Q;t 11 1 11�� . .n: 1/2,..;: ;.;-,},.,.'�, i:_.r I,III A• ❑ ADA Landing Pad w i 1 N_n 10,..i.•',•,;`� �, i 4. .. ��'`i•-I%Air t. • ❑ Building Orientation _e` :_'g`f9is_ �`, ::�". ;g.1 �''' a �"3` l'= :IoR{ E� lAtt �i4 111\I.ihlt `- 1 � _j ❑ Awnings or Overhangs 1 f come '��r�• ih...I 1� $°.€�'b� :jti 1'llu Qir'+� � _ �, ;L' ❑ Interactive Walls 7Et� ' 7'� ' y!* ' 11 'G 3 • !'.` ❑ On-Site Pedestrian Network r`�,,,,i' <: ❑ Direct Connections to Building Entrances ► i .� k ❑r Pedestrian Crossings L ❑ Walkable Blocks As the Portland regional population grows,so does traffic congestion.New �•tii,,,l•1 ❑ Pedestrian Scaled Lighting developments,especially those that are auto oriented,continue to strain 11 ❑ 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) 1`—r. Thank You! represents a new model for development that emphasizes the importance r t of the pedestrian environment,direct access to transit and a mixture of 4.. complementary land uses. o f The Purpose of this Pamphlet rr r - 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- opment more transit oriented. Incorporating these recommendations into detail. If you have any questions,or would like to find out more • about the Handbook or transit oriented development,visit Tri- proposals will help developers anticipate public need, fulfill Tri-Met re- ,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 wt afeprrovidea real L A N D makes good business sense. As population and congestion increase,mobil- sty becomes a higher priority for building tenants,customers and residents. (IN DEVELOPMENT j Incorporating mixed use or connecting developments with nearby activi- rtes makes daily functions more convenient. These connected functions also make transit,bicycling and walking more attractive alternatives. In- • eluding the design elements described in this pamphlet will contribute to 10 •N. E: Holladay St, the marketability,livability and sustained vitality of your development. TRI-MET Portland, Oregon 97232 Ph. (503)962.2145 Fr. (503)962.2281 U WI-MET SIITELSON.4 ASSOCIATES, 10• . TRANSPORTATION PLANNING/TRAFFIC ENGINEERING GICsw ALDER.SuifE700 • PORT IAN).Olt4:2US • (50312'_'b.5230 •' FAX OW)2FJNttO August 20, 1996 • Project 2234.00 • Mr.David Ripley • • Ripley's Furniture 14170 SW Pacific Highway 1'igui d.OR 97224 • RE: Trip Generation Analysis:Ripley's Furniture Store Expansion- Tigard,Oregon • Dear Mr. Ripley: Pursuant to your rgt:•st. Kibelson & Associates, Inc., has prepared an analysis of trip generation for the proposed expansion oc Ripley's Furniture Store, located south of Highway c)9W in Tigard. Oregon. This • • letter docurneats the findings of that analysis. - The existing store is located on the east side of Highway 99W. between SW McDonald Street and SW Canterbury Street in Tigard. Oregon. According to the proposed site plan, the existing structure will be eraanded to include an additional 4.794 square-feet of showroom and war_aouse space. 'llte More will total 31.4136 square-beet after the proposed modifications have been made. • An cstirate of daily vehicle trip ends for the proposed expansion was developed from empirical observations ;1f•t:ther snnilar furniture stores. 1 nese observations are summarized in the standard reference manual. Trip • (veneration,5th Edition,published by the Institute of Transr oration Engineers(199I). As shown in the tabl: below, the proposed expansion will generate 17 additional daily driveway:rips,of which only 15 trips will • be new to the transportation system. • Trip Generation Size ITE Land Land Use (sq. ftl Use Code Daily Trips Existing Furniture Store 28,692 890 180 Proposed Expansion 4,794 Expanded Furniture Store 33,486 890 197 1 Total New Trips 1 17 Pass-by Trips (2C%) 3 • Net New Trips • • 14 ,\tics:(t)-basset on f t t.equation. 1"I J?ti.�l►tf:f(aPKn:rt:.f-tymyrfttpta V 1JT • • • • • PRE APPLICATION CONFERENCE NOTES • 474. ;12. ➢ ENGINEERING SECTION Q cryt Shaping jf getter community I (FLA + M�� ls� "4 S AA PUBLIC FACILITIES clok, 1c 11 i The extent of necessary public improvements and dedications which shall be required of the applicar will be recommended by City staff and subject to approval by the appropriate authority. There will bE n •final recommendation to the decision making authority on behalf of the City staff until all concern& 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: (� Z street improvements will be necessary along q.0 4L to include: [Y IC, feet of pavement "Go d [concrete curb [storm sewers and other underground utilities 13' 5 -foot concrete sidewalk [street trees Eirstreet signs, traffic control devices, streetlights and a two-year streetlight fee. • • • CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 iatoeerlo•Ieparooeet sectIog ( ) stet improvements will be necessary 111g to include: ❑ feet of pavement ❑ concrete-curb • ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ s• treet trees ❑ s• treet 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: 111 ❑ 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 CITY OFTIWAWD Pre-Apppcatlon Conference Notes Page 2 of 6 Eapaaadal thpattmeat Satin are on the oppositagide of the street from the site. If wee in-lieu is proposed, it is equal t $ 27.50 per lineal IMBIt of street frontage that contains tl *'overhead lines. There are existing overhead utility lines which run adjacent to this site along SW �(� ` Ave--. . Prior to 4711.4 , the applicant shall either place then • utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) E7 inch line which is located `v.) q7& / . The proposed development must be connected to public sanitary sewer. It is the developer's responsibility to J tAIrdR.eu._`z -c 6Actt Lef Nerer2eP . • Water Supply: The u 411-td_, nsapc,--. - Phone:(503) 'W>1 1 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: • Tualatin Valley Fire and Rescue District (Contact: Gefl ill, (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. e J A' '- S I S yr't�, wo2tC_ 14- 15vfT�- 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 CITYOFTIMABD Pre-Aupfcatlon Conference Motes Page 3 of 6 Iriauufl fl hsaurtmuot auenoI newly created impervious Airfaces. The resolution contains a piivision that would allow an applicant . to pay a fee in-lieu of corcting an on-site facility provided Aircific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will . be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality • facility shall be submitted with the development application. It is anticipated that this project will require: ( • ) Construction of an on-site water quality facility. ( ' Payment of the fee in-lieu. 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. ' Sr(../. 1)1?wGt v,YrcI t-A+rsl-cN ANXSc. ALlarea sT t W-010(661><fat— "l u 4 I Cs 1■4 1i/t 1 *MC 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. . P . 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 TIGARD Pre-Appgcatlon Conference Notes Page 4 of 6 Emileeerfe!UprtmutSecthe In addition, the perigee will be required to post a bor6or similar financial security for the work. �I • 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. IISite Improvement Permit (SIT). This permit is generally issued for all new commercial, 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. • CITY OF TIGARO Pre-Appflcatlon Conference Notes Page 5 of 6 EnInsednf OepettmentSectlon GRADING PLAN REQUIREMENTS FSSUBDIVISIONS • • NI subdivision projects she require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer • will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. • • PREPARED BY �. IL 09 . ENGINEERING DEPAR ENT STAFF • Phone: [5031639-4171 Fax: [5031684-7297 h:lpattymnasterslpreapp.eng (Haslet section:preapp�.mst) . 04-March-1999 • • • • 1111 CITY OF TIGARD Pre-Application Conference Motes Page 6 of 6 Eli gins sdu Wilms Sa t f. . Fineview Farm Tree Protection & Removal Plan Prepared for: Phil Morford 17582 Cardinal Drive Lake Oswego, Oregon 97034 Prepared by: Walter H. Knapp Certified Silviculturist Certified Arborist-ISA 7615 SW Dunsmuir Beaverton, OR 97007 Phone (503) 646-4349 Fax(503) 265-8117 E-mail:walterhknapp @att.net June 26,2001 Executive Summary Thirty-nine trees are growing on the Fineview Farm site. Twenty-seven of these trees exceed 12 inches in diameter. Of these, 6 trees will be cut due to construction and 21 will be retained. Tree protection measures will be required for trees near construction activities. No tree replacement mitigation is necessary for this project. Fineview Farm TPP Page 1 June 26,2001 Walter H.Knapp Background and Site Characteristics Grasses and shrubs currently cover much of the area encompassed by Fineview Farm. However,there are several tree groups on the site. A grove of large Douglas-firs (Pseudotsuga menziesii) lines the approach lane. Oregon white oaks (Quercus garryana) are growing along the dryer aspects of the site boundary. Oregon ash(Fraxinus latifolia) occupies transitional areas in and adjacent to designated wetlands. In addition, there are scattered orchard trees remaining on the interior of the property. Tree Inventory Species, size, and location of the trees are shown on the tree inventory map. This information is summarized in table 1,which also shows which trees will be cut or retained during construction. Table 1. Tree inventory,Fineview Farm. DBH Species Total All Total>12 (in.) Ash Oak Fir Apple Walnut Decid Trees in. 8 1 3 4 10 2 2 12 3 1 2 6 14 2 2 4 4 16 4 4 4 18 5 1 6 6 20 2 2 2 22 1 1 2 2 24 1 1 2 2 26 2 2 4 4 28 0 0 30 1 1 1 32 0 0 34 1 1 2 2 36 0 0 Total All Trees 18 6 6 3 1 5 39 Total>12 in. 13 6 6 1 1 0 27 Cut trees>12 inches diameter indicated by bold underline Walter H.Knapp Silviculture&Forest Management Urban Forestry 7615 SW Dunsmuir Lane Beaverton,OR 97007 Phone(503)646-4349 Fax(503)265-8117 Fineview Farm TPP Page 2 June 26,2001 Walter H.Knapp Tree Species There are no rare or unusual tree species on the site.. A listing of inventoried species is shown in table 2. Table 2. Listing of tree species, Fineview Farm. Species Common Name Latin binomial Fir Douglas-fir Pseudotsuga menziesii Ash Oregon ash Fraxinus latifolia Oak Oregon white oak Quercus garryana Walnut English walnut Juglans regia Apple apple Malus spp. Decid deciduous tree- species not designated Mitigation City of Tigard Municipal Code 18.790.030 describes tree plan requirements "for the planting, removal, and protection of trees..." The code specifies that "retention of 75%or greater of existing trees over 12 inches in [diameter] requires no mitigation(18.790.030.B.2.d)." As shown in table 3, 78% of the trees larger than 12 inches is being retained. - Table 3. Mitigation calculations for Fineview Farm. Category Number of Trees Percent Total#trees > 12 inches: 27 Retain trees> 12 inches: 21 78% Cut trees> 12 inches: 6 22% Mitigation Category: No mitigation required. 0% Tree Protection Trees designated for retention that are within 30 feet of any construction activities will need special protection measures. These include: • Fencing. Walter H.Knapp Silviculture&Forest Management Urban Forestry 7615 SW Dunsmuir Lane Beaverton,OR 97007 Phone(503)646-4349 Fax(503)265-8117 Fineview Farm TPP Page 3 June 26,2001 Walter H.Knapp ❑ The Critical Root Zone(CRZ) of retention trees will be protected by installation of chain link or orange construction fencing to prevent injury to tree trunks or roots, or soil compaction. The CRZ generally coincides with the tree dripline. ❑ The project arborist/urban forester will determine the exact location and type of fencing needed to provide protection. ❑ Tree protection fencing will not be removed or relocated without the prior approval of the project arborist/urban forester. • Soil and Root Protection. If it is necessary for any equipment to access the CRZ, a layer of gravel or other suitable mulch at least 6 inches deep will be placed in the path of the equipment as root and soil protection. The material will be removed at the end of construction. Tree protection fencing will be immediately replaced after such operations are completed • Storage of Equipment. Construction equipment will be stored in suitable locations away from retained trees. • Excavation. ❑ The project arborist/urban forester will provide on-site consultation during excavation activities within the CRZ. ❑ The stripping of topsoil around retained trees,will be restricted. No fill material(including temporary storage of spoils)will be placed within the CRZ. ❑ Where feasible, major roots within the CRZ will be protected by tunneling or other means to avoid destruction or damage. Exceptions can be made if, in the opinion of the project arborist/urban forester, unacceptable damage will not occur to the tree. ❑ Where soil grade changes affect the CRZ, the grade line should be meandered wherever practicable. This will require on-site coordination to ensure a reasonable balance between engineering, construction, and the need for tree protection. • Quality Assurance.The project arborist/urban forester will supervise proper execution of this plan during construction activities that could encroach on retained trees. Walter H. Knapp Certified Forester, SAF Certified Arborist,ISA PN-0497 Walter H.Knapp Silviculture&Forest Management Urban Forestry 7615 SW Dunsmuir Lane Beaverton,OR 97007 Phone(503) 646-4349 Fax(503)265-8117 A1JLPI99Cj - 000lg MAPS Cdearaou.s.e.,..\ roms■. * f ." 1 I S I I , TAX LOT TAX LOT I 902 903 TAX LOT I I 805 _ _ ......... __. •_ ......... -F.-- P1-24 , r , .- ,,,,,, , I.",..,,,,,,,. , ....... ........ AIN.. AlliMil■AIM.rills.AMIN.4011111111.41111111,...ssr.rm.ANN..41111111. 1 --- Z ' 0 I o I i I 0 \. 1 i N':, i ---- ---1 OAK-14 c 'N i I ' H I TAX LOT W Li j 0 ' I I I (.' I . .. ,--, JURE-18 806 1.1.1 w v) I I )", r--I , i..L.. 04 I u.... 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TREE PRESERVATION PLAN 3300 N.W. 211TH TERRACE ---D ':'.:%?,.::,-. s SCALE: 1 = 20 . HILLSBORO, OREGON 97124 PHONE:003) 8N1-4242 '''-:''' ASH-12/3 "4/ FAX:(503) 645-5500 tp., / (DEAD) www.IdcdesIgn.com . 4 . / cucu . JOB NO.: • 7009 OCY) TAX LOT TAX LOT SHEET NO • ''• .c:-.`,.:' ,,r-- 1102 1100 ASH-30 0, c_. c.. ct 1 c cp- , OF LS cp \., CITY OF TIGARD CASEFILES MLP1999-00017 & MLP1999-00018 1 ' si 3 g c, 0, ,., L., . -- . a: , ci: 1(19_ 7--->( ,P=1? 3/- a-- -----, / ?r*/ ,, c . ° r � r - ‘1 , 0) j ( TL 806 V) I - { / --1 TL 100 I TL 1000 I I TL 901 TL 800 i � / 21=1.= i I / — ----/ APLE STREET L..I..._( w TL 1301 TRACT "A " o ° w co - --1 IL 1001 -----NN 0 0 pt N J -J m >_ OParcel 1 W f"-N%•� J >_{{ CityofTigrd, Qron S _ O i ■ I• ` W•.••/:* W W W W sv W W W W W iL.' •W• W/W Q N. ` N. < A O / • __� U .d- ui Q Q L.1 c0 , W W - / i 7 0• W W W W W sPr-•• 7 W W •• A ..r.._� Lo < O T L 10 o ` iy. . .. Parcel 2 •I W W W W / / W • IjiETjjiiiIiI.. 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I TL 1100 / i SCALE: 1"=40° OAK 1 1 I / i TL 1200 ►' V) w � I-- 2 VICINITY PLAN (NTs) �. ,.J L _1 Wo SITE DATA ox o W 0 Z APPLICANT: FINEVIEW FARM, LLC PACIFIC CREST PARTNERS i Z 15500 SW JAY STREET 1430 EASTSIDE ROAD BEAVERTON OREGON 97006 HOODRIVER, OREGON 97031 _..1 TELEPHONE: (503) 641 -7342 TELEPHONE: (541 ) 386-6333 PROPOSAL: 2—L'D I PARTITION 0 co ZONING: R-4.5 O SIZE: 1 .20 ACRES P_ 0 TOPOGRAPHY: FIELD SURVEY BY LDC DESIGN GROUP, INC. 0 0 w c, LEGAL DESCRIPTION: TAX LOT 1301 , TAX MAP 1 S1 --35AA o " 0 CITY OF TIGARD, OR m STORM 8c 6 SANITARY SEWER: CITY OF TIGARD '' ♦J 'T.i'..L .4 �:,�.:,4. �Desi n o � :�.4 g Y. WATER: TUALATIN VALLEY WATER DISTRICT `yr. Group -4 e-V Inc. c_ `i a ELECTRIC: P.G.E. Planners c Engineers 0 x a, TELEPHONE: G.T.E. Surveyors a 3300 N.W. 211TH TERRACE T. FIRE: TUALATIN VALLEY FIRE 8c RESCUE HILLSBORO, OREGON 97124 PHONE:(503) 858--4242 rn FAX:(503) 645-5500 cp o www.Idcdesign.com r-- --- cv m W 7009 DRAWING NO. c!n H w Q 0) C C C (0 � - QF5 �, 1 ■) , I 0, 0 cp N. r u) 0 0 ■ t ..° --\ . . I I I I--- H F--- Li TL 904 IL 804 w C: _ I c) I Z W h _ 0 1L600 0 1--- (0 > � - 1L805 Iwo < ( W J M /if- ( � / � Jam © � 1e T Q ,o I TI_ 902 TL_ 905 / Q 1L < z to I I _-1 L .. p 1 o v) ,,,0 I 1 r U) W cy) .74.- / > F¢- o w 0 I I I / _ 8 Z Z to < O TL_ 806 / d o � W I I a I.L_ 0 e— m 1./0. Cn I — _ I / �._ .J TL_ 100 _ / / I TL_ 901 TI_ 1000 / Z TI_ 800 � z a / o � W / /I V F-:-..: 0 1.0 CC / / / Q E-- V) / / Q I 1 / — -� .►r y y y y yy �V y Vi • y yy � � / 0 xQ _ x o IAFLE STREET / N -- >- 5 ! 1 105 Ci 100 a7 TRACT i,A » .. 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PERCHED > 60 in. NONE LISTED JOB NO.: (t) a_ 009 LU SHEET NO cc-) 22 HUBERLY SILT LOAM 0-3% WATER 0-1 .5 ft. PERCHED > 60 in. NONE LISTED . „..... t_u cr ...-- SOURCE: METRO'S RLIS LITE DATABASE AND THE SOIL CONSERVATION SERVICE SOIL SURVEY OF WASHINGTON COUNTY, JULY, 1982. 0, c •r--1 C a .---- 0F5 -cD ---- al c.) cp r-- ....-- cn 4., (...) eL .--- ci: s \ ` e 8/17/2001 Conditions Associated with Case #: MLP1999-00017 9:40:46 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 BUILDINGS IN VIOLATION 0 Met MS 8/17/2001 MAS 1. All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. 0001 SCREENING ACCESS DRIVE 0 Met MS 8/17/2001 MAS 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. 0001 TREE INVENTORY 0 Met MS 8/17/2001 MAS 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. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 6/16/2000 ST 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 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). 0029 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 6/16/2000 ST 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. 0011 BLDG PERMIT REQ'RS SITE PERMIT 0 Not Met BR 6/16/2000 ST 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 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. 0001 ADDRESSING FEE 0 Not Met BR 6/16/2000 ST 7. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$60. 0001 STREET IMPROVEMENT AGREEMENT 0 Not Met BR 5/4/2001 BDR 8. 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 involved 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. 0001 JOINT INGRESS/EGRESS 0 Not Met BR 6/16/2000 ST • 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. 0001 PUBLIC SANITARY SEWER LINE 0 Not Met BR 6/16/2000 ST 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. 0001 PVT.SANITARY SEWER EASEMENT 0 Not Met BR 6/16/2000 ST 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. 0001 PVT.STORM DRAINAGE EASEMENT 0 Not Met BR 6/16/2000 ST 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. 0001 STATE PLANE COORDINATES 0 Not Met BR 6/16/2000 ST 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: 1)GPS tie networked to the City's GPS survey and 2)By random traverse using conventional surveying methods. Page 1 of 2 8/17/2001 Conditions Associated with Case #: MLP1999-00018 9:48:38 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 BUILDINGS REMOVED 0 Met MS 8/17/2001 MAS 1. All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. 0001 SCREENING ACCESS DRIVE 0 Met MS 8/17/2001 MAS 2. Submit plan showing proper screening of the access drive from Tax Lot 1001 according to Section 18.745.040 of the Tigard Development Code. 0001 TREE INVENTORY 0 Met MS 8/17/2001 MAS • 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. 0001 FIRE TURN AROUND 0 Met MS 8/17/2001 MAS 4. Submit a plan showing the approved provisions for the turning around of fire apparatus for the access drive. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 6/20/2000 ST 5. 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). 0029 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 6/20/2000 ST 6. 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. 0001 SITE PERMIT 0 Not Met BR 6/20/2000 ST 7. 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. 0001 ADDRESSING FEE 0 Not Met BR 6/20/2000 ST 8. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$60. 0001 STREET IMPROVEMENT AGREEMENT 0 Not Met BR 6/20/2000 ST 9. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or particiapte 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. 0001 JOINT INGRESS/EGRESS 0 Not Met BR 6/20/2000 ST 10. A joint ingress/egress easement shall be shown on the face of the final plat that provides shared access between the newly partitioned lots and the newly partitioned lots of MLP1999-00017. In addition,the applicant shall record a maintenance agreement that clearly indicates who will be responsible for maintenance of the shared driveway. 0001 PUBLIC SANITARY SEWER LINE 0 Not Met BR 6/20/2000 ST 11. 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. 0001 . SANITARY SEWER EASEMENT 0 Not Met BR 6/20/2000 ST • 12. Prior to approval of the final plat,the applicant shall demonstrate that they have obtained the necessary offsite public sanitary sewer easement for the new proposed public main line. 0001 STATE PLANE COORDINATES 0 Not Met BR 6/20/2000 ST 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: 1) GPS tie networked to the City's GPS survey,2) By random traverse using conventional surveying methods. Page 1 of 2 • 8/17/2001 Conditions Associated with Case #: MLP1999-00018 9:48:38 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 BUILDINGS REMOVED 0 Met MS 8/17/2001 MAS 1. All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. 0001 SCREENING ACCESS DRIVE 0 Met MS 8/17/2001 MAS 2. Submit plan showing proper screening of the access drive from Tax Lot 1001 according to Section 18.745.040 of the Tigard Development Code. 0001 TREE INVENTORY 0 Met MS 8/17/2001 MAS • 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. 0001 FIRE TURN AROUND 0 Met MS 8/17/2001 MAS 4. Submit a plan showing the approved provisions for the turning around of fire apparatus for the access drive. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR 6/20/2000 ST 5. 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). 0029 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 6/20/2000 ST 6. 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. 0001 SITE PERMIT 0 Not Met BR 6/20/2000 ST 7. 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. 0001 ADDRESSING FEE 0 Not Met BR 6/20/2000 ST 8. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$60. 0001 STREET IMPROVEMENT AGREEMENT 0 Not Met BR 6/20/2000 ST 9. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or particiapte 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. 0001 JOINT INGRESS/EGRESS 0 Not Met BR 6/20/2000 ST 10. A joint ingress/egress easement shall be shown on the face of the final plat that provides shared access between the newly partitioned lots and the newly partitioned lots of MLP1999-00017. In addition,the applicant shall record a maintenance agreement that clearly indicates who will be responsible for maintenance of the shared driveway. 0001 PUBLIC SANITARY SEWER LINE 0 Not Met BR 6/20/2000 ST 11. 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. 0001 . SANITARY SEWER EASEMENT 0 Not Met BR 6/20/2000 ST 12. Prior to approval of the final plat,the applicant shall demonstrate that they have obtained the necessary offsite public sanitary sewer easement for the new proposed public main line. 0001 STATE PLANE COORDINATES 0 Not Met BR 6/20/2000 ST 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: 1) GPS tie networked to the City's GPS survey,2) By random traverse using conventional surveying methods. Page 1 of 2 8/17/2001 Conditions Associated with Case #: MLP1999-00017 9:40:46 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By. 0001 BUILDINGS IN VIOLATION 0 Met MS 8/17/2001 MAS 1. All buildings in violation of the R-4.5 setback standards as a result of this land partition shall be removed. 0001 SCREENING ACCESS DRIVE 0 Met MS 8/17/2001 MAS 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. 0001 TREE INVENTORY 0 Met MS 8/17/2001 MAS 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. 0001 PUBLIC IMPROVEMENT PERMIT 0 Not Met BR. 6/16/2000 ST 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 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). 0029 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 6/16/2000 ST 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. 0011 BLDG PERMIT REQ'RS SITE PERMIT 0 Not Met BR 6/16/2000 ST 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 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. 0001 ADDRESSING FEE 0 Not Met BR 6/16/2000 ST 7. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$60. 0001 STREET IMPROVEMENT AGREEMENT 0 Not Met BR .5/4/2001 BDR 8. 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 involved 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. 0001 JOINT INGRESS/EGRESS 0 Not Met BR 6/16/2000 ST 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. 0001 PUBLIC SANITARY SEWER LINE 0 Not Met BR 6/16/2000 ST 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. 0001 PVT.SANITARY SEWER EASEMENT 0 Not Met BR 6/16/2000 ST 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. 0001 PVT.STORM DRAINAGE EASEMENT 0 Not Met BR 6/16/2000 ST 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. 0001 STATE PLANE COORDINATES 0 Not Met BR 6/16/2000 ST • 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: 1)GPS tie networked to the City's GPS survey and 2)By random traverse using conventional surveying methods. Page 1 of 2