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MLP2000-00003 P • I► CITY OF TIGARD Community(Development S(iapingA Better Community LAND- USE .PROPOSAL DESCRIPTION - 120 DAYS = 7/28/2000 "URBAN SERVICE AREA" FILE NO: MINOR LAND PARTITION (MLP) 2000-00003 FILE TITLE: CITY OF TIGARD PARTITION @ 154T" AVENUE APPLICANT: City of Tigard OWNER: Same 13125 SW Hall Boulevard Tigard, OR 91223 REQUEST: The City proposes to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent tax lot. LOCATION: 13230 SW 1546 Avenue; WCTM 25105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of I, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.105, 18.715, 8:7'30, 18745, 1ft:7'65, 18.790, 18r795 and 18.810. CIT AREA: West CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: ❑ TYPE I ® TYPE II 0 TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: APRIL 21, 2000 DATE COMMENTS ARE DUE: MAY 5, 2000 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 1:00 PM ❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 1:30 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: . TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION:. MAY 25, 2000 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP . ❑ LANDSCAPING PLAN ❑ TREE PLAN • SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY • NARRATIVE • ❑ GEOTECH REPORT ❑ OTHER: STAFF CONTACT: Mathew Scheidegger, Associate Planner (503) 639-4171, Ext. 317. I 1 \C i Ilik I''"'". ----- k'( RECEIVED PLANMNG Is A Murray Smith&Associates,Inc. Engineers/Planners OCT 1 (; 2111 121 S.W.S.r 1 .'-t i i • Portland,hen 97?I, i 225.9010 0 FAX 503.225.9022 CITY OF Taff& OF TRANSMITTAL To: City of Tigard Date: October 10, 2001 13125 SW Hall Blvd Job No. 94-0310.466 ' Tigard, Oregon 97223 Re: Menlor Reservoir Tax Lot 600 Partition Attn: Mr. Brian Rager, P.E. MLP 2000-00003 WE ARE SENDING YOU: El Attached ❑ Under separate cover ❑ Shop Drawings @ Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change Order Copies Date Description 1 10/10/01 Recorded Partition Plat—Mylar Copy THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval @ For your use ❑ Approved as noted ❑ Submit copies for distribution @ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review/comment ❑ REMARKS: Brian: Please find attached for your use, one mylar copy of the recorded partition plat for the above referenced project. We have submitted this in accordance with MLP 2000-00003 Conditions of Approval No. 3. Please do not hesitate to call me if you have any questions or comments in this regard. Thank You. SIGNED:---7 7.___ • F_______-C i Thomas P. Boland, P.E. F:\PROJECTS19410310\466\Transmittals\Raga 10-9-01.doc 4/18/01 Activities for Case #: MLP2000-00003 4:43:10 PM • Assigned Hold Updated Activity Description Date 1 Date 2 Date 3 To Done By Disp. Level By Updated Notes MLPA003 Pre-application meeting 2/1/00 No Hold MAS 4/13/00 MLPA007 Application received 3/31/00 MAS No Hold MAS 4/13/00 MLPA020 Application acceptance date 4/13/00 MAS No Hold MAS 4/13/00 MLPA030 Planner assigned to case 3/31/00 MAS No Hold MAS 4/13/00 MLPC310 Request approved subj.to cond 8/23/00 8/23/00 8/23/00 MAS DONE No Hold MAS 8/23/00 MLPC310 Request approved subj.to cond ST APPR No Hold ST 2/6/01 The decision was final on 6/2/00 and is effective 6/17/00. • MLPC370 Decision Final PLL APPR No Hold PLL 4/18/01 Decision signed by Hearings Officer on 8/17/00 and is effective on 8/23/00. The Hearings Officer upheld the Director's Decision to approve this application subject to the conditions of approval in the Director's Decision,thereby, DENYING the appeal. MLPC340 Misc.appeal ST DONE No Hold ST 2/6/01 Appealed on 6/16/00- scheduled for 7/24/00 hearing before the Hearings Officer. 111 • • • Page 1 of 1 • _ 4111 120 DAYS=8/11/2000 CITY TIGARD Community Development Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER "URBAN SERVICE AREA" Case Number: MINOR LAND PARTITION (MLP) 2000-00003 Case Name: APPEAL OF CITY OF TIGARD PARTITION na 154TH AVENUE Name of Owners: City of Tigard Water Department Name of Applicant: City of Tigard Water Department Address of Applicant: 13125 SW Hall Boulevard. Tigard. Oregon 97223 Address of Property: 13230 SW 154th Avenue Tax Map/Lot No.: WCTM 2S105DB, Tax Lot 00600. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS DENYING AN APPEAL AND UPHOLDING THE DIRECTOR'S DECISION TO APPROVE A REQUEST FOR A MINOR LAND PARTITION. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANTS PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON JULY 24, 2000 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item �. on Appeal: >On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154th Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. Action: ➢ ❑ Approval as F4equested ❑ Approval with Conditions ® Denial Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Owners of Record Within the Required Distance ® Affected Government Agencies ® The Affected Citizen Involvement Team Facilitator ® The Applicants and Owners The adopted findings of fact, decision and statement of conditions can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: THE DECISION WAS SIGNED ON AUGUST 17, 2000, AND BECOMES.:EFFECTIVE ON.AUGUST`23, °2000. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal Jaime Ramsey of a planning ) FINAL ORDER manager decision conditionally approving a minor ) land partition of a 1.74-acre parcel at 13230 SW ) MLP 2000-00003 154th Avenue in the City of Tigard, Oregon ) (Tigard Water Dept.) A. SUMMARY 1. This final order concerns an appeal by Jaime Ramsey (the"appellant") of a June 2,2000 decision by the planning manager approving a minor land partition subject to conditions (MLP 2000-00003). 2. The Tigard Water Department is the applicant and property owner. The applicant proposed to divide the 1.74-acre lot into two parcels, one containing 1.35 acres and the other containing 0.39 acres. The 0.39-acre parcel would be retained by the applicant to continue to provide access to adjoining land on which the Menlo Reservoir is developed. The applicant plans to market the 1.35-acre parcel,which is improved with a home and can be further divided under City zoning (R-25,Medium Density Residential), because it is not needed for access to the reservoir property. The southeast portion of the larger parcel is a sensitive lands area, because it contains slopes greater than 25%. Both proposed parcels will have frontage on SW 154th Avenue for access purposes. SW 154th Avenue was built into the site; the applicant proposes to dedicate right of way for that improvement. The applicant also proposes to grant to the City a 6-foot wide right of way from 154th Avenue across the west edge of the proposed 1.35-acre parcel and to improve that right of way with a wood and brush chip surface. Both proposed parcels comply with minimum dimensional requirements of the Tigard Community Development Code (the"CDC"). 3. In the written appeal, the appellant alleged the planning manager's decision violates the following provisions of the CDC: a. The decision violates CDC 18.420.050.A.2 and A.5,because there are not adequate public facilities (i.e., off-street parking)to serve the proposed right of way for the pathway; and it violates CDC 18.765.010.A and B, because it does not comply with off- street parking requirements; b. The decision violates CDC 18.705.010 and .020.A, because the partition does not result in safe,efficient vehicle access,egress and general circulation on the site; c. The decision violates CDC 18.790.030.A and B.3, because it does not establish whether trees in the right of way for the pathway will be removed or whether removal of the trees would comply with that section; d. The decision violates CDC 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j, because the right of way for 154th Avenue is not wide enough; e. The decision violates CDC 18.810.100.C, because it does not provide for public storm drains or surface water from the southeast. Also the preliminary partition map does not comply with CDC 18.810.010 and 18.810.100.A.3, because it did not indicate surface water drainage patterns and provide storm water easements; and • • f. The decision violates CDC 18.810.050.B,because the easement for the pedestrian pathway is too narrow, and CDC18.810.070.A.2,because it does not require the applicant to improve the pathway as a sidewalk. 3. A hearings officer conducted a duly noticed public hearing in this matter. At that hearing City staff and the applicant recommended the hearings officer affirm the manager's decision and deny the appeal. Four neighbors testified orally and/or in writing in support of the appeal. At the conclusion of the hearing, the hearings officer held open the record for two weeks for the parties to offer additional written testimony and evidence. 4. For the reasons provided and referenced in this final order,the hearings officer affirms the planning manager's decision. approves the preliminary partition, subject to the conditions recommended by City staff,and denies the appeal. B. HEARING AND RECORD 1. Tigard Hearings Officer Larry Epstein (the "hearings officer") held a duly noticed public hearing on July 24, 2000 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the public record,and an audio record of the hearing. At the beginning of the hearing,the hearings officer announced the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights and the manner in which the hearing will be conducted. The hearings officer also disclaimed any ex parte contacts,bias or conflicts of interest. At the conclusion of the hearing, the hearings officer ordered the record held open for two weeks for the parties to offer additional testimony and evidence. The following a summary by the hearings officer of highlights of the oral and written testimony. 2. City planner Mathew Scheidegger summarized the proposed partition,the applicable approval standards and the manager's decision. 3. The appellant testified on his own and introduced a lengthy written statement. a. The appellant argued that the planning manager concluded that certain sections of the CDC do not apply, because no development is proposed, and because no new use of the land in question is proposed. Based on CDC 18.120.030.A.56, the appellant argued a partition is "development". Based on CDC 18.120.030.A.104, the appellant argued that the partition results in a change of use by creating park space. Therefore"[a]l1 Review Criteria are applicable." (p. 2 of July 24 testimony) b. By providing public access to more than 20 acres of forested greenspace, the proposed partition creates a need for off-street parking and circulation under CDC 18.05.010 and .020.A. Park space is a kind of public facility for which CDC 18.765.010 requires adequate parking; therefore parking for the park space is a kind of public facility. A partition is required to provide adequate public facilities,based on CDC 18.420.050.A.2. c. The pathway is too narrow for several reasons: i. It does not accommodate preservation of trees in the pathway. CDC 18.790.030.A requires a plan identifying trees to be preserved or removed. The preliminary partition map and accompanying exhibits do not comply with CDC 18.790.030.A, because a tree plan does not indicate which trees are to be removed or preserved,particularly in the pathway. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 2 • ii. The path is too narrow for people to pass one another,contrary to CDC 18.810.030.E.1.j. Also it does not provide width for landscaping buffers or for use by motor vehicles (for maintenance purposes). iii. The path is narrow compared to the minimum width of a utility easement in CDC 18.810.050.B. d. The manager's decision did not require the pathway to be dedicated or to be improved as required by CDC 18.810.070.A.2. e. The manager erred by not requiring the applicant to develop a drainage facility large enough to accommodate all upstream drainage, as required by CDC 18.810.100.C. In particular the appellant argued the manager should have required a 15- foot wide easement for the existing storm drainage system on the north edge of the site. f. The portion of 154th Avenue on the site does not comply with standards requiring consideration of steep slopes and pedestrian safety pursuant to CDC 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j. g. The manager should have required a conservation easement over portions of the site sloped more than 25%. 3. Margaret and Christopher Rollo,Gary Parcher and Trevor Parker concurred with the appellant. Jan Stimson and Christopher Farmer signed the witness list as opponents but did not testify. 4. Ed Wegner,the City's Public Works Director, testified for the applicant. He responded to some of the appellant's arguments. 5. After the hearing,but while the record remained open,the appellant and the applicant introduced additional arguments and evidence in writing. a. The July 31 written statement from the appellant repeated the arguments made at the hearing in this matter. The appellant also argued that the manager should have required a deed restriction prohibiting use of the site for anything but single family detached dwellings, based on CDC 18.510.010.A. . b. Thp written statement from the applicant(per Michael Miller) dated August 7, responded to the arguments by the appellant. C. DISCUSSION 1. The planning manager's decision was issued pursuant to a Type II process. See Table 18.390.1 and CDC 18.390.040. CDC 18.390.040.G authorizes the hearings officer to hear appeals of Type II decisions. Pursuant to ORS 215.416(11)(a), appeals of administrative decisions must be reviewed as a de novo matter. The hearings officer is required to conduct an independent review of the record. He is not bound by the prior decision of the planning manager and does not defer to that decision in any way. New evidence may be introduced in an appeal, and new issues may be raised, subject to the limitations in CDC 18.390.040.G.2.b. The hearings officer must decide whether the applicant has carried the burden of proof that the application complies with all applicable approval criteria in light of all relevant substantial evidence in the whole record,including any new evidence. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 3 2. The approval criteria for a partition are in CDC 18.420.050.1 The appellant disputes compliance with CDC 18.420.050.A.2 and 5, alleging that public facilities,i.e., the pedestrian pathway and 154th Avenue right of way and improvements,are not adequate, based on other standards in the CDC. The appellant also alleges the partition violates other ordinance requirements and regulations. CDC 18.420.050.A.3. Although the appeal is well drafted and was argued with skill and sincerity, the hearings officer concludes it does not rebut the substantial evidence in the record to support the approval based on the following. 3. The appellant alleges that public facilities are not adequate for the proposed partition, contrary to CDC 18.420.050.A.2,because parking is not provided. The term "public facilities" is not defined in CDC 18.120.030.A, and CDC 18.420.050.A.2 does not _ describe in more detail what is meant by the use of that term in that section. The hearings officer finds the term is ambiguous. Therefore the hearings officer must construe it. a. The hearings officer construes"public facilities" to mean public transportation facilities(roads,bicycle and pedestrian pathways, sidewalks), sanitary and storm sewers, the public water system and public facilities for fire and other emergency services,because these facilities are owned,leased or operated by public agencies for service to the general public, and because any new lot must accommodate such facilities to be able to be developed for any use. b. Parking is not a public facility, as that term is used in CDC 18.420.050.A.2,because a partition per se does not result in a use requiring parking under CDC 18.765. The parking requirements of CDC 18.765 are based on the particular use of the property in question. A partition does not result in a material change of use of the land being divided. It simply divides the land. The partition creates two lots. One of those lots will be developed with an accessway to continue to provide access to the existing Menlo Reservoir. The other lot will be developed with a pedestrian pathway to the existing Menlo Reservoir. Neither development results in a new land use;both serve an existing land use--- the reservoir and surrounding open space to which the public already has pedestrian and bicycle access. Therefore under neither CDC 18.420.050.A.2 nor 18.765 is parking a public facility for the partition. 4. The appellant alleges the partition violates the parking requirements in Chapter 18.765,which are relevant under CDC 18.420.050.A.5. a. If CDC 18.765 requires parking for a proposed use,it would violate that section if such parking is not provided. However, if that section does not require parking for a proposed use,the lack of such parking does not violate that chapter and,if associated with a partition, does not violate CDC 18.420.050.A.5. Such is the case here. 1 CDC 18.420.050.A provides a partition shall comply with the following standards(in relevant part): 1. The proposed partition complies with all statutory and ordinance requirements and regulations; 2. There are adequate public facilities are 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: ... 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access,Egress, and Circulation... Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 4 • b. The proposed accessway and pathway are not uses for which parking is required based on the plain meaning of the words in CDC 17.765. The reservoir site and surrounding open space already exist. They are not being created by this partition. The partition merely divides the land in question and facilitates access to the adjoining reservoir property and the open space it contains.2 The associated accessway and pedestrian path simply provide access to existing uses. c. Although a pedestrian pathway is "development"by defmition, it is not a land use. It links lands uses along or at the ends of its route. It is a transportation feature. Like a roadway,it does not generate vehicle trips itself; rather it accommodates vehicle trips between origins and destinations it links. CDC 18.765.020,in particular,makes it clear that the parking regulations do not apply in the absence of a new or enlarged structure or change _ of use of an existing structure.3 CDC 18.765 does not require off-street parking under such circumstances, and it does not violate CDC 18.420.050.A.5 or 18.765 if the partition does not include such parking. d. The hearings officer finds that CDC 18.765.010 is not an approval standard for the partition. That section contains a purpose statement only. A purpose statement is not an approval standard, based on the plain meaning of the words in that statement. While the statement may indicate the legislative intent for the chapter,that intent is relevant only if the standards of the chapter are ambiguous. The hearings officer fmds there is no material ambiguity in the standards in this section that are relevant to this case. 5. The appellant alleged the partition does not result in safe,efficient vehicle access and egress and general circulation on the site,contrary to CDC 18.705.010 and .020.A. a. The hearings officer fmds that CDC 18.705.010 is not an approval standard based on the plain meaning of the words in that section.That section contains a purpose statement only. A purpose statement is not an approval standard. b. CDC 18.705.020.A is unambiguous.4 It requires CDC 18.705 to apply "to all development". Although it goes on to list certain kinds of development as examples, 2 In fact the partition is not necessary to facilitate access to the reservoir site. The City already has such access,because it owns the subject property and can improve it with an accessway to provide vehicular access to the reservoir with a development permit. The partition does not create a tract. Therefore,based on the plain meaning of the words in CDC 18.120.030.A.104, it does not create a park. The partition creates two parcels. One parcel is and will continue to be used for residential purposes. The other parcel is and will continue to be used'for.access to the reservoir site. The City has not set apart either parcel for any purpose other than to provide access to the reservoir site. 3 CDC 18.765.020.A-C provide as follows in relevant part(emphasis added): A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion Expansion_pflaiating.mc, At the time of an enlargement of a structure which increases the on-site vehicle parking requirements,off-street vehicle parking will be provided in accordance with Section 18.765.070. C. Change of use,When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply:... 4 CDC 18.705.020.A provides as follows: [continued on next page] Hearings Officer Final Order on Appeal MLP 2000-00003 (Tigard Water Dept.) Page 5 • the list is not exclusive based on the plain meaning of the words. Therefore Chapter 18.705 applies to the partition application. c. The applicant complied with CDC 18.705.030.B by providing a site plan showing how access,egress and circulation is provided to the proposed parcels and how access can be provided to the redevelopment of the easterly parcel in a manner that complies with applicable City standards. See Figure 2 of the application and CDC 18.810.030.F. d. The partition complies with CDC 18.705.030.D,because both proposed parcels will connect directly with a public street approved by the City. Curb cuts are or can be provided in accordance with CDC 18.810.030.N based on the available public road frontage for each proposed parcel. e. CDC 18.705.030.F.1 does not require any walkways on the site, because there are no proposed uses or buildings on the site, and the only existing building on the site is the single family detached home on the proposed easterly parcel. Subsection 2 does not apply,because the site does not contain multi-family dwellings. Subsections 3 and 4 do not apply,because there are no required walkways. Therefore the proposed surface of the pathway with wood and bark chips does not violate CDC 18.705.030.F.4. Soft surfaced public pathways are expressly permitted if in addition to required pathways. The hearings officer notes that,if the proposed walkway was required by CDC 18.705.030.F,it would not be required to be wider than four feet. See CDC 18.705.030.F.3. f. The proposed access to the easterly parcel,which is used for residential purposes,complies with CDC 18.705.030.H,based on the available frontage width of that parcel on 154th Avenue. Other provisions of CDC 18.705.030 do not apply. 6. The appellant alleged the manager's decision violates CDC 18.790.030.A and B.3, because it does not establish whether trees in the right of way for the pathway will be removed or whether removal of the trees would comply with that section. a. The hearings officer finds that CDC 18.790.030.A required the applicant to submit a tree plan. The applicant did not do so. Neither did the applicant submit evidence from which the planning manager or hearings officer could fmd there are no trees in the areas proposed for land alterations (e.g., the pathway and accessway). b. Based on the photographs (Exhibits B and D) and an annotated map (Exhibit C) accompanying the appellant's July 24,2000 written statement,the hearings officer finds there arc or may be one or two trees or tree clusters with a diameter greater than six inches in the'route of the proposed pathway. Removal of those trees is discouraged by CDC 18.790.030.A. c. CDC 18.790.050.A requires a tree removal permit only when a tree is situated in a sensitive lands area as defined by CDC 18.775. The hearings officer finds trees in the proposed pathway are not in a sensitive lands area, because they are not in a 100-year floodplain, natural drainageway or wetland. The south tip of the pathway may be situated on slopes more than 25%, based on Figure 2 of the application. If so, and the pathway is not otherwise exempt, the applicant can apply for a permit to remove the trees from that area for the pathway before construction. 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 or which changes the access requirements. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 6 • d. The hearings officer concludes the proposed partition and related development complies with CDC 18.790,because the applicant does not propose to remove any trees that are subject to a tree permit or such a permit can be obtained, and because the trees in the pathway must be removed to accommodate the pathway. The location of the pathway between the two parcels makes it impracticable to alter the pathway to avoid the trees in question. No other trees are proposed to be removed from the site as a result of the partition. Therefore a plan to illustrate which trees are to be saved is unnecessary in this case. Moreover,given the extensive tree cover in the vicinity,removal of one or two trees with a diameter more than six inches in the pathway route has a negligible effect on tree cover in the vicinity. Substantially all existing trees on the site will be retained. 7. The appellant alleged the manager's decision violates CDC 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j,because the right of way for 154th Avenue is not wide enough. a. The hearings officer fords that CDC 18.810.010 is not an approval standard based on the plain meaning of the words in that section.That section contains a purpose statement only. A purpose statement is not an approval standard. b. CDC 18.810.020.E contains minimum right of way and street width standards. The hearings officer finds the right of way and improvements required by the manager's decision are consistent with CDC 18.810.020.E, because the width and improvements required are needed to continue an existing improved street.5 SW 154th Avenue exists north of the site. The applicant proposes to continue it into the site. That is consistent with CDC 18.810.020.E.6 The manager considered the slope of the land adjoining the right of way. See, e.g., pp. 3-4 of Mr. Scheidegger's July 10 memorandum to the hearings officer. c. The appellant did not show that the slope of land adjoining the right of way warrants a wider right of way as a matter of law. The hearings officer fmds that the slope of the land adjoining a sidewalk in the right of way is not hazardous, because the sidewalk itself is not steeply sloped. Although surface water flowing off the slope could cross the sidewalk,that is hardly unusual or hazardous in this climate. A pair of goulashes is all it takes to protect oneself against such an impact. The City can require slope easements as a condition of required improvement permits if deemed necessary to allow for maintenance and protection of the improvements in the right of way, based on final engineering plans for such improvements,which are required by the manager's decision. 8. The appellant alleged the manager's decision violates CDC 18.810.010 and 18.810.100,because it does not adequately address storm water drainage. a. The hearings officer fords that CDC 18.810.010 is not an approval standard based on the plain meaning of the words in that section. See above. 5 CDC 18.810.050.E provides as follows in relevant part: Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below...(emphasis added) 6 SW 154th Avenue has a 38-foot wide right of way north of the site. Washington County approved that right of way width in a decision approving the Round Tree Estates subdivision. See the copy of the decision in the record. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 7 • • b. The appellant is correct that the preliminary partition map does not show surface water drainage patterns as required by CDC 18.810.100.A.3. However the hearings officer fords the topographic information in the record is sufficient to readily determine the direction of surface water flow from the site. The failure to include drainage flow indicators is harmless error given the availability of equivalent information. c. A storm drainage easement exists along the north 15 feet of the subject property,based on pp. 2-3 of the applicant's August 7,2000 statement and the accompanying title report. This fulfills CDC 18.810.100.B. d. The applicant does not propose to develop the site beyond the accessway and pathway improvements described in the application. No culverts or other drainage features are proposed. No additional impervious surface is proposed. No drainageways will be removed or altered. Therefore the proposed partition does not affect drainage beyond the limits of any improvements to 154th Avenue. Surface water from the street is or will be accommodated by the public storm drainage system in the street right of way. The lands subject to the partition will continue to accommodate drainage from upstream as it has in the past. Under these circumstances,CDC 18.810.100.0 does not require drainage improvements. 9. The appellant alleged the manager's decision violates CDC 18.810.050.B, because the width of the easement for the pedestrian pathway is less than 15 feet. The hearings officer finds that CDC 18.810.050.B is not relevant to the issue raised by the appellant,because it applies to utility easements only based on the plain meaning of the words in that section. The term "utility" is not defined in the CDC and is ambiguous. The hearings officer construes the term "utility"in this section to mean water, sewer, drainage, electric,natural gas, telecommunications,and lighting facilities. See the list in CDC 18.810.120.A. It does not include transportation facilities (e.g., SW 154th Avenue or the pathway),based on the context of the term in CDC 18.810, (i.e., it is entitled "Street and Utility Improvement Standards"). If a street was a utility, the title of the chapter would be simply`utility improvement standards." Because the title of the section lists streets separate from utilities, they must refer to different things. Also CDC 18.810.030 contains separate standards for streets,including easements for access. CDC 18.810.050 does not need to address transportation-related facilities,because CDC 18.810.030 does so already. 10. The appellant alleged the manager's decision violates CDC 18.810.070.A, because the applicant will not improve the pedestrian pathway to public sidewalk standards.? a. The hearings officer finds that the appellant's argument on this point is based on a antiquated version of CDC 18.810.070.A. That section was amended by Ordinance 99-22 to read as shown in the footnote below. The former version of CDC 18.810.070.A contained language that supported the appellant's argument,because it required sidewalks "in pedestrian easements and rights of way". The current version of that section does not include that language. Therefore, based on the plain meaning of the words in the effective version of CDC 18.810.070.A, the applicant is not required to improve the pedestrian pathway with a sidewalk. ' CDC 18.810.070.A provides as follows: Sidewalks. All industrial streets shall have sidewalks meeting City standards along one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development,even if no sidewalk exists on the other side of the street. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 8 • S 11. The appellant alleged the manager should have required a conservation easement over portions of the site sloped more than 25%. a. The appellant does not cite to any standard requiring such an easement, and the hearings officer fords such an easement is not required. On its face, the manager's decision does not authorize a development permit for the pedestrian pathway to be built without further review. b. The hearings officer fords that the south tip of the pathway may extend into sensitive lands,i.e.,lands sloped more than 25%,based on the Figure 2 in the application materials. If the pathway is proposed in the area sloped more than 25%, and it is not otherwise exempt from review under CDC 18.775.020.A, it is subject to a Type II review pursuant to CDC 18.775.020.B or D. See CDC 18.775.070.0 for standards. 12. In a post-hearing statement,the appellant alleged the manager should have required a deed restriction prohibiting use of the site for anything but single family detached dwellings,based on CDC 18.510.010.A. The hearings officer rejects that argument for the following reasons: a. The appellant did not raise this issue in the appeal statement as required by CDC 18.390.040.G.2.b, and there are no extraordinary circumstances that warrant allowing additional issues to be raised after the appeal was filed. b. Even if the hearings officer allowed the appellant to raise the issue in question at this late date, there is no basis in the law for limiting the permitted use of the property. Such a limitation without a basis in law would be arbitrary and capricious and would deny the applicant due process and equal protection of the law. The appellant cites CDC 18.510.010.A in support of his argument. The hearings officer fords CDC 18.510.010 is not an approval standard. It is a purpose statement. It is not a basis for modifying the plain meaning of the law,i.e., the permitted uses listed in Table 18.510.1. 13. The hearings officer adopts as his own and incorporates by reference the findings and conclusions in the planning manager's decision and the July 10, 2000 memorandum from Mr. Scheidegger to the hearings officer except to the extent inconsistent with the findings in this Final Order. D. CONCLUSIONS Based on the:findings provided or incorporated above, the hearings officer concludes that the partition does or can comply with the relevant standards and criteria of the Tigard CDC,provided the decision is subject to conditions of approval that ensure the final partition plat and subsequent development will comply with applicable CDC standards and criteria. The conditions of approval of the planning manager's decision will ensure such compliance. Therefore the application should be approved subject to such conditions, and the appeal should be denied. E. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves MLP 2000-00003 subject to the conditions of approval in the planning manager's decision. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 9 DATED this 17th day of August, 2000. f i u Larry Epstein, %if :et City of Tigard e. gs Officer • • Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 10 • _..... — City of Tigard Community(Development Shaping Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard,Oregon 97223 (503)639-4171 Fax 684-7297 TO: Larry Epstein, Tigard Hearings Officer FROM: Mathew Scheidegger, Assistant Planner��� DATE: July 10, 2000 SUBJECT: Appeal of Director's Decision to approve with conditions the City of Tigard Partition, Casefile No.: MLP2000-00003. BACKGROUND: . On June 16, 2000, the Director issued a decision to approve, subject to conditions, p request for a minor land partition to partition the 1.74 acre lot located at 13230 SW 154 Avenue to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now• not necessary for the access to the recently competed Menlor reservoir located on the adjacent Tax Lot. On June 16, 2000, the appellant filed an appeal of certain conditions of approval contained in the decision. The related criteria in the Community Development Code, a summary of the conditions appealed, and staffs response follows. Section 18.420 (Lar 1 Partitions), 18.705 (Access Egress & Circulation) And 18.765 (Off-Street Parking And Loading Requirements): Appellant's Statement: The applicant's proposed public right-of-way will serve as a trailhead by which citizens from all over the community will enter a vast greenspace enlarging the use to which the partition will be put and increasing access and egress requirements. Round Tree Estates Subdivision borders the proposed partition to the north. The subdivision's Declaration of Conditions, Covenants and Restrictions includes parking restrictions. The application fails to address the resulting increased traffic and changes in access and egress needs that this proposed partition creates. The proposed partition does not meet the requirements of Sections 18.420.050.A.2 and 18.420.050.A.5 which requires the applicant to ensure there .are adequate public facilities (e.g. off-street parking, emergency vehicle access, etc.) available to serve the proposed public right-of-way. Furthermore, the applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site for public access as stipulated in Section 18.705.010 and 18.705.020.A. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 1 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer Staff Response: The appellant points out in his appeal that off-street parking is not addressed in the Director's decision based on Section 18.420.050.A.2 and 5, which deals with public facilities. According to the decision, public facilities deals with "Street and Utility Improvements," "Minimum Rights-of-Way and Street Widths," etc. Off-Street parking and emergency vehicle access is associated with 18.765 "Off-Street Parking & Loading Requirements." Section 18.765 is not associated with this land-partition because there is no construction associated with this decision. After further review of the Off-Street Parking standards, staff can not find any criterion that applies to the partitioning of vacant land. Chapter 18.765.020 "Applicability of Provisions" states that the following categories are applicable to the provisions of this chapter: • . . New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. • Expansion Of Existing Use. At the time of an enlargement of a structure, which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070. • Change of Use. When an existing structure is changed from one use to another use. • When Site Design Review Is Not Required. Where the provisions of Chapter 18.360, Site Development Review, do not apply,. the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review as governed by Section 18.390.030. • Building Permit Conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner. Emergency vehicle access has been addressed in the decision under Section 18.705. "Access, Egress and Circulation." The appellant has stated that the applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site. The director's decision addresses access, egress and circulation and finds there is adequate access to the reservoir. Access is not proposed on the larger undeveloped portion of the partition because there is no new development yet to access. There is an access available to the partitioned property. However, the access on the portion of the property that leads to the Menlor Reservoir complies with the criteria of Chapter 18.705. The existing access drive is 18 feet wide and has 18 feet of aving. The standard calls for one, 15-foot-wide drive with 10 feet of pavement. Staff finds the existing condition of the access drive to meet the minimum standard. Section 18.765 (Off-Street Parking And Loading Requirements): Appellant's Statement: The applicant must provide a vehicle parking area with adequate capacity to ensure the traffic carrying capacity of nearby streets and to minimize any hazardous conditions on ' the site and at access points. As stated above, Round Tree Estates' CC&R's includes parking restrictions. As stated in the application, the applicant intends to develop a public trailhead by which the community will access a large planned greenspace. The applicant's proposal does not meet the off-street parking requirements of Sections 18.765.010.A and 18.765.010.B. Staff Response: As mentioned above, Section 18.765 is not associated with land-partitions because there is no construction associated with this decision. After further review of the Off-Street Parking standards, staff can not find any criterion that applies to the partitioning of land. The Appellant addresses CC&R's for Round Tree Estates, the City does not enforce CC&R s. Unless, City parking restrictions are imposed by the City Council, all public streets that are un-posted are available for parking. In addition, the trail and trailhead were not part of the proposal under review. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 2 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • • Section 18.790 (Tree Removal): Appellant's Statement: To encourage the preservation of trees, Section 18.790.030.A specifically requires a tree plan for the removal and protection of trees for any partition. The proposed trailhead includes several trees that have not been identified for either preservation or removal as required by Section 18.790.030.B.3. Are there trees to be protected? Removed? Since this will be a nature path and the code encourages the preservation of trees, I assume pedestrians and trail construction and maintenance vehicles will be expected to neatly tiptoe around there trees? The applicant believes a tree plan "does not appear applicable" when the existence of trees in the middle of the proposed nature path and the code specifically requires one. Staff Response: Staff has addressed tree mitigation in the decision by placing a condition that deed restrictions be placed on the parcels that requires Sensitive Lands review prior to any trees being removed on slopes 25 percent or greater. No development is proposed on the 1.35-acre parcel at this point. When development is proposed, a tree plan and mitigation plan will be required to be provided. Section 18.810 (Street & Utility Improvement Standards): Appellant's Statement: The proposed public right-of-way for the 154th street extension is not wide enough, because it does not consider the steep slope and daylight drain immediately adjacent to the east sidewalk. The steep slope will erode across the sidewalk and impair pedestrian safety and water quality. Sections 18.810.010, 18.810.020.E1.g and 18.810.020.E.1.j require the consideration of steep slope and pedestrian safety issues for the implementation of public facilities such as public streets. The public right-of-way must be wide enough to neutralize the impact of the steep slope and daylight drains. There is a daylight drain in the northeast corner of the subject site, and there is a drainage ditch along the entire northern property line. The property is steeply sloped from south to north. The applicant must develop a drainage facility large enough to accommodate all upstream drainage including properties to the east and south as per Section 18.810.100.C. Yet, no easement for public storm drains or surface water drainage patterns are shown on the plan. They are required per Sections 18.810.010, 18.810.050.B. and 18.810.100.A.3 for the implementation of public drainage facilities including storm drains and a water retention pond. The applicant has constructed the 154th Street extension; however, the proposed nature trail has not been completed. Section 18.810.070.A.2 of the Community Development Code requires the applicant to construct all sidewalks including the proposed nature path trailhead. This must'be completed before approval, or be cited as a condition of the application's approval, to ensure useable public access. Staff Response: The width of the right-of-way (ROW) is not set by topographical constraints adjacent to a roadway. It is agreed that there is a slope to contend with, and it will have to be addressed when the applicant (in this case the City) submits construction plans for the roadway extension. This is no different than any other project. Likely, the City will need to establish a slope easement on the east side of the roadway to cover the graded slope that will exist behind the ROW. The design of the roadway extension may also necessitate a retaining wall on the east side of the roadway. The City will enforce their public improvement design standards which control how steep a slope can be behind the sidewalk. If the slope requirements can not be met, then a retaining wall would be required. The design of the retaining wall, if required, would be reviewed and approved by the Engineering Department prior to construction. It may also have to be reviewed by the Building Division if the height is over four feet. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 3 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer •' Regarding storm drainage, as was stated in the Director's decision, the larger parcel may eventually be developed. It is not receiving development approval as a result of this partition. The purpose of this partition is simply to break-off the larger parcel and establish the smaller parcel for access to the City's reservoir. It is not practical to establish a storm drainage system on the larger parcel at this time because it is not certain how that arcel will be developed.. The shadow plat shown on the application plan was merely for purposes of illustrating how the site could be developed in the future, and how a roadway could be extended. A future developer may have other ideas. Since the larger parcel will.not be developed as a part of this partition, it will not generate any new storm water runoff, and is therefore, exempt from addressing storm water issues at this time. When the larger parcel is developed in the future, the City will require that a storm drainage system be designed and installed to address the City's and USA's regulations concerning upstream and downstream water runoff. SUMMARY AND CONCLUSION: Appellant's Statement: The applicant claims the Minor Partition "appears to Meet" most of the applicable review criteria because the partition does not involve any development. However, Section 18.120.030.A.56 clearly defines Development as a material change in the use of land or a division of land into two or more parcels, including partitions.. To ensure the best interests of the surrounding neighborhood and community are met it is in the public's interest to. ensure that the issues cited above are addressed. And, these issues must be resolved now while the property remains in the public domain before the subject property is partitioned. Beyond what the Code requires, as outlined in the previous pages, common sense tells us the proposed public right-of-way for the planned nature path and trailhead establishing access to the public greenspace is clearly inadequate and will necessitate the dedication of the entire 1.35 acre parcel to public ownership for storm water retention, greenspace and trailhead access. • Neighborhood doesn't want their streets plugged with the parked cars of birdwatchers,walkers and joggers. Off-street parking is required. • Trees exist in the proposed narrow public right-of-way. • The south end of the proposed nature trail and the north end of Tax Lot 2S105DB- 00400 are too steep to allow a path to be constructed straight up the property. A path built straight up the property would not be easily traversed by pedestrians and would ensure significant erosion problems. • A six-foot corridor is not sufficient for the safety and comfort of pedestrians. • Six feet will not .allow mechanized equipment access to the proposed trail for • construction and maintenance. ` • The Clute property has significant drainage problems that have not been addressed. • Section 18.810.050.B requires 15 feet for utility easements. A water pipe is given a 15-foot easement. The applicant's proposed nature trail on a six- foot right-of-way suggests citizens are not worthy of the same consideration given a water pipe! This application appears to have been completed with little thought and consideration for the planned greenspace, the immediate neighborhood and the Tigard Community. The applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria. I oppose the proposed partitioning of the Clute Property (Tax Lot 2S105DB- 00600) on that basis. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 1541-14 Page 4 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer Staff Response: Staff finds that the criterion stated in the appellant's appeal has been addressed in the decision as noted in the above responses. According to Ed Wagner of the Public Works Department, the land belongs to the Water District. Therefore, it is not the City's land to transfer over to public property. Mr. Ramsey's bullet points have been addressed in the above responses. The property in question, is zoned R-25, which is designated, "High Density Residential" on the Comprehensive Plan. Under the definition of the R-25 zoning designation, "The R-25 zoning district is designed to accommodate existing housing of all types and new. attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted." -Mr. Ramsey states in the last paragraph of his appeal that, "the applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fail to comply with all Applicable Review Criteria." According to the Tigard Development Code, the owner of the subject property has not altered the intent of the property in any way. A partition is a legal and permitted land use application within the City of Tigard. EXHIBITS: Exhibit "A"— Copy of the Director's Decision Exhibit "B"—Appeal Form and Related Material I:\curpin\mathew\mlp\mlp2000-00003.appea1.doc APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 5 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer IV I] EXHIBIT A 1 OTICE0 •rPp&�ir�Fg,..`��d�v:¢`c,,&���,`�_..i• '�'l°..r'ri:;;�y;%%.�T"+,Y�i==,z qgt?r r t»y�js-ar,',�1`.1.,.�i`a,v,.ia t�s�M<'n�,.'',4h I?'-'N.`C'`r O-tI�'T"R�gcYi,+:'�.t�"�gtf Oi„'s��'.7F,N:_-S•3'�,IDTiRI,a-�G-,B��.A Z,na'Rt,•.."`"�^c'D E cY�k�.P.r•y�: P 1 a;•. „ss�:.w>=s s �.`t� ��'�:t.+:Ca'•.s.,-Y'I„•S-Vi.zv 1£3y0p".:..x ' <-r,.�v;ti_,�:'sa,":"-'.'�°','•'x.g""r�+.�#,7���:�t' ' Ay,- 4 N SERVICE- � RE A • � _ . r �c RL" rs wt„00 .r`��a<�S C, Y:s: 1.14- IL_S•I.k� i `•i T`ARTITION {MLP 1Z�000-00003 €9 gs�"�C�OFTIGARD '' .+�.+r�'-e Y .,Y i 4, w tS/Wsz 7'- c��s�: a�s va�_- .::�•r ��� .a � z� _ °f. � �.�ARTITI,ON �@� 1�54TH �K_r, �-�� �����`�c _ �.: '�«': �..Ff f.._,"�:..:;�-rasa'.:.;a..?°:���s«`%.5,4.:m..;ea,�._u.:.c.�'�.-d:i>:+t'::3.'«.:.s L:r,.." &�""X.s,�•:5�� '�1,�- 120 DAYS = 07/28/2000 SECTION I. . APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre•portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard Tigard, OR 97223 OWNER: Same ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). SECTION 11. DECISION •;s,::��.c�t',i:4s^'a-s''b "im"'r :e•; ,:,t 2'' f;• - -;a.. -J• .ir,• '[ , ,A Ls. '•;st.>' si3;%�::,. ?` +�%" :",IIh• nlr'%:"T=, .'s�: K,i'.' :fir t. •'.�. ="z''. Y%�. ':t;,;'' s? .,3,,,....';:.�. ?.�,,'4t saw '`'xs �'i f��'r::>;'.,^.�-. <r cr•. -=• Notice�is:•herefi iven=t t,,the; s" E _= ,_�.. �, .has ah C' `�of:Ti�ard`:C.ommuni ��Develo`�'ment.Di"rector'`s""';=deli nee Fas��i.•� �':�' xr„��..<7V,1,.,�•.z;i,�.�"<'r."'s..;,�'e�,.;,4:,"'�.{;'T,h."'Se s',fsrn..,.°�:fr",�: :�':.i f,` :='. v>,- 4r .p;,,f-,y 1na...�.'�.:7�e-s,.�`Y�+r:` 41mA�:k� R 4�2. �;,•APPi`RO°`V'fED;the},-a� o�eS,rquerst sublect oebtai CO�2n,Znd•.�:'os:. r �.•ry ae•,_Ss>.,,.a r somgms,;:ng;.s•hV roy� �1 � k ,:'' � �, � V nding ou noqwh'chAte decision is abased ,.Yi;•.•3s'. -;:[;' '.�-'i,. -r> >.r,,'-F>.a'r NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 1 OF 14 • •.. • • CONDITIONS OF APPROVAL u` � �wRIORT�€THEAPF'pOV�A OF.. EFINAL+ ;3, =TI 1�'ON '�Tom` z , F, ..,c I ,aP.- "' 1T .ate . 'j � v. t E FO LOIN1`G O DITIONS AL BE'SA 1SF ED,: ..: �� "c �t` -4:1,478�'9E w'•w-.n, da,.. ..'' r. `.x 5� t '°$ a sa:w-.;.4i .gam i /4( _�°..=:'. :�:.: .:° �vs^' u•mi e o owing o e • arming 'epa men ' a ew c ei•egger • • • x or review and approval: 1. Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required plantings. 2. Record a deed restriction on the parcels that requires Sensitive Land review prior to any trees being removed on slopes 25 percent or greater. A _, �, � v0 'VyivlK CONDITIO�`[VS SHAlI.1:1 'BE- SA; � i ;; f. o ° � . PRIOR O-1SSU ► CE$OF BUIL©ING ERMITSq U, „ +TM � .-�. �?t'�rc-.>v»� .,imr�.c'�rea:->v .r §ex�s�,�.a..-P:�� .rdsaE�w.n .--,ra:. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 3. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. "F�,d ��:+s2s�5vidt;;°`.�i�fµ>��t`Y'?�`'F"' "' _ff._.,,�, y i. ...� ..�,,., . s ;- g ,T THELFOLL` G CONDITIONS SHALLi BE�SATISFIED �: r � -nA : +.»�w,�««beasass,&nz�:�.,�,d;Y-++�w,: n•^-mrz��r&..Y.a.Heesl.ain�:�.w#�i+,-amra:s. .-�us °.x::ns1��'a..zac>.a�$x� atA.�",¢i°-). � v9`.,`,�&�a ,�"��.:� 1? a TO iPPROUAL O:FTHEyFINALLA'T..r �x � Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 4. Prior to approval of the final plat, the applicant shall have construction Pions submitted for review • and approval by the City Engineer for the proposed extension of SW 154 Avenue. 5. The final plat shall show a right-of-way dedication for SW 154th Avenue of 38 feet, as shown on the preliminary plan. 6. The applicant's construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewer storm drainage, street trees, streetlights, and underground utilities shall be installed for SW 154 Avenue. Improvements shall be designed and constructed to local street standards. 7. A profile of SW 154th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade through the larger parcel as shown on the applicant's Future Street_Plan. 6. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to `Erosion Prevention and Sediment Control Plans — Technical Guidance Handbook, February 1994." 9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's Global Positioning System (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: 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. • NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 2 OF 14 • sll •B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.Q5), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW 154 Avenue shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. ` may_ �.; r..�-.,,... .-s. mss, m - � rTHIS'$AF?PROVAL S VALID IPIEXERC•ISEOMITHINElGHTEEN 18) .!*441,,,,, xst� �< �= "ace ig4,A:asse t «r €. t.Ss¢rr"t -t4"' y <�� -MONTIS�`OE E EFFECTIVE DATECOF EHIS ECISIO NOTED DER > r���1 ,y w�,.9.'ssL '' CO_ ,` �'„� �°. P°f p'f .rya•p ��`: # _ THE PR GESS pND APpPEAL SECTION OF- .HIS ECISI.O SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the Urban Service Area. The property is designated Medium Density Residential on the Tigard Comprehensive Plan Map. No previous land use actions for this parcel appear in the City's land use records. Site Information and Proposal Descriptions The subject property is approximately 1.74 acres. The City's. Public Works Department proposes to partition the 1.74-acre lot to allow for the sale of a 1.35-acre portion of the property, which was originally acquired and now not necessary for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Twelve (12) letters were received addressing the City's land partition. Concerns throughout the responses to the project have common issues. Dedicating the 1.35-acre portion of the partition to parks or greenspace. Other issues include privacy, tree retention and property values. Staff response: According to zoning districts, the parcel of land in question is located in an R-25 zone, which .is designated "Medium-High Density Residential." Every property surrounding the subject site is designated medium-high density residential. The subject property is zoned R-25 which allows development. The City cannot deny an application based on possible affects to property values. Leaving the rest of the property as open space has been discussed with. the Tigard Public Works Department and the Water District. Ownership by the District is separate from the City's ownership. According to Ed Wagner of the Public Works Department, "the property is owned by the Water service area, not the City, a fact by law. The District has chosen to sell the property for budgeting purposes. We need to sell this land to buy another reservoir site at a higher elevation, to provide water to those residents—water is a little more important than parks when it comes to fires and human needs. If we get another piece of property and we get the pump station located then, and only then, would we consider selling water land at the Menlor site to the City for park land. The City is providing a nature path to extend to Menlor Park property to the south. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1541" PAGE 3 OF 14 • Tree mitigation is an issue not only for the residents but with the City as well. The existing trees on the site are on a slope that is greater then 25%. According to the Tigard Development Code, slopes greater than 25% require "Sensitive Lands Review (SLR)." However, this does not mean no trees would be removed. The City's Development Code does allow for tree removal, but has strict mitigation measures to insure that tree replacement is implemented. Tree mitigation and sensitive land review will be required for any proposed development. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS - Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities are 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, or will met as conditioned. 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. There is no minimum lot width required for the R-25 zoning district. Therefore, this standard does not apply. 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 loft area requirement in the R-25 zoning district is 3,050 square feet. The proposed 'partition creates two lots that are 0.39 and 1.35 acres respectively. Therefore, this criterion has been satisfied. 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 plat demonstrates that both lots will have at a minimum, 35 feet of frontage onto SW 154 after dedication which will be a public street. Therefore, this criterion is satisfied. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing structure on the newly partitioned lot will not be in violation of applicable setbacks. Therefore, this standard has been satisfied. 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 4 OF 14 Neither lot will be considered as a flag lot. Therefore, this criterion is not applicable. 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 to the existing house on the newly partitioned lot is within. ten feet of the proposed Ppartition line. A plan showing tax lot 600 being screened from the access drive of the newly partitioned ot according to 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 a detrimental effect on fire-fighting capabilities. Fire district regulations will be reviewed at time of development. Therefore, this criterion does not apply. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The newly created lot (1.35 acres) is being partitioned from Tax Lot 600 because it is not needed for access to the reservoir property located on Tax Lot 400. Therefore, the access road, located on Tax Lot 600, will be used primarily for accessing the Menlor Reservoir. The City owns both tax lots. Therefore, a reciprocal easement is not necessary. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. Standards regarding the access road associated with this partition and Chapter 18.705 are discussed later in this decision. 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 partitioned lot is not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition end variance(s)/adjustment(s) will be processed concurrently. No variances or adjustments have been submitted with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, not all of the criteria have been fully met. If the applicant meets the condition listed below, the standards will be.met. CONDITION: Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required planting. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1547" PAGE 5 OF 14 TABLE 18.510.2 -(Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES (STAxNDARD - ��s MME U'4 F DU" t p �' . ., i .; r„ax. S=5 ' r rs 3i4°��' al�` .Y'' VI. a�^+.w• '::s"£....x ..1p.. �`.�.�,,�.s.. Minimum Lot Size -Detached unit 1.480 sq.ft. 3,050 sq.ft.per unit -Attached unit 1,480 sq.ft. -Duplexes 6,100 sq.ft.or 3,050 sq.°per - Boarding, lodging, rooming 6,100 sq.ft. unit house Average Lot Width None None Minimum Setbacks -Front yard 20 ft 15 ft. - -Side facing street on corner&through lots 20 ft. 10 ft. -Side yard 10 ft. 5 ft[1] -Rear yard 20 ft 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. Distance between property line and garage entrance 20 ft. 20 ft. Maximum Height 45 ft. 45 ft. Maximum Lot Coverage[2] 80% 80% Minimum Landscape Requirement 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. • Multiple-family dwelling unit • Single-family dwelling unit Access. Egress and Circulation (18.705): Continuing obligation of property owner: The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The property owner will be required to maintain the subject site's access, egress, or circulation. Access Plan Requirements: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has submitted a site plan showing access, egress and circulation requirements that are to kale. Staff has reviewed the site plan and found it consistent with the criteria found in this chapter. 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. Joint access is not proposed nor required for this application. The access located on the reduced tax lot 600 is for the sole purpose of accessing the reservoir property. Therefore, joint access would not be beneficial to property owners or to the City. Public Street Access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 6 OF 14 All access and egress connect directly to SW 154th Avenue, which will be dedicated by the City of Tigard for public use. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be discussed under Section 18.810 later in this decision. Required Walkway Location: - Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets, which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft.surfaced public use pathways may be provided only if such pathways are provided in addition to.required pathways. No development is proposed with this application. Therefore, this standard can be deferred until time of development. Inadequate or Hazardous Access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: • Would cause or increase existing hazardous traffic conditions; or • Would provide inadequate access for emergency vehicles; or • Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to.arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The existing access for the newly partitioned lot will not increase hazardous traffic conditions, hinder emergency vehicles or cause hazardous conditions in any way. The access drive meets the standards set for access drives within residential zones. The existing drive is 18 feet wide and has 18 feet of paving. Therefore, this standard has been satisfied. Minimum Access Requirements for Residential Use: 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 as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ram , or elevator leading to the dwelling units. Private residential access drives shall be providedPand maintained in accordance with the provisions of the Uniform Fire Code; 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 circular, paved surface having a minimum turn NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 7 OF 14 • ' •} . radius measured from center point to outside edge of 35 feet; 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; the maximum cross slope of a required turnaround is 5%. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. No new vehicular access or development is associated with this application. Therefore, this standard can will deferred until time of development. FINDING: Based on the analysis above, staff finds that the Access, Egress, and Circulation Standards have been met. Density Computations (18.715): The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. Because no development is associated with this application, this section will be deferred until time of development. Landscaping and Screening (18.745): The provisions of this chapter shall apply to all development of new structures, remodeling existing structures, and where landscaping is non-conforming. Therefore, this section can be deferred until time of development. Off-Street Parking and Loading Requirements (18.765): This chapter deals with parking requirements for new construction, expansion of existing uses or a change of use. This application deals specifically with partitioning of property. Therefore, the standards of 18.765 will be deferred until time of development. Tree Removal (18.790): . Prior to any building on-site, a tree mitigation plan will be required. Refer to condition #2 of the Conditions of Approval section. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision arba shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight 8 feet in height (8) (trees may.be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. No obstructions have been proposed where the access located on the newly proposed parcel connects to SW 154 Avenue or the existing access to the residential,dwelling located on the original Tax Lot 600. FINDING: Based on the analysis above, staff finds that the Vision Clearance Standards have been met. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 8 OF 14 • • • 7' . • • 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 24 to 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 154th Avenue, which is classified as a local residential on the City of Tigard Transportation Plan Map. At present, there is approximately 38 feet of ROW on SW 154 Avenue north of this site, according to the most recent tax assessor's map. This narrow ROW was approved by Washington County as a part of the Round Tree Estates project. Because the narrow ROW is an existing condition, it does not make sense to require a wider ROW on this parcel. Therefore, Staff recommends that the 38-foot ROW be continued into this site. SW 154th Avenue is currently fully improved to the north of this site. The City is proposing to extend this street partially into the site in order to provide a standard driveway approach to give access through the smaller parcel to Tax Lot 400 (site of a City reservoir). The extension is shown to be built to City standards to match the existing improvements. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the.adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Theeapplicant's plan provides a Future Street Plan that shows conceptually how the extension of SW 154 Avenue could be extended easterly into the larger parcel for future development. The smaller parcel will not be developed, as it contains the access road to Tax Lot 400 (the reservoir site). The conceptual plan is acceptable, but if and when this parcel does develop, a hammerhead turnaround will not be approved. A circular bulb would need to be provided at the end. It is feasible for a bulb to be provided, but it may mean that the larger parcel will yield fewer lots than what is shown on the Future Street Plan. Cul-de-sacs: Section 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 9 OF 14 The Future Street Plan shows that an east/west street from SW 154th Avenue will likely be extended into the larger of the two new parcels. Due to steep slopes in excess of 25%, it is likely that this east/west extension will need to terminate as a cul-de-sac. The overall Ieri�th of the cul-de-sac would be approximately 300 feet, as measured from the intersection of SW 154 Avenue/SW Firtree Drive. Due to the constraints of the adjacent topography and the fact that there are no feasible street connections to the east due to existing development, it is likely that Staff would support a future variance to the cul-de- sac length standard. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street .pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The City has shown that the only feasible extension of the public street is to the east. This partition does not preclude that extension. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on. arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street or streets intended to be posted with a stop sign or si�nalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The street extension proposed by this application appears to meet City standards. Block Designs: Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that 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 or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No street is proposed to be constructed with this application. Therefore, no City blocks will be formed as a result of this partition. Street patterns can be more adequately reviewed at time of development. Therefore, this standard has been met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. . NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 10 OF 14 The City of Tigard has proposed to provide a 6-foot wide corridor along the proposed partition property line for future use as access to a City owned pathway located on Tax Lot 400. This is to allow access to . adjoining park property not related to street connections. Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The newly partitioned lot is a total of 58,050 square feet, 258 feet in depth and 225 feet wide. Therefore, this lot is in compliance with the criterion above. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, .18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15 foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Tax Lot 600 has 35 feet of frontage on SW 154th Ave. The proposed partitioned property will have a total of 73 feet of frontage onto SW 154 Avenue. Therefore, this standard has been met. 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. Sidewalks will be required on both sides of the proposed street extension. The applicant's plan indicates compliance with this standard. 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. There appears to be an existiog;public sanitary sewer line in SW 154th Avenue. This line will need to be extended further south in the new street extension to allow for future service to adjacent development of the larger parcel. Final review of this line extension shall be by Unified Sewerage Agency (USA). 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 existing storm drainage line in SW 154th Avenue must be further extended with the roadway improvements. Final review of this extension shall be by USA. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th' PAGE 11 OF 14 • Effect on.Downstream Drainage: . - Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall- withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997 the Unified Sewerage Agency(USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,-unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious surfaces. If the larger parcel is developed in the future, then these provisions will apply. 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. This standard has been satisfied under Section 18.810.040.B2. 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 is proposed with this application. Therefore, this standard is deferred until time of development. 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. • The City proposes to dedicate a six-foot easement for a pedestrian nature path access to connect to an existing path on the adjacent Menlor property. The above section calls for a bike path to be eight feet unless it is within the roadway. This application is proposing an access to a pedestnan trail and does not address.the access as a "bikeway." 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 operaing at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding 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 NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 12 OF 14 •\ •f, 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 no existing overhead utility lines on SW 154th Avenue. All new utilities shall be placed underground. FINDING: Based on the analysis above, not all of the criteria of the Public Facility Section have been fully met. If the applicant meets conditions 4 through 11 listed under the "Conditions of Approval" section of this decision, the standards will be met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The public water line in SW 154th Avenue must be extended along with the roadway improvements. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewerage Agency (USA) Design and Construction Standards adopted by Resolution and Order No. 00-7y which require the construction of on-site water.quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Since this partition will not increase the amount of impervious surfaces, this section will not apply. If the larger parcel is developed in the future, these provisions will apply. 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 re uTations, the applicant is required to submit an erosion control plan for City review and approvaFprior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will ,disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The public improvement plans must include a grading plan. 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 Building Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has no objections to it. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 13 OF 14 • •' •4 SECTION VII. AGENCY COMMENTS Unified Sewerage Agency Comments were received in the form of a letter. 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. 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. Veal 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. ITHE DEADLINE FOR FILING AN APPEAL IS 5:00 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 03) 639-4171. AIK =�- 14. June 2. 2000 PREPARE 1 B : 'i .. +• -w Sc ger DATE Assistant Planner June 2 APPROVED BY: Ric and Bewersdo DATE. 2000 Planning Manager is curpin\Mathew\mlp\nIp2000-00003.dec NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 14 OF 14 • _�. -L-- --- 'I T,- . • —I-- ------►------ - I Kq,oKn CITY OF TIGARD ' • /f..— I�' TAX LOT 800 • • • --�1 • • -In-77w—i — 1.7�ACRES \ill y zzs' R..ow • •i , (n wo) , , . ....1.- 1.• 0.308113,211.-07.13....; ... .. C 1 i 6\ ....•• , EXISTIWO 154TH AVE r ....... 11,1__ '• EXTENSION,PROPOSED ( �TL 80 :7 ` _ !' AREA FOR DEDICATION �¢ -- •-- -_ �— / di TO ITY ICHT-OF-W Y • - ��: _ r PROPOSED TL,600 1 T_ .-'—" i PARTITION LINE :'ROPOSED AREA FOR I -� �----- t --- � ��.- T 1 C r.� f'/ 'DEDICATION TO CITY . RIGHT-OF-WAY FOR FUTURE I ` \..........1._ 1 . : ■i''. !, / NATURE.PATH ACCESS TO i : I \ R»ao,{R u ) ;»OCJ(R 11010' y' CITY OWNED TAX LOT 400 71 / • � •.a..or..•+ . C 11 i i•7.?-0 •:i-71 ^\ _ FIGURE/ 4ARCN 2000 �� ���-:.--.:�� fL•. -- .. n—`- -�s'g��'i"t•i�7'. i'r�_— --- CRY OF TIGARD • -— _ (( I ' —:� I _'_'�_-_ , ._- ..__.,—•--.— PROPOSED TAXLOT 600• .. I :i . ' PARTTT1ON SITE PLAN • • I.TAX MAP/LOT NO 251050800600 IITF PLAK 1 2. SEE FICIRE 2 FOR CONCEPTUAL RE-PARTITION SHADOW sou,.. � l��zoo • PLAN - (7 !!!'71 liffl . • OF .'.' CITY OF TIGARD PARTITION • a _ CITY �ARp CITY N TIGARD SITE PLAN (MLP)2000-00003 (Map is not to scale) • • -- -! / . CITY of TIGARD • .. T1 Of OOi A�NIG IN/Oi VA1%OM iV1T{V 1 1 --: 1 i - AR° VICINITY MAP 1 ,i - . ( i _ l • II - 5 i AP "URBAN SERVICE AREA • ....,sw so-. I . ____>,---------- t ...opm._ oit a, 4. I ,,,I tin ,,,,, � ' :"" , 1111r111%111 wab���� �� zI ! MLP2000-00003 . . I1�1 1 11111 / - . %"'' �.... . 8u : . . 1 �Q 1 • - Amu, CITY OF TIGARD X1;11111111 ..� 7���� W S PARTITION @ 1111�r1 Q11111111 ...�11111 .. I- ••z.. . TE; ;_E 1�1-arm mY a ( I54TH AVENUE 11111 "�� 3} m _ 11111111111 p11111 CT • .. �/ • .'..1111111.' - ..111111'p • al. i,,k,,,o n MEoliivlal i -- c> SW BRISTLECONE WAY - - L ,, r� r11111,111= N pEYJ ORI 1 Illiulilil! II . 0 100 200 300 400 500 Feet il „','„"'= �r¢ _ , 3801''1 r BRISTLECONE SUBJECT I ` Ali Ilia Aka _ . . TAX LO I j City of Tigard to I Inlormatlon on this map is for general location only and should be venrwd with the Development Service'Division. �—� I 13125 SW Hall Blvd l I Tigard.OR 27223 i—/ — _ — t_— (503)632-4171 ---J . .+� I__�LI http:Itwww.cl.ligard.of.U5 Community Development • Plot date:Apr 21,2000;C:lmagic\MAGIC03.APR • CITY OF TIGARD A HEARINGS OFFICER O ��- CITY OF TI GARD Community'Development JULY 24, 2000 — 7:00 PM Shaping A Better Community :A.. G, :E" .N :D A I. CALL TO ORDER 2. PUBLIC HEARING 2.1 APPEAL OF CITY OF TIGARD PARTITION @ 154T" AVENUE MINOR LAND PARTITION (MLP) 2000-00003 ITEM ON APPEAL: On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154th Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.190, and 18.810. 3. OTHER BUSINESS 4. ADJOURNMENT CITY OF TIGARD HEARING'S OFFICER PAGE 2 OF 2 1/24/2000 PUBLIC HEARING AGENDA • O - `CITY OF TIGARD _ :HEARING'S OFFICER JULY 24, 2000 - 7:00 PM TOWN HALL TIGARD CITY HALL,.- 13125 SW HALL:BOULEVARD - TIGARD, OR 97223 o e Anyone wishing to speak on an agenda item must 0 sign-in on the appropriate sign-in sheets.__ 0, J Po/ O/O/ p/O/ r/O/ s/ O/ O/O/O/O/I/P/O/O/ I/O/®/O/ 0/I/�P/O/O/B/O/ q/.OiP/N/Oilgs/Y/®hY/ O/P/ I/O/O/O/∎ /I/® /47/®/r/O/P/,/O4A PUBLIC NOTICE: Assistive Listening Devices are available for persons with impaired hearing and should be scheduled for Hearings Officer meetings by noon on the Monday prior to the meeting. Please call (503) 639-4111, Ext. 320 (voice) or (503) 684-2172 (TDD - Telecommunications Devices for the Deaf). Upon request, the City will also endeavor to arrange for the following services: ➢ Qualified sign language interpreters for persons with speech or hearing impairments; and ➢ Qualified bilingual interpreters. Since these services must be scheduled with outside service providers, it is important to allow as much lead time as possible. Please notify the City of Tigard of your need(s) by 5:00 p.m. on the Wednesday preceding the meeting date at the same phone numbers as listed above if you are requesting such services. (OVER FOR HEARING AGENDA ITEM(S) CITY OF TIGARD HEARING'S OFFICER PAGE I OF 2 7/24/2000 PUBLIC HEARING AGENDA S S ! City of Tigard Community Development Shaping Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503)639-4171 Fax 684-7297 TO: Larry Epstein, Tigard Hearings Officer FROM: Mathew Scheidegger, Assistant Planner �� z DATE: July 10, 2000 SUBJECT: Appeal of Director's Decision to approve with conditions the City of Tigard Partition, Casefile No.: MLP2000-00003. BACKGROUND: On June 16, 2000, the Director issued a decision to approve, subject to conditions, g. request for a minor land partition to partition the 1.74 acre lot located at 13230 SW 154 Avenue to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary for the access to the recently competed Menlor reservoir located on the adjacent Tax Lot. On June 16, 2000, the appellant filed an appeal of certain conditions of approval contained in the decision. The related criteria in the Community Development Code, a summary of the conditions appealed, and staffs response follows. Section 18.420 (Land Partitions), 18.705 (Access Egress & Circulation) And 18.765 (Off-Street Parking And Loading Requirements): Appellant's Statement: The applicant's proposed ublic right-of-way will serve as a trailhead by which citizens from all over the community will enter a vast greenspace enlarging the use to which the partition will be put and increasing access and egress requirements. Round Tree Estates Subdivision borders the proposed partition to the north. The subdivision's Declaration of Conditions, Covenants and Restrictions includes parking restrictions. The application fails to address the resulting increased traffic and changes in access and egress needs that this proposed partition creates. The proposed partition does not meet the requirements of Sections 18.420.050.A.2 and 18.420.050.A.5 which requires the applicant to ensure there .are adequate public facilities (e.g. off-street parking, emergency vehicle access, etc.) available to serve the proposed public right-of-way. Furthermore, the applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site for public access as stipulated in Section 18.705.010 and 18.705.020.A. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 1 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • Staff Response: The appellant,points out in his appeal that off-street parking is not addressed in the Director's decision based on Section 18.420.050.A.2 and 5, which deals with public facilities. According to the decision, public facilities deals with "Street and Utility Improvements," "Minimum Rights-of-Way and Street Widths," etc. Off-Street parking and emergency vehicle access is associated with 18.765 "Off-Street Parking & Loading Requirements." Section 18.765 is not associated with this land-partition because there is no construction associated with this decision. After further review of the Off-Street Parking standards, staff can not find any criterion that applies to the partitioning of vacant land. Chapter 18.765.020 "Applicability of Provisions" states that the following categories are applicable to the provisions of this chapter: • New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. • Expansion Of Existing Use. At the time of an enlargement of a structure, which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070. • Change of Use. When an existing structure is changed from one use to another use. • When Site Design Review Is Not Required. Where the provisions of Chapter 18.360, Site Development Review, do not apply,. the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review as governed by Section 18.390.030. • Building Permit Conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner. Emergency vehicle access has been addressed in the decision under Section 18.705. "Access, Egress and Circulation." The appellant has stated that the applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site. The director's decision addresses access, egress and circulation and finds there is adequate access to the reservoir. Access is not proposed on the larger undeveloped portion of the partition because there is no new development yet to access. There is an access available to the partitioned property. However, the access on the portion of the property that leads to the Menlor Reservoir complies with the criteria of Chapter 18.705. The existing access drive is 18 feet wide and has 18 feet of aving. The standard calls for one, 15-foot-wide drive with 10 feet of pavement. Staff finds the existing condition of the access drive to meet the minimum standard. Section 18.765 (Off-Street Parking And Loading Requirements): Appellant's Statement: The applicant must provide a vehicle parking area with adequate capacity to ensure the traffic carrying capacity of nearby streets and to minimize any hazardous conditions on the site and at access points. As stated above, Round Tree Estates' CC&R's includes parking restrictions. As stated in the application, the applicant intends to develop public trailhead by which the community will access a large planned greenspace. The applicant's proposal does not meet the off-street parking requirements of Sections 18.765.010.A and 18.765.010.B. Staff Response: As mentioned above, Section 18.765 is not associated with land-partitions because there is no construction associated with this decision. After further review of the Off-Street Parking standards, staff can not find any criterion that applies to the partitioning of land. The Appellant addresses CC&R's for Round Tree Estates, the City does not enforce CC&R s. Unless, City parking restrictions are imposed by the City Council, all public streets that are un-posted are available for parking. In addition, the trail and trailhead were not part of the proposal under review. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 2 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • Section 18.790 (Tree Removal): Appellant's Statement: To encourage the preservation of trees, Section 18.790.030.A specifically requires a tree plan for the removal and protection of trees for any partition. The proposed trailhead includes several trees that have not been identified for either preservation or removal as required by Section 18.790.030.B.3. Are there trees to be protected? Removed? Since this will be a nature path and the code encourages the preservation of trees, I assume pedestrians and trail construction and maintenance vehicles will be expected to neatly tiptoe around there trees? The applicant believes a tree plan "does not appear applicable" when the existence of trees in the middle of the proposed nature path and the code specifically requires one. Staff Response: Staff has addressed tree mitigation in the decision by placing a condition that deed restrictions be placed on the parcels that requires Sensitive Lands review prior to any trees being removed on slopes 25 percent or greater. No development is proposed on. the 1.35-acre parcel at this point. When development is proposed, a tree plan and mitigation plan will be required to be provided. Section 18.810 (Street & Utility Improvement Standards): Appellant's Statement: The proposed public right-of-way for the 154th street extension is not wide enough, because it does not consider the steep slope and daylight drain immediately adjacent to the east sidewalk. The steep slope will erode across the sidewalk and impair pedestrian safety and water quality. Sections 18.810.010, 18.810.020.E1.g and 18.810.020.E.1.j require the consideration of steep slope and pedestrian safety issues for the implementation of public facilities such as public streets. The public right-of-way must be wide enough to neutralize the impact of the steep slope and daylight drains. There is a daylight drain in the northeast corner of the subject site, and there is a drainage ditch along the entire northern property line. The property is steeply sloped from south to north. The applicant must develop a drainage facility large enough to accommodate all upstream drainage including properties to the east and south as per Section 18.810.100.C. Yet, no easement for public storm drains or surface water drainage patterns are shown on the plan. They are required per Sections 18.810.010, 18.810.050.B and 18.810.100.A.3 for the implementation of public drainage facilities including storm drains and a water retention pond. The applicant has constructed the 154th Street extension; however, the proposed nature trail has not been completed. Section 18.810.070.A.2 of the Community Development Code requires the applicant to construct all sidewalks including the proposed nature path trailhead. This must be completed before approval, or be cited as a condition of the application's approval, to ensure useable public access. Staff Response: The width of the right-of-way (ROW) is not set by topographical constraints adjacent to a roadway. It is agreed that there is a slope to contend with, and it will have to be addressed when the applicant (in this case the City) submits construction plans for the roadway extension. This is no different than any other project. Likely, the City will need to establish a slope easement on the east side of the roadway to cover the graded slope that will exist behind the ROW. The design of the roadway extension may also necessitate a retaining wall on the east side of the roadway. The City will enforce their public improvement design standards which control how steep a slope can be behind the sidewalk. If the slope requirements can not be met, then a retaining wall would be required. The design of the retaining wall, if required, would be reviewed and approved by the Engineering Department prior to construction. It may also have to be reviewed by the Building Division if the height is over four feet. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 1541H Page 3 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • • ;._ Regarding storm drainage, as was stated in the Director's decision, the larger parcel may eventually be developed. It is not receiving development approval as a result of this partition. The purpose of this partition is simply to break-off the larger parcel and establish the smaller.parcel for access to the City's reservoir. It is not practical to establish a storm drainage system on the larger parcel at this time because it is not certain how that arcel will be developed. The shadow plat shown on the application plan was merely for purposes of illustrating how the site could be developed in the future, and how a roadway could be extended. A future developer may have other ideas. Since the larger parcel will not be developed as a part of this partition, it will not generate any new storm water runoff, and is therefore, exempt from addressing storm water issues at this time. When the larger parcel is developed in the future, the City will require that a storm drainage system be designed and installed to address the City's and USA's regulations concerning upstream and downstream water runoff. SUMMARY AND CONCLUSION: Appellant's Statement: The applicant claims the Minor Partition "appears to Meet" most of the applicable review criteria because the partition does not involve any development. However, Section 18.120.030.A.56 clearly defines Development as a material change in the use of land or a division of land into two or more parcels, including partitions. To ensure the best interests of the surrounding neighborhood and community are met it is in the public's interest to ensure that the issues cited above are addressed. And, these issues must be resolved now while the property remains in the public domain before the subject property is partitioned. Beyond what the Code requires, as outlined in the previous pages, common sense tells us the proposed public right-of-way for the planned nature path and trailhead establishing access to the public greenspace is clearly inadequate and will necessitate the dedication of the entire 1.35 acre parcel to public ownership for storm water retention, greenspace and trailhead access. • Neighborhood doesn't want their streets plugged with the parked cars of birdwatchers, walkers and joggers. Off-street parking is required. • Trees exist in the proposed narrow public right-of-way. • The south end of the proposed nature trail and the north end of Tax Lot 2S105DB- 00400 are too steep to allow a path to be constructed straight up the property. A path built straight up the property would not be easily traversed by pedestrians and would ensure significant erosion problems. • A six-foot corridor is not sufficient for the safety and comfort of pedestrians. • Six feet will not allow mechanized equipment access to the proposed trail for construction and maintenance. • The Clute property has significant drainage problems that have not been addressed. • Section 18.810.050.B requires 15 feet for utility easements. A water pipe is given a 15-foot easement. The applicant's proposed nature trail on a six- foot right-of-way suggests citizens are not worthy of the same consideration given a water pipe! This application appears to have been completed with little thought and consideration for the planned greenspace, the immediate neighborhood and the Tigard Community. The applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria. I oppose the proposed partitioning of the Clute Property (Tax Lot 2S105DB- 00600) on that basis. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 4 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • Staff Response: Staff finds that the criterion stated in the appellant's appeal has been addressed in the decision as noted in the above responses. According to Ed Wagner of the Public Works Department, the land belongs to the Water District. Therefore, it is not the City's land to transfer over to public property. Mr. Ramsey's bullet points have been addressed in the above responses. The property in question, is zoned R-25, which is designated, "High Density Residential" on the Comprehensive Plan. Under the definition of the R-25 zoning designation, "The R-25 zoning district is designed to accommodate existing housing of all types and new. attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted." Mr. Ramsey states in the last paragraph of his appeal that, "the applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria." According to the Tigard Development Code, the owner of the subject property has not altered the intent of the property in any way. A partition is a legal and permitted land use application within the City of Tigard. EXHIBITS: Exhibit "A"—Copy of the Director's Decision Exhibit "B"—Appeal Form and Related Material 1:1 curpIn\mathew\mIp\mIp2000-00003.appea1.doc • APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 5 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer j 1 Os' 11 EXHIBIT A �;}�'.�.°'>.r.F�-_.;,�,.•:�S}..!..'pt.fr,�:(i,e..:L;',rn'r.+-'.e•tt':;��'v�?„(�,:im�y.T:%J,"x-'`%°!-:,5.�1�f;'.z.3C,mo'.,"4'4.rt�„;.�.�.'�.,_=,�r-°Sx:yi�.`"r,:v;:s•-r:,�r.?.44,4 'q;�.:,i"'T,.:.,>-'.•�.._y?F fi�t"-,i;b?.3.���._zi✓[1'[..�ii.$,nj'•i..o a.j;.::y`:r✓s�,s_�ti.�:x'ma,-.'f.�R:;�c.;-�`,•�'F.'--rro:.,, ;Z54 '.,=z' nx9s3,.nzc,R„°,.;5*^:.�n xiY�.s"�^^t;•»�i�.z”a,;::�k=•a�a-+,Y�..,.�...^�'a.'`>�.^•.p':sPj�-r`;ra.°r•:;i.-ti'm',,_.x�:->`O�S:t`Z�C;?""::-',=x``�"; >,,'-_1�'".}.>*.,,.:"I..-+ .^.✓_1 •'^9.2-7 - . ya-/-s ` .;� $..�; 1 ; -iURB✓ANS ERVICEAREA-.= ;�;{' .2�4 . > . = MINORANDfiPARTITI.ON rMLP/ 2:0102=4).000$;-,P- ": OFTIGAR Rai;rc y'�-S:v r : ; :1s5 , PARTITION a:I 54TH a ,^ .• - . . 120 DAYS = 07/28/2000 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed MenlOr Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard Tigard, OR 97223 • OWNER: Same • ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION P,:`,f,::�L�.;Y�i�".'�,,.;,:��a:f':,"�,��.�.�,b�Z�;',;a,��r�' ''��,>s`�4;„.��Xss.�'.°.�:r•h'.'�.<„•y5�«,,.'�S,�:�.;���s,:,��r#q,�,;PP;,RO.V:G'".ED��n t hed`P,e3.txS,o" e." :.:,,:.,'•<.^,z-/"+`Y•`� "-4x:LfNeticeshereby et tat th.eCiYof:Ti rdr.0 iomu9n•tDec'e.�lo f.'r•z P mb�^m1P•.:e,:,,,ae D�....ire::e.cP to: r� ;;..rdei F>, sa n�/,_'e: e,-. ha,aa.p,.s,-..:, ;f., : w+;j"4'=?9;7 ;' „ > � �request`subjecYto,certain=conditions.. ��;;:<- ''^',f ::><'dt:-- 'ta•'{• .r:».< ,. „qs .;fit}E oz:,re x,> . < , -'�>. %?i4� _'%$.;SS.;,r1.47;1•5-,z,�`',�'2t,�,1 ;Th. � � s ,<-''., . :.n, . "�'._.. n-' �:I;'.�' : s•. : ;.. eEfndit igs=and;conclusions;:on which-the.:decslons.baseu,are noted.tr� Section V r „ g,;,- .kv,.r ».s:. _ .ty• -;r.• .,n:e •v'. �, -t ..'t. '.=. ~ys3z ,. .,, „ a - .r4,; .rcl ..._ .... .. ...> ... .. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 1 OF 14 CONDITIONS OF APPROVAL '•e.,.n'-:eY:v ec '4.r,:r-a „f „a ;,a%a^-:x't'9r,< ,.:rw:_<...,£;!.'...ry3Y``.PF..,-.ue+ur. 3YfAs t.:.i♦.'� 5 "S ;¢_;. ..d y •�f�!-c` ,yam: �' y` -.<TS"�?,3- a.r -t.r... '�•. ,.0 }L•'J'F: Y. S i M ; e ¢, (pPRIORTO THE APPROVA 'AF HEINALxPARTITIONxP,LAT'4 ...SE�w-.$>l-`•Px�3��&8v^,L� � � --max -'` .r:� < °rrS.r.�•;, ,� r�aa.•rR:sp-ti .-za,ss-M;&xtt�d4 wds;<: °7a,''. ..a.rahn°.:�g...,,�Ww Y,+s:nil# +'• y§,x+a, 1,i,.T �"�-�rw`,�,-w ,� , THE£FOLLOWING=CONDITIONSc°S HALL BESATISFIED:- �.£: h'l,`-i;:.' ';,a,• � .z r.:>,.:.sFxv.a ......«ik'`.7'7...c.:'r :ra''ef4 r"�'.n -3,;.'�. _`✓Y` ,'y "s: - c,'t'.:.a":-me« °a. %,.f= ",�.�,, Submit the following to the Planning Department (Mathew Scheidegger 639-4171 x317) for review and approval: 1. Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required plantings. . 2. Record a deed restriction on the parcels that requires Sensitive Land review prior to any trees being removed on slopes 25 percent or greater. 0,7-;;:14- ; �: ; ,m z T1iEFOLLO,WING', ONDITIQIV:S.SHALIBESATISFIED,_, = aM: � ;_ �, s� '�` F � � � °�.°t; ��•�'r• -•>�• i_y; -F.,:z�'�°c;.=r'�;3�:;:: .�;�Rtwb'.�su� -- fir; ,. � �z. 'R �� � -�Y= -fr l �- • h>ye ; PRIG.R�TO ISSUANCE:PF BUILDING PERMITS: 4 ,;:� rr .:;� ..,�.-a,..d.,�?t:ss`rL m.,.a.:.,a e�€.,•- :^,;.: '...._.«.;w,_z<.c »-a•,�,'w.�as, ::,..�L�k:,n ss: •.-rs:ur.'a�,...,..-s.,r.:�.•ms- :m.•�a.r�ak,�..s.„..�oz;:a-,.<:-mss,:w.=,3c�,r,.s�':°.,,,..,�,�-...x ..:._.�.�..Y.�, Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 3. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. a& <6y�� Mj b ' A.,'T,..f„ Hz E••..: =°a F P+=:hO.«I.�LO W N G ONDT I.eO£:�NSvSA Ltk B.E'-W�.aS FID OgyRTO e AL OF�tTH FINALaPL .T> m g.aS kt> l �� 'Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 4. Prior to approval of the final plat, the applicant shall have construction plgns submitted for review and approval by the City Engineer for the proposed extension of SW 154 Avenue. 5. The final plat shall show a right-of-way dedication for SW 154th Avenue of 38 feet, as shown on the preliminary plan. 6. The applicant's construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers storm drainage, street trees, streetlights, and underground utilities shall be installed for SW 154 Avenue. Improvements shall be designed and constructed to local street standards. 7. A profile of SW 154th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade through the larger parcel as shown on the applicant's Future Street Plan. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to `Erosion Prevention and Sediment Control Plans — Technical Guidance Handbook, February 1994.” 9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's Global Positioning System (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 2 OF 14 •} B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW 154 Avenue shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the • final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. " irrte '3:'r �;t,„-,- �fi;. bro .s ,.� _.r_, j,T.... ;fv�"'.k�'��52: `:i?sr: L. :=N THIS.AP,PROUAL`1S VAt-Ior:EXERCI.SEp gmiN:EIGHTEEN:181/f t�� �}+.�.�s��.da;��',�',�" x.7,°',4:�`iLv:�"F1�4'.,3„ i�'4°i£e$Y�Y'F9.;;"F,:3"�4',`>:iG�-"F:+.�,j .iy7F �^.K.:IFSr:-.7,.:. '.��; .�' ,'."' �4� ,,mss y'✓. +V.�,;�>sa%-s"L°s°'' '�: a;+� �`�"� ^Ya -Y� �•.5�: 4� s¢.'� . i 4...- � `.0'Ow Jam '-�F.�N'i �':.SF,-ki`.Y.G%titr..is,� <:•y•� :'"<.," ". . I . ... ' . MONTHS:OF THEa:EFFECTiVE?bA; E F�THIS>DECiSION N" 3 �` �a.': ,. ,�T O a OTEDUNDER:; � :;: Fes' ` a...y:a " ' ' g t ( THE.,PROCESS=ANDAPPEAL SECTION OF{THIS DECISLON ` r S. w'>�.r ;fi*'�:"�.-j✓ .t3�'„.:-_ . ...,o;.xar.,.:--;y,+_, .-w+'s, ,-..+^. .,..�wr_.. ..-.?".w+snxo ..�.,aY''a:a,�fi+,�.c - v,.wF..r...' - :c; _',.a^••z-..,r. .zw..z5c+-. .-.?� ..4-.v;-�":.-. ,. ..°V;::%;_S;„� SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the Urban Service Area. The property is designated Medium Density Residential on the Tigard Comprehensive Plan Map. No previous land use actions for this parcel appear in the City's land use records. Site Information and Proposal Descriptions The subject property is approximately 1.74 acres. The City's Public Works Department proposes to partition the 1.74-acre lot to allow for the sale of a 1.35-acre portion of the property, which was originally acquired and now not necessary for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Twelve (12) letters were received addressing the City's land partition. Concerns throughout the responses to the project have common issues. Dedicating the 1.35-acre portion of the partition to parks or greenspace. Other issues include privacy, tree retention and property values. Staff response: According to zoning districts, the parcel of land in question is located in an R-25 zone, which is designated "Medium-High Density Residential.” Every property surrounding the subject site is designated medium-high density residential. The subject property is zoned R-25 which allows development. The City cannot deny an application based on possible affects to property values. Leaving the rest of the property as open space has been discussed with the Tigard Public Works Department and the Water District. Ownership by the District is separate from the City's ownership. According to Ed Wagner of the Public Works Department, "the property is owned by the Water service area, not the City, a fact by law. The District has chosen to sell the property for budgeting purposes. We need to sell this land to buy another reservoir site at a higher elevation, to provide water to those residents—water is a little more important than parks when it comes to fires and human needs. If we get another piece of property and we get the pump station located then, and only then, would we consider selling water land at the Menlor site to the City for park land." The City is providing a .nature path to extend to Menlor Park property to the south. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 3 OF 14 • • , • Tree mitigation is an issue not only for the residents but with the City as well. The existing trees on the site are on a slope that is greater then 25%. According to the Tigard Development Code, slopes greater than 25% require "Sensitive Lands Review (SLR)." However, this does not mean no trees would be removed. The City's Development Code does allow for tree removal, but has strict mitigation measures to insure that tree replacement is implemented. Tree mitigation and sensitive land review will be • required for any proposed development. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS - Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities are 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, or will be met as conditioned. 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. There is no minimum lot width required for the R-25 zoning district. Therefore, this standard does not apply. 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-25 zoning district is 3,050 square feet. The proposed partition creates two lots that are 0.39 and 1.35 acres respectively. Therefore, this criterion has been satisfied. 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 plat demonstrates that both lots will have at a minimum, 35 feet of frontage onto SW 154 after dedication which will be a public street. Therefore, this criterion is satisfied. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing structure on the newly partitioned lot will not be in violation of applicable setbacks. Therefore, this standard has been satisfied. 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 4 OF 14 !� 0) Neither lot will be considered as a flag lot. Therefore, this criterion is not applicable. 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 to the existing house on the newly partitioned lot is within ten feet of the proposed Ppartition line. A plan showing tax lot 600 being screened from the access drive of the newly partitioned ot according to 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 a detrimental effect on fire-fighting capabilities. Fire district regulations will be reviewed at time of development. Therefore, this criterion does not apply. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The newly created lot (1.35 acres) is being partitioned from Tax Lot 600 because it is not needed for access to the reservoir property located on Tax Lot 400. Therefore, the access road, located on Tax Lot 600, will be used primarily for accessing the Menlor Reservoir. The City owns both tax lots. Therefore, a reciprocal easement is not necessary. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. Standards regarding the access road associated with this partition and Chapter 18.705 are discussed later in this decision. 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 partitioned lot is not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. No variances or adjustments have been submitted with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, not all of the criteria have been fully met. If the applicant meets the condition listed below, the standards will be met. CONDITION: Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required planting. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 5 OF 14 • TABLE 18.510.2 - (Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES. ISTANDARD �..<x f 1: .Y.,;, �g , .. . . �- r, �-�" � <� �x -MFiDU:..� ��,_;_�--�»,F .�•� t,�*,�'SF DUB:.-�f�:• ,°: 3: ' n ',: - �»r sx:?'s6:e.`z1<;+'�:;ksT:K +^`.:*^': •.. �*14tki:&<^`?',rs,a: Minimum Lot Size -Detached unit 1.480 sq.ft 3,050 sq.ft.per unit -Attached unit 1,480 sq.ft. -Duplexes 6,100 sq.ft.or 3,050 sq.ft per - Boarding, lodging, rooming 6,100 sq.ft unit house Average Lot Width None None Minimum Setbacks -Front yard 20 ft. 15 ft. -Side facing street on corner&through lots 20 ft. 10 ft. -Side yard 10 ft. 5ft[1] -Rear yard 20 ft. 15 ft. -Side or rear yard abutting more • restrictive zoning district 30 ft. 30 ft. Distance between property line and garage entrance 20 ft. • 20 ft. Maximum Height 45 ft. 45 ft. Maximum Lot Coverage[2] 80% 80% Minimum Landscape Requirement 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. • Multiple-family dwelling unit • Single-family dwelling unit Access, Egress and Circulation (18.705): Continuing obligation of property owner: The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The property owner will be required to maintain the subject site's access, egress, or circulation. Access Plan Requirements: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has submitted a site plan showing access, egress and circulation requirements that are to scale. Staff has reviewed the site plan and found it consistent with the criteria found in this chapter. 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. Joint access is not proposed nor required for this application. The access located on the reduced tax lot 600 is for the sole purpose of accessing the reservoir property. Therefore, joint access would not be beneficial to property owners or to the City. Public Street Access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 6 OF 14 4110'. �\ All access and egress connect directly to SW 154th Avenue, which will be dedicated by the City of Tigard for public use. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be discussed under Section 18.810 later in this decision. Required Walkway Location: - Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets, which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. No development is proposed with this application. Therefore, this standard can be deferred until time of development. Inadequate or Hazardous Access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: • Would cause or increase existing hazardous traffic conditions; or • Would provide inadequate access for emergency vehicles; or • Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The existing access for the newly partitioned lot will not increase hazardous traffic conditions, hinder emergency vehicles or cause hazardous conditions in any way. The access drive meets the standards set for access drives within residential zones. The existing drive is 18 feet wide and has 18 feet of paving. Therefore, this standard has been satisfied. Minimum Access Requirements for Residential Use: 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 as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 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 circular, paved surface having a minimum turn NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154T . PAGE 7 OF 14 Aft 4 . . radius measured from center point to outside edge of 35 feet; A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 f eet and a minimum width of 20 feet; the maximum cross slope of a required turnaround is 5%. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. - No new vehicular access or development is associated with this application. •Therefore, this standard can will deferred until time of development. FINDING: Based on the analysis above, staff finds. that the Access, Egress, and Circulation Standards have been met. Density Computations (18.715): The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. Because no development is associated with this application, this section will be deferred until time of development. Landscaping and Screening (18.745): The provisions of this chapter shall apply to all development of new structures, remodeling existing structures, and where landscaping is non-conforming. Therefore, this section can be deferred until time of development. Off-Street Parking and Loading Requirements (18.765): This chapter deals with parking requirements for new construction, expansion of existing uses or a change of use. This application deals specifically with partitioning of property. Therefore, the standards of 18.765 will be deferred until time of development. Tree Removal (18.790): Prior to any building on-site, a tree mitigation plan will be required. Refer to condition #2 of the Conditions of Approval section. . Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. No obstructions have been proposed,where the access located on the newly proposed parcel connects to SW 154 Avenue or the existing access to the residential dwelling located on the original Tax Lot 600. FINDING: Based on the analysis above, staff finds that the Vision Clearance Standards have been met. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: • NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 8 OF 14 • 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 24 to 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 154th Avenue, which is classified as a local residential on thg City of Tigard Transportation Plan Map. At present, there is approximately 38 feet of ROW on SW 154 Avenue north of this site, according to the most recent tax assessor's map. This narrow ROW was approved by Washington County as a part of the Round Tree Estates project. Because the narrow ROW is an existing condition, it does not make sense to require a wider ROW on this parcel. Therefore, Staff recommends that the 38-foot ROW be continued into this site. SW 154th Avenue is currently fully improved to the north of this site. The City is proposing to extend this street partially into the site in order to provide a standard driveway approach to give access through the smaller parcel to Tax Lot 400 (site of a City reservoir). The extension is shown to be built to City standards to match the existing improvements. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the.adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Theeapplicant's plan provides a Future Street Plan that shows conceptually how the extension of SW 154 Avenue could be extended easterly into the larger parcel for future development. The smaller • parcel will not be developed, as it contains the access road to Tax Lot 400 (the reservoir site). The conceptual plan is acceptable, but if and when this parcel does develop, a hammerhead turnaround will not be approved. A circular bulb would need to be provided at the end. It is feasible for a bulb to be provided, but it may mean that the larger parcel will yield fewer lots than what is shown on the Future Street Plan. Cul-de-sacs: Section 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154m PAGE 9 OF 14 • •`% The Future Street Plan shows that an east/west street from SW 154th Avenue will likely be extended into the larger of the two new parcels. Due to steep slopes in excess of 25%, it is likely that this east/west extension will need to terminate as a cul-de-sac. The overall length of the cul-de-sac would be approximately 300 feet, as measured from the intersection of SW 154 Avenue/SW Firtree Drive. Due to the constraints of the adjacent topography and the fact that there are no feasible street connections to the east due to existing development, it is likely that Staff would support a future variance to the cul-de- sac length standard. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is,precluded when it is not possible to • redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The City has shown that the only feasible extension of the public street is to the east. This partition does not preclude that extension. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on. arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The street extension proposed by this application appears to meet City standards. Block Designs: Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: • Section 18.810.040.B.1 states that 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 or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No street is proposed to be constructed with this application. Therefore, no City blocks will be formed as a result of this partition. Street patterns can be more adequately reviewed at time of development. Therefore, this standard has been met. Section 18.810.040.8.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 10 OF 14 • The City of Tigard has proposed to provide a 6-foot wide corridor along the proposed partition property line for future use as access to a City owned pathway located on Tax Lot 400. This is to allow access to . adjoining park property not related to street connections. Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The newly partitioned lot is a total of 58,050 square feet, 258 feet in depth and 225 feet wide. Therefore, this lot is in compliance with the criterion above. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Tax Lot 600 has 35 feet of frontage onto SW 154th Ave. The proposed partitioned property will have a total of 73 feet of frontage onto SW 154 Avenue. Therefore, this standard has been met. 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. Sidewalks will be required on both sides of the proposed street extension. The applicant's plan indicates compliance with this standard. • 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. There appears to be an existing public sanitary sewer line in SW 154th Avenue. This line will need to be extended further south in the new street extension to allow for future service to adjacent development of the larger parcel. Final review of this line extension shall be by Unified Sewerage Agency (USA). Storm Drainage: General Provisions: Section 18.81.0.100.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 existing storm drainage line in SW 154th Avenue must be further extended with the roadway improvements. Final review of this extension shall be by USA. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1547" PAGE 11 OF 14 • 410'‘ t ' • • Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall- withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments In 1997 the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, _ the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious surfaces. If the larger parcel is developed in the future, then these provisions will apply. 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. This standard has been satisfied under Section 18.810.040.B2. 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 is proposed with this application. Therefore, this standard is deferred until time of development. 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. The City proposes to dedicate a six-foot easement for a pedestrian nature path access to connect to an existing path on the adjacent Menlor property. The above section calls for a bike path to be eight feet unless it is within the roadway. This application is proposing an access to a pedestrian trail and does not address.the access as a "bikeway." 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 operaing at j50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding 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 NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 15471 PAGE 12 OF 14 •, •• 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 no existing overhead utility lines on SW 154th Avenue. All new utilities shall be placed underground. FINDING: Based on the analysis above, not all of the criteria of the Public Facility Section have been fully met. If the applicant meets conditions 4 through 11 listed under the "Conditions of Approval" section of this decision, the standards will be met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The public water line in SW 154th Avenue must be extended along with the roadway improvements. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewerage Agency (USA) Design and Construction Standards adopted by Resolution and Order No. 00-71 which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Since this partition will not increase the amount of impervious surfaces, this section will not apply. If the larger parcel is developed in the future, these provisions will apply. 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. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will -disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The public improvement plans must include a grading plan. 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 Building Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has no objections to it. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 13 OF 14 0 0': 4 i n . SECTION VII. AGENCY COMMENTS Unified Sewerage Agency Comments were received in the form of a letter. 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. 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. eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 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: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at 03) 639-4171. , / --�!_ _ - i.„ - - June 2. 2000 PREPARED B : ,, : +- -wSch- d:•ger DATE Assistant Planner all° Aih„ ' , �-12 June 2. 2000 APPROVED BY: Ric and Bewersdo DATE Planning Manager i:\curpin\Mathew\mipknlp2000-00003.dec NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1541" PAGE 14 OF 14 • • • • •i.1 1 t ':I OTT LOT TOO ."."'--1----. 7 )1 F -i-. -----. --_ . 1�° ' • CITY OF TICARD ' ..... -------,.._______---_,. ..,._____.! • -7/C.—_ T_'__.-_ TAX LOT 600 i j, , —z 1 . (A-771.0--- 1.74 ACRES \;l4N- _ I 1 , 1111- _ 22S' la lw .I 1 to XTO ' �I I :I `I I, -_ - 14 ( 4,:'\ --..-- --•- i/. _∎. ', / \ Ki1D WO ewe j- — ■ .--; Ise . HAM, , rR __ . EXTENSION.IPROPOSED Il� (TL 600 ' , EXISTING AREA FOR DEDICATION •--- —.—. rOP ---`� TO ITY -IGHT•OF•W Y —,(,,G.J . _ N16r PROPOSED TL1600 j 7 I-- 'ROPOSED AREA FO- 7-----7---1-� —/-- - I PARTITION LINE I L µl'YI� 'DEDICATION TO CITY 'C� RIGHT-OF-WAY FOR FUTURE ^� •C ta^-1.�/ HATURE.PATH ACCESS TO . i /• ■ 'la nmlta no»t0.nom to nano' CITY OWNED TAX LOT 400 ' -��.wlws2.�.t •\ ,.1C"' O FIOURBI UARCH 2000 1/ _Ti TIT..i i V^ .. L _ .. {� �/�-:• -� I /�..�� -—_�a Ti'i t'r�F"ci�r—i'�.—-—-� CITY OF TIQARD•(. •-- -- -= f I -- ..-\ ��----__-__ _-__...,. ...-.- PROPOSED TAXLOT 600 . II I I • • . . , . . PARTITION SITE PLAN • I. TAX UAP/LOT NO 2SI050800600 SITE RAN ,t t• 2.SEE FIOLRE 2 FOR CONCEPTUAL RE-PARTITION•SHADOW ""'t ''mod l L zo, tg� PLAN .-..1$■ — • • V r•il".N OF TAG CITY OF TIGARD PARTITION a . CITY TIGARD CITY Of noAQo SITE PLAN (MLP)2000-00003 . (Map is not to scale) • / CITY of TIGARD ' / ! I Gf 0011 AVNIC IN/OIIYATION eV3TEY I I � �"'� 0 eP A VICINITY MAP I 1 • ! . - 1 1 4p '• "URBAN SERVICE AREA 411.111 SW SORA c 11111 . %d*Illit& 044 ■ 1 • 111 - "'''IN'",���� w� uiioz�.. e� t �1 ! MLP2000-00003 1 III ` /mow �.��:{� au- saw . MIMI i Emir la I.>���� AWN 111 `-E'ROUNnTR=E �i S 1. i CITY OF TIGARD �1monni 11111111 all z 11� z • ail iii N ,,,,� !-W�� l..z PARTITION @ 7, NE: : Em 1 ..1111111 o. m? a• 1111114111 v WINTE GCE y ,0-1� y3 3<' wIlla arg 154TH AVENUE _ , 11111 I _ 11111 S r a7 I 1 ,1„1' t Uiit 1 . IRE= : _ ..1111111' N )VPY , 8,;\, I ., ,,y 1 I — -, SW BRISTLECONE WAY _ i r� . -P - N ill.DEW DRN I /I11uIIIII1 r 0 100 200 300 400 500 Feet 1'''','111 Q , 1'.380 feet II BRISTI a. ,� SUBJECT �,*l TAX LO I - 3 City of Tigard I i Information on this map is for general location only and ' i---_ should be verified vith the Development Services Division. 1 13125 SW Hall Blvd Tigard,OR 97223 X L] I I (503)639.4171 h1tp;IMnvw.ci.tigrd.or.us Community Development l --1 Plot date:Apr 21,2000;C:Gnagic\MAGIC03.APR ` • • 11 EXHIBIT B APPEAL FILING FORM s- iv=Ai'• FOR LAND USE DECISIONS TYPE II CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX::(503) 684-7297 The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore,sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION 1 � -,-474x 4A x , , . r ORISTAFFUSE ONLY Y ,F -mot , wit';',. s_- Property Address/Location(s) and Name(s) of the Application Being . L P c : No( Appealed: its- t 4rf -�' "" -. fl'Case'Name(s) . � ,I*° � , ' , w iReceiptPNo I I £ ,1.,- ; &' How Do You Qualify As A Party?: =,'�� j ' § ApplicationmcceptedtBV , °4 *s ,_ f „ 4..--.� - Date,- o .. _ ; .;- `a' ,Approved:Asp o Form B y. ... :-. , , .11-° Appellant's Address: ;. . ' '� r- ' ' City/State: Zip: .' �., ,; , -, f' ",�`. , ' �,.Deriied�:As' ogFotm By�;�.,��� :f.• _ i`: r.�i-'Sx.> _r.s xyx -�"'�s�'.'���Yw^ +' ��:,xa„ Cx'N'. a f 'k r: ,%?�° <}�..,_rte">a '. '"��'`"".�,s: � Day Phone Where You Can Be Reached:( ) .;� o, ; : ft ,-- -, . 451. ;,, - Ix:,-,;; n N. ,z•Rev.;10/3/961} I. urpinImasterslappeal.doc Scheduled Date Decision Is To Be Final: $ g - ,w, §...... �< 1--•.10 t.-. .r, i Date Notice of Final Decision Was Given: Specific Grounds For Appeal or Review: REQUIRED SUBMITTAL ELEMENTS • ✓ Application Elements Submitted: Appeal Filing Form (completed) Filing Fee(based on criteria below) > Director's Decision to Hearings Officer $ 250.00 > Expedited Review(deposit) $ 300.00 > Hearing Referee $ 500.00 > Planning Commission/Hearing's Officer to City Council $1,745.00 (+Transcript) Signature(s)of Appellate(s): 4 ././... • A,2/iii .. APPEAL FILING FORM FOR LAND USE DECISIONS I:tcurpin\masterstappeal (OVER FOR ADDITIONAL WRITING SPACEI PAGE 1 OF 1 • • • • NOTICE OF APPEAL: DECISION MINOR LAND PARTITION (MLP) 2000-00003, City of Tigard, APPEALED: Partition @ 154th Avenue; Notice Issued June 2, 2000; Effective June 17, 2000 . FROM: Jaime C. Ramsey 15367 SW Fir Tree Drive Tigard, Oregon 97223 Hm: (503) 590-3318 nt-CEJTFO Wk: (503) 625-2560 x.417 e-mail: ramsev @teleport.com JUN 16 2000 DATE: June 15, 2000 COMMUNITY DEVELOPMENT TO: Richard Bewersdorff, Planning Manager City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 During the public comment period I submitted a letter (copy attached) citing Specific Review Criteria that the Applicant's proposal and narrative failed to address. The Director's decision failed to acknowledge issues addressed in my letter while also creating new issues. Specific issues established in my letter that were not addressed in the Director's Decision include: • Safe and efficient public access and egress to the trailhead and park via 154th Street on a public right-of-way narrower than specified in the code (38' vs. 42'). • Adequate public facilities including off-street parking for park patrons are not required • by the Director. • The preservation of trees in the proposed nature trail has not been required, and a tree plan was not submitted. • Erosion problems adjacent to the already built 154th Street extension on the larger parcel have not been addressed. • The Final Plat is not conditioned to include a public storm drain easement recognizing existing storm drains and drainage ditches extending along the entire northern property line. • The Applicant is not required to improve the proposed nature trail. • The proposed six-foot nature trail does not provide for the safety and comfort of pedestrians or allow for access of mechanized equipment for trail construction and maintenance. • Notice of Appeal Jaime C. Ramsey Page 1 of 2 • • NOTICE OF APPEAL: Specific issues created by the Director's Decision include: • The Final Plat is not conditioned to include a public right-of-way for a nature path establishing access to planned parks to the south, which were included in the application. • Deed restrictions including Sensitive Lands Review prior to tree removal on slopes greater than 25% is meaningless and redundant since Sensitive Lands review is required by code. I believe it is the Director's intent to protect Sensitive Lands and trees. Establishing a Conservation Easement on slopes greater than 25%would best protect Sensitive Lands and trees. A Conservation Easement exists on adjacent Sensitive Lands to the east. See plat map of Morningside Subdivision attached. The Applicant and Director defer the applicability of specific sections of the Community Development Code, because there is "no development". However, the code defines development as a material change in the use of land or a division of land into two or more parcels, including partitions. Because there is no guarantee that the largest parcel created by this partition application will be further developed, these issues must be resolved now. I am appealing the Director's Decision for the reasons stated above. The $250 fee is included with this notice. Attachments: Copy of Original Written Testimony Copy of Morningside Subdivision Plat. Check in the Amount of$250 Notice of Appeal Jaime C. Ramsey Page 2 of 2 • • RECEIVED MAY 5 2000 COMMUNITY DEVELOPMENT FROM: Jaime Jaime C. Ramsey K P • 15367 SW Fir Tree Drive Tigard, Oregon 97223 Phone: (503) 590-3318 e-mail: ramsev @teleport.com DATE: May 5, 2000 TO: Mathew Sheidegger, Assistant Planner Planning Division, City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 REFERENCE: File Number:' MINOR LAND PARTITION (MLP) 2000-00003 File Name: City of Tigard Partition @ 154th Avenue The Applicant proposes to partition Tax Lot 2S105DB00600. This property is also known as the Clute Property. The Applicant also proposes to dedicate two public rights- of-way. One would extend 154th Street into the subject partition; the second public right- of-way would serve as a trailhead and establish access to planned contiguous public greenspace to the south. The Clute Property is'a very important property for the surrounding neighborhood and the Tigard Community. It will provide access to more than 20 acres of greenspace, parks and potentially miles of trails (Reference Tax Lots 2S105DB00600, 2S105DB00400 and 2S105DC00201 owned by the City of,Tigard; and, 2S105CD00100 and 2S105CD00200 owned by The Trust for Public Lands). This planned greenspace is nearly as large as Summer Lake Park and is as important to the citizens of Tigard and Tigard's Urban Service Area. The proposed partition does not consider the importance and intended use of the Clute Property and the contiguous greenspace. I have reviewed the Applicant's file. While the Applicant's narrative indicates that they "appear to meet" all Applicable Review Criteria, in fact they do not. Issues regarding the proposed partition must be resolved now while the property remains in the public domain. Specifically: 1. Approval Criteria 18.420 and 18.705 The Applicant's proposed public right-of-way will serve as a trailhead by which citizens from all over the community will enter a vast greenspace enlarging the use to which the partition will be put and increasing access and egress requirements. Round Tree Estates Subdivision borders the proposed partition to the north. The subdivision's Declaration of Conditions, Covenants and Restrictions includes parking restrictions. The Comments Jaime C. Ramsey Page 1 of 4 application fails to address the resulting increased traffic and changes in access and egress needs that this proposed partition creates. The proposed partition does not meet the requirements of Sections 18.420.050.A.2 and 18.420.050.A.5 which requires the Applicant to ensure there are adequate pubic facilities (e.g. off-street parking, emergency vehicle access, etc.) available to serve the proposed public right-of-way. Furthermore, the Applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site for public access as stipulated in Sections 18.705.010 and 18.705.020.A. 2. Approval Criteria 18.765 The Applicant must provide a vehicle parking area with adequate capacity to ensure the traffic carrying capacity of nearby streets and to minimize any hazardous conditions on the site and at access points. As stated above, Round Tree Estates' CC&R includes parking restrictions. As stated in the application the Applicant intends develop a public trailhead by which the community will access a large planned greenspace. The Applicant's proposal does not meet the off-street parking requirements of Sections 18.765.010.A and 18.765.010.B. 3. Approval Criteria 18.790 To encourage the preservation of trees Section 18.790.030.A specifically requires a tree plan for the removal and protection of trees for any partition. The proposed trailhead includes several trees that have not been identified for either preservation or removal as required by Section 18.790.030.B.3. Are these trees to be protected? Removed? Since this will be a nature path and the code encourages the preservation of trees, I assume pedestrians and trail construction and maintenance vehicles will be expected to neatly tiptoe around these trees? The Applicant believes a tree plan "does not appear applicable" when the existence of trees in the middle of the proposed nature path and the code specifically requires one. 4. Approval Criteria 18.810 The proposed public right of way for the 154th street extension is not wide enough, because it does not consider the steep slope and daylight drain immediately adjacent to the East sidewalk. The steep slope will erode across the sidewalk and impair pedestrian safety and water quality. Sections 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j require the consideration of steep slope and pedestrian safety issues for the implementation of public facilities such as public streets. The public right-of-way must be wide enough to neutralize the impact of the steep slope and daylight drains. There is a daylight drain in the Northeast corner of the subject site, and there is a drainage ditch along the entire northern property line. The property is steeply sloped from South to North. The Applicant must develop a drainage facility large enough to accommodate all upstream drainage including properties to the east and south as per Comments Jaime C. Ramsey Page 2 of 4 • • . •:� • Section 18.810.100.C. Yet, no easement for public storm drains or surface water drainage patterns are shown on the plan. They are required per Sections 18.810.010, 18.810.050.B and 18.810.100.A.3 for the implementation of public drainage facilities • including storm drains and a water retention pond. The Applicant has constructed the 154th Street extension; however, the proposed nature trail has not been completed. Section 18.810.070.A.2 of the Community Development Code requires the Applicant to construct all sidewalks including the proposed nature path trailhead. This must be completed before approval, or be cited as a condition of the application's approval, to ensure useable public access. Summary and Conclusion The Applicant claims the Minor Partition "appears to meet" most of the Applicable Review Criteria because the partition does not involve any development. However, Section 18.120.030.A.56 clearly defines Development as a material change in the use of land or a division of land into two or more parcels, including partitions. To ensure the best interests of the surrounding neighborhood and community are met it is in the public's interest to ensure that the issues cited above are addressed. And, these issues must be resolved now while the property remains in the public domain before the subject • property is partitioned. Beyond what the code requires, as outlined in the previous pages, common sense tells us the proposed public right-of-way for the planned nature path and trailhead establishing access to the public greenspace is clearly inadequate and will necessitate the dedication of the entire 1.35 acre parcel to public ownership for storm water retention, greenspace and trailhead access. • The neighborhood doesn't want their streets plugged with the parked cars of birdwatchers, walkers and joggers. Off-street parking is required. • Trees exist in the proposed narrow public right-of-way. • The south end of the proposed nature trail and the north end of Tax Lot 2S105DB00400 are too steep to allow a path to be constructed straight up the property. A path built straight up the property would not be easily traversed by pedestrians and would ensure significant erosion problems. • A six-foot corridor is not sufficient for the safety and comfort of pedestrians. • Six feet will not allow mechanized equipment access to the proposed trail for construction and maintenance. • The Clute Property has significant drainage problems that have not been addressed. • Section 18.810.050.B requires 15 feet for utility easements. A water pipe is given a 15-foot easement. The Applicant's proposed nature trail on a six-foot right-of-way suggests citizens are not worthy of the same consideration given a water pipe! Comments Jaime C. Ramsey Page 3 of 4 • • This application appears to have been completed with little thought and consideration for the planned greenspace, the immediate neighborhood and the Tigard Community. The Applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria. I oppose the proposed partitioning of the Clute Property (Tax Lot 2S105DB00600) on that basis. Respectfully, Jaime C. Ramsey • • • Comments Jaime C. Ramsey Page 4 of 4 • • • • MORNINGSIDE SHEET INDEX:• PLAT BOOK /D SHEET 1- SURVEYORS CERTIFICATE /2 PAGE Jo LOTS 12-32 WITH CURVE DATA • • SITUATED IN THE SE AND NE QUARTER OF SHEET 2- LOTS 1-11, 33-38, TRACTS AND'8' 9TH CURVE DATA RECORDED AS DOCUMENT No. 9(0093/5'6 • SECTION 5, TOWNSHIP 2-SOUTH, RANGE 1 OF THE SHEET 3- DECLARATION,ACKNOWLEDGMENT LEGEND: ° CONSENT AFFIDAVITS.PLAT NOTES WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON AND APPROVALS • DENO1035/e LR.F.WTI*RUM.1411011 R.P.C.IA DOCENT AS NOTED + , Is, DENO10s S/6'LR.f.WTI Y.P.C.STAMPED'ALPHA ENC.MC DATE: OCTOBER 1 1, 1996 0 0E40TES 2/6'IRON ROD SET NM RED PLASTIC CAP STAMPED'w,LMS Lteor DENOTES 0/6'X30•NON ROD TO DE SET Y•TM RED PLASTIC CAP SCALE: 1" = 50' • HARRIS-MO(0NAGIS ASSOCIATES, INC. REGISTERED STAMPED•W.LM,.LS.600'PER 0.8,3.97.070 ENGINEERS-SURVEYORS PROFESSIONAL sr,ON 11 422-90-_ JOB NO. 95-29 12555 s.w,M4NL BLVD. LAND SURVEYOR T1uRD.OR 97223-82e7 _ -_. • 00140103 2/0'X30'NON R01 TO SE SET WITH ALUMNIM CAP TELEPHONE: 503 639-3453 -40r-,e/---� 014 CENTERLINES OF ROA05 STAMPED'W.LMO.LS.606'PER O.R.S.02.070 BOUNDARY SURVEY AND BASIS OF BEARING: SURVEY N0, 26,414 FAY:(503)639-1232 _ �i.,-� SET ON H.:2•se OR IN 1w N DENOTES 8/6•NC 4 ROD FOUND ON CENTT R VIES Er ROADS NCTE: THERE ARE NO GEODETIC MONUMENTS WITHIN I WI UAM L McMONAGLE p MIMES 001181.PONT ONE-HALF MILE OF THE BOUNDARY OF THIS PLAT. °.°' MIRES 12-3131-96 ■4 DENOTES 1/4 CORNER CENTERLINE CURVE DATA: S.M. DENOTES SURVEY NUMBERS CODE DELTA RADIUS LENGTH CHORD BEARING sr DENOTES SOMME FEET D 1707' 198.66' 90.18' 07.16• 5 75.36'38'E I.P.E. DENOTES RCN PO`E FOUND 20 E 26.30'49• 198,86' 9497• 97.95' 5 75'43'29'E I HEREBY CERTIFY THAT THIS I.R.E. DENOTES NON ROD FOUND If TRACING IS AN E ACT COPY OF Y.P.C. DENOTES YELLOW PLASTIC CAP • LOT CURVE DATA: 0.'.a_ R,P.C. DENOTES RED PLASM Cl? LOT DELTA RADIUS LENGTH CHORD BEARING �� MEL OEN0103 EASEMENT ID 9013'42' 18.00' 26.35' 23.51' N 44.52.02'W IP 70 01'40'53' 236.30' 6.93' 6,03' S 8998'26'E OA,iAM L.McM I.-" DENOTES CENIERUNE N = 21 14'45'50' 236.30' 60.89' 60.72' 5 8095'05'E • 22 05'00'58' 177.87' 15.57' 15.57' N 63'5803'W 22 12'04'07' 236.30' 49,77' 49.68' N 67'30'07'w NNRNRRR11,1N„1NARNNII,NRII,N9,N .23 2316'10' 177.87' 72.24' 71.74' N 7007'07'w PM 24 103.49'37' 18.00' 32.62' 28,34' N 5209'37'E 0 50 100 24 1417'31• 177.87' 44.89' 44.77' N 68'41'49'w `y SCALE 25 1415'53' 219.67' 54.74' 54.60' N 68.36'00'w �Dc 26 14'01'14' 219.87' 53.80' 53.67' N 82.44'34'w 20 9000'00' 18.00' 28.27' 25.46' N 44.45'11'W �'�`) • • JO 90'00'00'• 18.00' 28.27' 25.46' N 4514'49'E �0 �T TV 3 R O U. N DT R E E E S T3 A T E S . /�' N 001.49'E -- -3 6914'57'E \ I '_I I I I CC I I -- 11192,113' 341.09' ,��. 1 LOT 1 R I I I I 7 3-1/4 ALUNINUN DISK- rc3/4•IPS.CN gl I LOT 27 I LOT 31 SOU 0'i 1/4 CORNER • �/ WEST UNE N 0.08' I I I LOT 19 I LOT 26 1 g I I 10wN51GP 2-501.111.1 ' Q - 91.24 „ ' 1.ar 21,ar N 0014'49' E 1072.97' 23,00' 3.ar RANGE 1-NEST ]16,24' I\ +56.24 21' 21' 91.79' 3 91.00' 100.00' U,5.8.T,BOOK 7,PACE 552 INITIAL POINT- 1 5/0'IRON 800 { , 1 10 .10 r n '73' . 23,, . NITN R.P.C. `15'STORM DRAINAGE MD 1 ■ 4,, I rr.r. 26' STAMPED SANITARY SEWER(SAT. N '40. * ,•: �A] ti 'w.LM<.LS.eoe' „I '.&,,z, 23 �Y I� 4006 g o 4,27SF '�I I „ 41127 g 10' 0' 33 o dl IN n 21,10]g �I ,�,. 9 0014'49'E M 001449•C F"' S OD11'Ip'w SURVEYOR'S CERTIFICATE: Z s 001449 w0'Wd ^' 101.90 ! `/b 96.33' p1.ar }� I" �� IS'STORM I WILIAM L MOMONAGLE, HEREBY CERTIFY THAT I HAVE 302.19' /2 fL,WM 142.19' 4y1 4� n 25 „k ON ON[,S a W • g b DRAINAGE ENT. CORRECTLY SURVEYED AND MARKED WITH 5/8'x30'IRON RODS - .3 7• q 4121 g 4,013 g R K I '� amol g $ tl WITH RED PLASTIC CAPS STAMPED 'W.LUO.L.S. 808' EXCEPT AS 10 d 1- I- FSI- ��e 22 k/ 7j. N 0014'49'E M M 0014'49'E �� F s.aol4vr W _ SHOWN OR NOTED, ALL LOT AND TRACT CORNERS, CURVE POINTS AND Cl o Si 'a 17•w9 g wl A 94,07 1C4.0°. W I• 100.00' 4.9' N BOUNDARY LINE CHANCES IN DIRECTION THE LAND AS REPRESENTED • 2 < L 7• >, N 0311112'• t 0'6[T W H IN THE ANNEXED MAP OF 'MORNINGSIDE•, AND AT THE SE CORNER -- - _ 5 0014'49'w 97.76• ,,,..-4, 1( `'/JT T 150024 dR UNE ^g 29 3 I i °30g >� f"I W • n I j OF THAT LAND AS DESCRIBED IN DEED BOOK 847,PAGE 108,I SET A W • 276.96' - 0.,t 116.05• ,;H 7 H 9,430 g • • g b 5/0•x30 IRON ROD WITH RED PLASTIC CAP STAMPED 'W.L.Mc. LS. 808' W' b• 7,7119 SF .s I 34 2 • $ z- C 3�'n 0.F al.'', 'a y R.16.ar $e R-te.ar 3 'Q t4ar Ni N FUk THE INITIAL POINT, SAID POINT BEING LOCATED FROM THE SOUTH _ �' a o. 21 P 1-32.112' L-211.0'7 N I L∎2427• QUARTER CORNER OF SECTCW 5, N 0014'49•E 1892.85 FEET TO THE - W W ep (n 16,769 g I� :� _ 107,65' 62.00' 62Ad_ _--_W SW CORNER OF SAID DEED AND S 8924'57• E 341.09 FEET; THENCE ; DESCRIBING THE PUT BOUNDARY AS FOLLOWS: ALONG THE EAST V1 (I) 5 0014.49'w wo „' 90.96' - W I S.W. 153rd TERRACE LINE OF LAST SAID DEED AND THE EAST LINE OF'ROUNDTREE �� 101.911• �ILt - _,''-,,-•• ••-•.-..-• - ¢-• -••-.. ,O Q 267.ve' ^ s 001440'• 274.29 N 0014.49•E 240.57' ESTATES' PLAT, N 0014'49•E 1072.97 FEET TO THE CENTERUNE OF r. ,w p r' SW SCMC LLS FERRY ROAD; THENCE ALONG THE CENTERLINE OF 14 d ,".) W k1 �g moo; W .g 47.33' w.ar T� 60,00' 02.00' f- 62.00' 60,07 62,00• SAID ROAD, N 7518'22' E 90.62 FEET; THENCE ALONG THE ARC OF °I ' 1�0g g' W I. 1-1400; I I A 1150.0E FOOT RADIUS CURVE TO THE LEFT HAVING A CENTRAL U ANGLE OF 1)7'42'01' (THE CHORD OF WHICH BEARS N 7127'21'E Z _ S 0014'49'• :L 93.47' I- .9 u u 154.44 FEET)AN ARC DISTANCE OF 154.55 FEET; THENCE N 6736'21•E o-- 2611.411• Q•-,� 10447 W I0' 0.'3 8 :8 '� W 4 W r �k 82.89 FEET 0.L THE NW CORNER OF THE PLAT OF'MAYV1EW, THENCE IS'STORY '�' ' 18 ;g_ 17 g 16 t g 15 k,Ig 14 k g 13 g 12 „g 11 ALONG THE WEST LINE OF 'MAY VIEW AND •HAYMOW No. 2•, .8 DRAINAGE ESMT.-4-I 1„!.- 3 w 6,450 SF -^ 0,005 SF .^ 1,000 SF $^ 5,200 SF 8 $- S 0014'49• W 1179.82 FEET TO THE SW CORNER OF 'MAYVIEW No. 2•; 19 „I N I z „ „ „I� 4260 V„ 1,000 SF „I^3,700 g 3H'LP,F, S n'o 16.126 Sr XHENLE N 89'24'57' W 310.28 FEET TO THE INITIAL POINT. . 9I„ I 23' ' 23' • 289.07 CONTAINING: 7,98 ACRES, L:i- 91.06' - M 6100' 60." 60.00' •2.ar 62.0 60.0 57,00'•109,06' . 23.00'2100' • ]3,00 • • ]0.31'• 44.00' 52.00' • 23,69' 21.49' 0.07 • oar • AS PER O.R.S. 92.070(PAR 2) THE POST-MONUMENTATION OF THE I I I I . LOT 45 I S 0014'49' 1179.82' I I I LOT 29 _ WI INTERIOR MONUMENTS IN THIS SUBDIVISION WILL BE ACCOMPUSHED• I - LOT 44 I WITHIN 90 CALENDER DAYS FOLLOWING THE COMPLERON OF PAVING I • I I LOT 24\ LOT 25 LOT 26 I LOT 27 I LOT 28 RECORDATION, WHICHEVER OCCURS FIRST IN ACCORDANCE PLAT WITH I I I , I ` v \ f WI I O.R.S. 92,060. M A Y V I E W N 0. 2 I N, P SHEET 1 OF 3 • • • MORNINGSIDE PLAT BOOK /06 PAGE' S/ SITUATED IN THE SE AND NE QUARTER OF HARRIS-M0M0NAOLE ASSOCIATES• INC. RECORDED AS DOCUMENT No. 9 09g/4f1, ENGINEERS-SURVEYORS REGISTERED 12555 S.W.HAIL BLVD. PROFESSIONAL LEGEND: SECTION 5, TOWNSHIP 2-SOUTH, RANGE 1-WEST OF THE 0(50.15 3s63-345) LAND SURVEYOR f`/'T O�OTCS 6/0 LR.F.ROTH 1e.LYe.L38o8'R.P.C.EXCEPT AS NOTED• 3 ��`f'/ / X OEN01E5 6/6'LR.F.'MTH Y.P.C.STANPOS'ALPHA ENG.RC. WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON °. , 0 DENOTES 6/8'NCH ROD SET 61114 MO PLAfT+O CAP STAMPED•w,LMa L5.808' "AY'A 1w7 DENOTES!/0'X30'MON ROO TO NE SET ROTH RED PIAS=CAP WILLIAM L MOMONACLE . 6 0 0 SET 06 'w,LM11 L5.609'PER O.R.S.92.070 DATE: OCTOBER 1 1, 1996 • EXPIRES 12-31-98 004°"_ u-22-" • 00101E5 6/9'%]0'Mow Roo TO at SET 66114 ALUMINUM CAP SCALE: 1" = 50' ON CENTERLINES Or ROADS STAMPED'w,111o.L5.806'PER 0.R.&92.070 SET ON 11-22-98 JOB NO. 95-29 I HEREBY CERTIFY THAT THIS . • OE/401LS 6/8'IRON R00 POUND ON CENTCRUNE6 Or ROADS TRACING IS AN E% CT COPY OF S.N. 0(1■01(3 SURVEY MASERS BOUNDARY SURVEY AND BASIS OF BEARING: SURVEY NO. 26,414 E j' Sr DENOTES SOJMC FLIT NuTE: THERE ARE NO GEODETIC MONUMENTS WITHIN --.�!� '# ,, U' I.P.P. DENOTES 81014 PPE 102ND VA 'A L MCMO. E ,F. DENOTES PON ROD FOUND ONE-HALF MILE OF THE BOUNDARY OF THIS PLAT. VLF.Y.P.C, DENOTES YELLOW PLASTIC CAP R.P.C. 0[1401(5 RED PLASTIC CAP • CA. DENOTES COUNTY ROAD iF AMENDED BY INTERIOR MONUMENTA710M are. ESYT. DENOTES EASEMENT 1R = • RECORDING DOCUMENT NO.96/112221 It DENOTES CONTERUNE • M*AMENDED BY AFFIDAVIT-DOC.NO.97121898 . RRUUUUNU0N000u6066MN000 W 0 50 100 w• S SCALE N G 2 �j LOT 31 LOT 36 I� �c I RC 43114.5. S5'. 11 1; I 1 I�;. . I LOT 37 \ N 0014'49' E z+.•• 21.ar 1072.97' PLAT BOUNDARY CURVE DATA: 0 1 �'\ CODE DELTA RADIUS LENGTH CHORD BEARING 07'00 big 100.00 2W 21' 101.09' • 11.)]' I --WE DTRE( CO 0DELTA' 1RADIU' LENGTH CHORD N 717721'E • S - >' $ Rou14oTRU Estem CENTERLINE CURVE DATA: 32 °\ ' e 36 9 �'} sou sr $ - \ &x15 Si ,s i7' CODE DELTA RADIUS LENGTH CHORD BEARING I ' N 0012_49'E W J N 00'IIY9'[ • 43 et : 0 m A 38'36'51 185.00' 116.34' 66.77' S 71'23'42'E - -_-- 33 mz.». - o, .J " . $LTRACT A .0, o' 8 26.49/3' 185.00' 06.59' 85.80' S 6070'45'E IS'STOPS i l e,76+Sf 107.2!' r 4,752 F N , ORAINACE(561,T } f, •L C 10/3'36' 185.00' 32.48' 32.44' S 843705'E ? u 35 A. CA� L X1.0' al I�, 16.00' 1 Z-16 D 36'52'39' 185.00' 119.°7 117.03' S 7172'34'E 31 1; .� k .7 6,041 00 ..,/^Y 1 y" 5,020!r 6S,/g0 pE \ �,, I:N n 1.5.62' 0 LOT CURVE DATA: __ _____ 3°.os 8&86 ?QO s om4'4o w 3 515 A.Sd • 's$ i • MORNINGS I D E BARLV9-YoMONAN.1 ASSOCIATES,INC. PLAT BOOK //16 PAGE 5a. ` EHCINEEAS—SURVEY011S SITUATED IN THE SE AND NE QUARTER OF 12666 AN.H41i62B • • TE D 30� �z,6, RECORDED AS DOCUMENT No. 9Go931 SECTION 5, TOWNSHIP 2-SOUTH, RANGE 1-WEST OF THE WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON STSI PROFOFESSIOON NAL .__LAND SURVEYOR �� ,.� WASHINGTON COUNTY APPROVALS: DATE: OCTOBER 1 1, 1996 � '�� �' �A4TE}O�I MIN SCALE: 1" = 50' WILUAM L,MGM. GLE APPROVED THIS %� DAY OF 'J crr 1996 .e. WASHINGTON pQUH1Y SURVEYOR JOB NO. 95-29 MIRES 12-31-96 BY G �- BOUNDARY SURVEY AND BASIS OF BEARING: SURVEY NO. 26,414 •NOTE: THERE ARE NO GEODETIC MONUMENTS WITHIN • I HEREBY CERTIFY NAT THIS pM� APPROVED THIS 1112:DAY OF _____,1996 TRACING IS AN EXACT COPY OF ��' DIRECTOR OF ASSESSMENT AND TAXATION ONE-HALF MILE OF THE BOUNDARY OF THIS PLAT. `fl (WASHINGTON COUNTY ASSESSOR E 'I el.'', %. Er —' /Q WI L McMON kt:::DECLARAl1ON' a o 4, ATTEST THIS /7.DAY 0 Cc P 06,r 1996 KNOW CO PORATION NDOES HEREBYR MSAKE, ESTABLISH AND DECLARE PROPERTIES ANNEXED MAPN PLAT NOTES: co��=E,vp` DIRECTOR OF ASSESSMENT AND TAXATION • EX-OFFICIO COUNTY CLERK • OF'MORNINCSIDE' AS DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CERTIFICATE 1. AN B FOOT WIDE EASEMENT FOR PUBLIC SIDEWALKS,WATER SUPPLY AND OTHER ' A TRUE MAP AND PLAT THEREOF: ALL LOTS AND TRACTS BEING OF THE DIMENSIONS BY: Get SHOWN AND THEY DO HEREBY DEDICATE TO THE PUBUC, AS PUBUC WAYS FOREVER, PUBLIC AND PRIVATE UTILITIES SHALL EXIST ALONG THE FRONTAGE OF ALL LOTS DEPUTY a • ALL STREETS, AND HEREBY GRANT ALL EASEMENTS SET FORTH FOR NE USES STATED AND TRACTS ABUTTING PUBUC STREETS. AND AS SHOWN OR NOTED ON SAID MAP. 2. TRACT"A",IS SUBJECT TO AN EASEMENT OVER ITS ENTIRETY.FOR SANITARY SEWER AND STORM,AND SURFACE WATER DRAINAGE AND DETENTION.TO THE UNIFIED SEWERAGE AGENCY. a:5 OCTOBER • I — APPROVED THIS ID DAY OF 1998 BY: L---1 3. TRACT"B"IS SUBJECT TO AN EASEMENT OVER ITS ENTIRETY,FOR PUBLIC WASHINGTON COUNTY BOARD OF COMMISSIONERS PEDESTRIAN AND BICYCLE USE,PUBLIC WATER SUPPLY,AND PUBLIC AND PRIVATE 1.4:•Q' ? DON MORISSETTE UTIUTIES.TRACT'B' IS ALSO SUBJECT TO A SANITARY SEWER AND STORM DRAINAGE Al PRESIDENT EASEMENT,OVER ITS ENTIRETY,TO THE UNIFIED SEWERAGE AGENCY. ^ 4. LOTS 19 THROUGH 23 ARE SUBJECT TO A CONSERVATION EASEMENT SHOWN THEREON ['�fJ"� FOR THE BENEFIT OF WASHINGTON COUNTY AND THEIR ASSIGNS. THE EASEMENT AREA 'I -- / Q�1 ACKNOWLEDGEMENT: IS TO REMAIN IN ITS NATURAL STATE. STATE OF OREGON ) S. MOTOR VEHICLE ACCESS TO OR FROM SW SCHOLLS FERRY ROAD TO LOTS 4,5 AND 6 IS COUNTY OF WASHINGTON ee. PROHIBITED. BE IT REMEMBERED THAT ON THIS..L/2 DAY OF V/C*O IbeR_ 1996 6. SUBJECT TO COVENANTS,CONDITIONS AND RESTRICTIONS RECORDED IN DOCUMENT BEFORE ME A NOTARY PUBUC IN AND FOR SAID STATE AND COUNTY NO.44_119 8/,-/-1',WASHINGTON COUNTY DEED RECORDS. PERSONALLY APPEARED DON MORISSETTE WHO BEING DULY SWORN DID 7. LOTS AND TRACTS ME WITHIN,AND SUBJECT TO THE MINERAL AND AGGREGATE . A SAY THAT HE IS PRESIDENT OF•VENTVRE PROPERTIES INC„ AN OREGON OVERLAY DISTRICT,COUNTY SECTION 379. CORPORATION. AND NAT NE FOREGOING INSTRUMENT WAS SIGNED ON BEHALF OF THE CORPORATION BY THE AUTHORITY OF ITS BOARD OF 8. ALL OF NE LAND WITHIN NE BOUNDARY OF NE•MORNINGSIOE'PLAT IS SUBJECT DIRECTORS, AND HE DOES HEREBY ACKNOWLEDGE THE SIGNING OF SAID TO A MINERAL RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA, INSTRUMENT TO BE HIS OWN FREE ACT AND DEED. RECORDED IN DEED BOOK 32,PAGE 1,AND DISCLOSED IN DEED RECORDED OCTOBER 1, STATE OF OREGON ) 1926 IN DEED BOOK 134,PAGE 126. COUNTY OF WASHINGTON ee. IN TESTIMONY WHEREOF. I HAVE HEREUNTO,SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR LAST ABOVE WRITTEN. 9. THIS SUBDIVISION IS SUBJECT TO NE CONDITIONS OF APPROVAL PER CASE FILE NO. I DO HEREBY CERTIFY THAj,,TNIS SUBDIVISION PLAT, WAS RECEIVED FOR RECORD 95-625-5,WASHINGTON COUNTY DEPARTMENT OF LAND USE AND TRANSPORTATION. ON THIS /7 DAY OF(VG te°he i' ,•1996 AT /,',t;/f O'CLOO(, M. 10.ALL SANITARY SEWER AND STORM DRAINAGE EASEMENTS ARE HEREBY GRANTED AND RECORDED IN NE COUNTY CLERK RECORDS. '''' y TO THE UNIFIED SEWERAGE AGENCY. ,{� �� \'!% II. MAINTENANCE AND OWNERSHIP OF TRACT'A' BY: QGYf�I.t. LJl I✓!t Q-ve • NOTARY PUBLIC 4-/G =--J'•�1'—'` ALL BENEFITS,RIGHTS AND DUTIES aF OWNERSHIP,INCLUDING BUT NOT UNITED TO (/�7 DEPUTY COUNTY CLOAK THE USE AND MAINTENANCE OF THE AREA DESIGNATED IN THIS PLAT AND ENTITLED TRACT'A'SHALL INURE TO THE DECLARENTS,THEIR SUCCESSORS OR ASSIGNS,AND SHALL FOREVER RUN AND REMAIN WITH SAID OWNERSHIP. IN THE EVENT OF FAILURE TO FULFILL ANY OR ALL DUDES AND RESPONSIBIUTES OF RESPONSIBLE OWNERSHIP • INTERIOR CORNER MONUMENTATION: BY THE SAID OWNERS,OR BY THEIR DELEGATED AGENT FOR SUCH,THE BOARD OF STATE OF OREGON COUNTY COMMISSIONERS OF WASHINGTON COUNTY,OR ITS SUCCESSORS OR COUNTY OF WASHINGTON es. IN ACCORDANCE WITH O.R.S. 92.070. THE INTERIOR CORNERS OF THIS SUBDIVISION DELEGATES IS HEREBY GRANTED THE RIGHT TO ENFORCE SAID DUDES OF RESPONSIBLE HAVE BEEN CORRECTLY SET WITH PROPER MONUMENTS. AN AFFIDAVIT HAS BEEN OWNERSHIP,INCLUDING BUT NOT LIMITED TO REASONABLE MAINTENANCE I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, BY THE PREPARED REGARDING THE SETTING OF SAID MONUMENTS AND IS RECORDED IN COMPATIBLE WITH THE OTHER AREAS AND LOTS IN THE PLAT,AGAINST THE OWNERS, SURVEYOR OF THIS SUBDIVISION PLAT,TO BE A TRUE AND EXACT COPY OF NE DOCUMENT NO. 88!I122L1 WASHINGTON COUNTY DEED RECORDS. BY ALL MEANS PRONGED BY LAW. APPROVED THIS/A>Y DAY OF ✓✓�✓� 191,2_. ORIGINAL AND NAT IT WAS�EECORDED ON THE _DAY OF 7 t'"'ch..--, / ) /'� 12. MAINTENANCE AND OWNERSHIP OF TRACT'8' 1996, ATL.2;,L2 O'CLOCK.,C M.AND RECORDED IN THE COUNTY CLERK RECORDS. ( / / ../ /tt0 I-` O,C,S, ALL BENEFITS,RIGHTS AND DUDES OF UNDIVIDED AND COMMON OWNERSHIP, INCLUDING BUT NOT LIMITED TO THE USE AND MAINTENANCE OF THE COMMON AREA � �,{// DESIGNATED IN THIS PLAT AND ENTITLED TRACT'B'SHALL INURE TO THE OWNER OF BY: i}yyu e,!/ CKJiit"� • CONSENT AFFIDAVIT: WITH THE OWNERSHIP OF PLATTED PLAT THIS PLAT AND THE EVENT OF FAILURE AND REMAIN (9 DEPUTY COUNTY CLERK ea A SUBDIVISION PLAT CONSENT AFFIDAVIT FROM UNITED STATES NATIONAL BANK BY THE SAID LOT DOWNERS,AND EACH OF TME 81 OR BY THEIR DELEGATED WAGENTIFOR OF OREGON.A TRUST DEED BENEFICIARY,HAS BEEN RECORDED IN DOCUMENT SUCH,NE BOARD OF COUNTY COMMISSIONERS OF WASHINGTON COUNTY,OR ITS , N0.9/C 9 T i y P , WASHINGTON COUNTY DEED RECORDS. SUCCESSORS OR DELEGATES IS HEREBY GRANTED THE RIGHT TO ENFORCE SAID DUTIES OF RESPONSIBLE OWNERSHIP,INCLUDING BUT NOT LIMITED TO REASONABLE MAINTENANCE COMPATIBLE WITH THE OTHER AREAS AND-LOIS IN THE PUT,AGAINST THE OWNERS OF SAID LOTS,JOINTLY AND SEVERALLY BY ALL MEANS PROVIDED BY LAW. SHEET 3 OF 3 • • • . • • • Customer Receipt CITY OF TIGARD Printed:06/16/2000 12:30 User:front • Station: 02 Operator: GEO Rcpt No: 0003062 Date: 06/16/2000 Customer No:000000 Amount Due: 250.00 Name: JAMIE C. RAMSEY Cash: 0.00 Address: 15367 SW FIR TREE DR Check: 250.00 TIGARD, OR 97223 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 250.00 e p a 600 0600, K S°� • • • Jaime C. Ramsey APPEAL OF MLP2000-00003 15367 SW Fir Tree Drive CITY OF TIGARD PARTITION @ 154TH Tigard OR 97223 (HEARINGS OFFICER PACKET) Murray, Smith & Associates, Inc. 121 SW Salmon Street, Suite 1020 Portland OR 97204 Larry Epstein City of Tigard Hearings Officer 1020 SW Taylor Street, Suite 200 Portland OR 97205 Ed Wegner • City of Tigard Water Department Mike Miller City of Tigard Water Department Mathew Scheidegger Assistant Planner Richard Bewersdorff Planning Manager I:\curpin\setup\labels\mlp\m?p2000-00003 appeal.doc •. T w • APPEAL FILING FORM _ FOR LAND USE DECISIONS TYPE II CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503).684-7297 The City of Tigard supports the citizen's right to participate in local government. Tigard's Land Use Code, therefore,sets out specific requirements for filing appeals on certain land use decisions. The following form has been developed to assist you in filing an appeal of a land use decision in proper form. To determine what filing fees will be required or to answer any questions you have regarding the appeal process, please contact the Planning Division or the City Recorder at the phone/fax listed at the top of this form. GENERAL INFORMATION ..,;;. - ,•x.:,. 'FOR STAFF USE ONLY .'f M. Property Address/Location(s) and Name(s) of the Application Being Case:'No s wea-:;k::,. Appealed: •Case-Name(s)": r_ Receipt No: (,47 U(J How Do You Qualify As A Party?: Application Accepted By: .'x.`' ,, •.e a :"�`. ;s .n, • (Approved As rTo Form BY R . w;,_ .,.... ... Appellant's Address: City/State: Zip: Denied :AsTo°For r Eiy: Day Phone Where You Can Be Reached: `/ ; sr ,Date:' «: . ... Scheduled Date Decision Is To Be Final: wRey 10/316, . 1:kdirpin)masterskappealdoo` Date Notice of Final Decision Was Given: Specific Grounds For Appeal or Review: REQUIRED SUBMITTAL ELEMENTS • ✓ Application Elements Submitted: Appeal Filing Form (completed) Filing Fee(based on criteria below) > Director's Decision to Hearings Officer $ 250.00 • Expedited Review(deposit) $ 300.00 > Hearing Referee $ 500.00 • Planning Commission/Hearing's Officer to City Council $1,745.00 (+Transcript) Signature(s)of Appellla(s): .. • A Pr 41. APPEAL FILING FORM FOR LAND USE DECISIONS is curpinvnasters\appeal (OVER FOR ADDITIONAL WRITING SPACE) PAGE 1 OF 1 • APPEAL INFORMATION CONTINUED: I:\CURPLNVNASTERS\APPEAL.BK • • • Customer Receipt CITY OF TIGARD Printed: 06/16/2000 12:30 User: front Station: 02 Operator: GEO. Rcpt No: 0003062 Date: 06/16/2000 Customer No:000000 Amount Due: 250.00 Name: JAMIE C. RAMSEY Cash: 0.00 Address: 15367 SW FIR TREE DR Check: 250.00 TIGARD, OR 97223 N/A 0.00 Change: 0.00 Type Description Amount LANDUS Land Use Applications 250.00 fiefi, „04 pamoo -���� K, / -°6 • • • NOTICE OF APPEAL: DECISION MINOR LAND PARTITION (MLP) 2000-00003, City of Tigard, APPEALED: Partition @ 154th Avenue; Notice Issued June 2, 2000; Effective June 17, 2000 FROM: Jaime C. Ramsey 15367 SW Fir Tree Drive Tigard, Oregon 97223 Hm: (503) 590-3318 - � EIVED Wk: (503) 625-2560 x.417 e-mail: ramsey @teleport.com 'Jpppe 1 6 2000 DATE: June 15, 2000 COMMUNITY DEVELOPMENT TO: Richard Bewersdorff, Planning Manager City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 During the public comment period I submitted a letter (copy attached) citing Specific Review Criteria that the Applicant's proposal and narrative failed to address. The Director's decision failed to acknowledge issues addressed in my letter while also creating new issues. Specific issues established in my letter that were not addressed in the Director's Decision include: • Safe and efficient public access and egress to the trailhead and park via 154th Street on a public right-of-way narrower than specified in the code (38' vs. 42'). • Adequate public facilities including off-street parking for park patrons are not required by the Director. • The preservation of trees in the proposed nature trail has not been required, and a tree plan was not submitted. • Erosion problems adjacent to the already built 154th Street extension on the larger parcel have not been addressed. • The Final Plat is not conditioned to include a public storm drain easement recognizing existing storm drains and drainage ditches extending along the entire northern property line. • The Applicant is not required to improve the proposed nature trail. • The proposed six-foot nature trail does not provide for the safety and comfort of pedestrians or allow for access of mechanized equipment for trail construction and maintenance. Notice of Appeal Jaime C. Ramsey Page 1 of 2 • • NOTICE OF APPEAL: Specific issues created by the Director's Decision include: • The Final Plat is not conditioned to include a public right-of-way for a nature path establishing access to planned parks to the south, which were included in the application. • Deed restrictions including Sensitive Lands Review prior to tree removal on slopes greater than 25% is meaningless and redundant since Sensitive Lands review is required by code. I believe it is the Director's intent to protect Sensitive Lands and trees. Establishing a Conservation Easement on slopes greater than 25% would best protect Sensitive Lands and trees. A Conservation Easement exists on adjacent Sensitive Lands to the east. See plat map of Morningside Subdivision attached. The Applicant and Director defer the applicability of specific sections of the Community Development Code, because there is "no development". However, the code defines development as a material change in the use of land or a division of land into two or more parcels, including partitions. Because there is no guarantee that the largest parcel created by this partition application will be further developed, these issues must be resolved now. I am appealing the Director's Decision for the reasons stated above. The $250 fee is included with this notice. Attachments: Copy of Original Written Testimony Copy of Morningside Subdivision Plat Check in the Amount of $250 Notice of Appeal Jaime C. Ramsey Page 2 of 2 Aft• RECEIVED MAY 5 2000 COMMUNITY DEVELOPMENT Pfrn FROM: Jaime C. Ramsey K 15367 SW Fir Tree Drive Tigard, Oregon 97223 Phone: (503) 590-3318 e-mail: ramsev @teleoort.com DATE: May 5, 2000 TO: Mathew Sheidegger, Assistant Planner • Planning Division, City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 REFERENCE: File Number: MINOR LAND PARTITION (MLP) 2000-00003 File Name: City of Tigard Partition @ 154th Avenue The Applicant proposes to partition Tax Lot 2S105DB00600. This property is also known as the Clute Property. The Applicant also proposes to dedicate two public rights- of-way. One would extend 154th Street into the subject partition; the second public right- of-way would serve as a trailhead and establish access to planned contiguous public greenspace to the south. The Clute Property is a very important property for the surrounding neighborhood and the Tigard Community. It will provide access to more than 20 acres of greenspace, parks and potentially miles of trails (Reference Tax Lots 2S105DB00600, 2S105DB00400 and 2S105DC00201 owned by the City of Tigard; and, 2S105CD00100 and 2S105CD00200 owned by The Trust for Public Lands). This planned greenspace is nearly as large as Summer Lake Park and is as important to the citizens of Tigard and Tigard's Urban Service Area. The proposed partition does not consider the importance and intended use of the Clute Property and the contiguous greenspace. I have reviewed the Applicant's file. While the Applicant's narrative indicates that they "appear to meet" all Applicable Review Criteria, in fact they do not. Issues regarding the proposed partition must be resolved now while the property remains in the public domain. Specifically: 1. Approval Criteria 18.420 and 18.705 The Applicant's proposed public right-of-way will serve as a trailhead by which citizens from all over the community will enter a vast greenspace enlarging the use to which the partition will be put and increasing access and egress requirements. Round Tree Estates Subdivision borders the proposed partition to the north. The subdivision's • Declaration of Conditions, Covenants and Restrictions includes parking restrictions. The • Comments Jaime C. Ramsey Page 1 of 4 1, , •) •,� application fails to address the resulting increased traffic and changes in access and egress needs that this proposed partition creates. The proposed partition does not meet the requirements of Sections 18.420.050.A.2 and 18.420.050.A.5 which requires the Applicant to ensure there are adequate pubic facilities (e.g. off-street parking, emergency vehicle access, etc.) available to serve the proposed public right-of-way. Furthermore, the Applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site for public access as stipulated in Sections 18.705.010 and 18.705.020.A. 2. Approval Criteria 18.765 The Applicant must provide a vehicle parking area with adequate capacity to ensure the traffic carrying capacity of nearby streets and to minimize any hazardous conditions on the site and at access points. As stated above, Round Tree Estates' CC&R includes parking restrictions. As stated in the application the Applicant intends develop a public trailhead by which the community will access a large planned greenspace. The Applicant's proposal does not meet the off-street parking requirements of Sections 18.765.010.A and 18.765.010.B. 3. Approval Criteria 18.790 To encourage the preservation of trees Section 18.790.030.A specifically requires a tree plan for the removal and protection of trees for any partition. The proposed trailhead includes several trees that have not been identified for either preservation or removal as required by Section 18.790.030.B.3. Are these trees to be protected? Removed? Since this will be a nature path and the code encourages the preservation of trees, I assume pedestrians and trail construction and maintenance vehicles will be expected to neatly tiptoe around these trees? The Applicant believes a tree plan "does not appear applicable" when the existence of trees in the middle of the proposed nature path and the code specifically requires one. 4. Approval Criteria 18.810 The proposed public right of way for the 154th street extension is not wide enough, because it does not consider the steep slope and daylight drain immediately adjacent to the East sidewalk. The steep slope will erode across the sidewalk and impair pedestrian safety and water quality. Sections 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j require the consideration of steep slope and pedestrian safety issues for the implementation of public facilities such as public streets. The public right-of-way must be wide enough to neutralize the impact of the steep slope and daylight drains. There is a daylight drain in the Northeast corner of the subject site, and there is a drainage ditch along the entire northern property line. The property is steeply sloped from South to North. The Applicant must develop a drainage facility large enough to accommodate all upstream drainage including properties to the east and south as per Comments Jaime C. Ramsey Page 2 of 4 • 1 •; • Section 18.810.100.C. Yet, no easement for public storm drains or surface water drainage patterns are shown on the plan. They are required per Sections 18.810.010, . 18.810.050.B and 18.810.100.A.3 for the implementation of public drainage facilities including storm drains and a water retention pond. The Applicant has constructed the 154th Street extension; however, the proposed nature trail has not been completed. Section 18.810.070.A.2 of the Community Development Code requires the Applicant to construct all sidewalks including the proposed nature path trailhead. This must be completed before approval, or be cited as a condition of the application's approval, to ensure useable public access. Summary and Conclusion The Applicant claims the Minor Partition "appears to meet' most of the Applicable Review Criteria because the partition does not involve any development. However, Section 18.120.030.A.56 clearly defines Development as a material change in the use of land or a division of land into two or more parcels, including partitions. To ensure the best interests of the surrounding neighborhood and community are met it is in the public's interest to ensure that the issues cited above are addressed. And, these issues must be resolved now while the property remains in the public domain before the subject property is partitioned. Beyond what the code requires, as outlined in the previous pages, common sense tells us the proposed public right-of-way for the planned nature path and trailhead establishing access to the public greenspace is clearly inadequate and will necessitate the dedication of the entire 1.35 acre parcel to public ownership for storm water retention, greenspace and trailhead access. • The neighborhood doesn't want their streets plugged with the parked cars of birdwatchers, walkers and joggers. Off-street parking is required. •. Trees exist in the proposed narrow public right-of-way. • The south end of the proposed nature trail and the north end of Tax Lot 2S105DB00400 are too steep to allow a path to be constructed straight up the property. A path built straight up the property would not be easily traversed by pedestrians and would ensure significant erosion problems. • A six-foot corridor is not sufficient for the safety and comfort of pedestrians. • Six feet will not allow mechanized equipment access to the proposed trail for construction and maintenance. • The Clute Property has significant drainage problems that have not been addressed. • Section 18.810.050.B requires 15 feet for utility easements. A water pipe is given a 15-foot easement. The Applicant's proposed nature trail on a six-foot right-of-way suggests citizens are not worthy of the same consideration given a water pipe! Comments Jaime C. Ramsey Page 3 of 4 •) • This application appears to have been completed with little thought and consideration for the planned greenspace, the immediate neighborhood and the Tigard Community. The Applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria. I oppose the proposed partitioning of the Clute Property (Tax Lot 2S105DB00600) on that basis. Respectfully, f �, � Jaime C. Ramsey • Comments Jaime C. Ramsey Page 4 of 4 MORNINGSIDE SHEET INDEX: SHEET 1- SURVEYORS CERTIFICATE PLAT BOOK ./.6% PAGE .34 LOTS 12-32 WITH CURVE DATA SITUATED IN THE SE AND NE QUARTER OF SHEET 2- LOTS 1-11, 33-36, TRACTS'A' AND'B' WITH CURVE DATA RECORDED AS DOCUMENT No. 91093/% DECLARATION, ACKNOWLEDGMENT SECTION 5, TOWNSHIP 2-SOUTH, RANGE 1-WEST OF THE SHEET 3- CONSENT AFIIDAVITS, PLAT NOTES LEGEND: AND APPROVALS • DENOTES 5/8'LR.F.81711'W.L.MC.LS.e08'R.P.C.EXCEPT AS NOTED WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON * DENOTES 5/8'IR,E.WITH Y.P.C.STAMPED'ALPHA ENC.INC. O DENOTES 5/8'IRON ROD SET 31114 RED PLASTIC CAP STAMPED'W.LMO.L5.808' DATE: OCTOBER 11, 1996 DENOTES 5/0'X30'IRON ROD TO BE SET 07111 RED PLASTIC CAP RARRIS-MoMON•GLE ASSOCIATES, INC. I REGISTERED 1 STAMPED'W.LMC.L5.60e'PER O.R.S.92.070 SCALE: 1" = 50' ENGINEERS-SURVEYORS PROFESSIONAL SET ON I1-22•RB 12555 S.W.HALL BLVD. LAND SURVEYOR JOB NO. : 95-29 TIGARD,OR 97223-6287 - • DENOTES S/8'X30'IRON ROD 70 BE SET WITH ALUMINUM CAP TELEPHONE: 503)639-3453 ON CENTERUNES Of ROADS STAMPED'W.L.Mc.LS.508'PER O.R.S.92.070 BOUNDARY SURVEY AND BASIS OF BEARING: SURVEY NO. 26,414 FAX:(503)639-1232 '!lam .,'/ SET ON II-22-96 /OREGON 1 ti DENOTES 5/B'IRON ROD FOUND ON CENTERLINES OF ROADS NCTE: THERE ARE NO GEODETIC MONUMENTS WITHIN W7 LIAM L McMONAGLE Q DENOTES INITIAL POINT . ONE-HALF MILE OF THE BOUNDARY OF THIS PLAT. e o 6 EXPIRES 12-31-96 N DENOTES 1/4 CORNER CENTERUNE CURVE DATA: S.N. DENOTES SURVEY NUMBERS CODE DELTA RADIUS LENGTH CHORD BEARING Si DENOTES SWARE FEET D 28170 198,86' 98.18' 97.18' 5 75'36'38'E I.P.F. DENOTES IRON PIPE FOUND 7" E 2tl'30'{9' 198.86' 98.97' 97.95' 5 75'43'29'E I HEREBY CERTIFY THAT THIS I.R.F. DENOTES IRON ROD FOUND f TRACING IS AN E ACT COPY OF Y.P.C. DENOTES YELLOW PLASTIC CAP LOT CURVE DATA: �� R.P.C. DENOTES RED PLASTIC CAP LOT DELTA RADIUS LENGTH CHORD BEARING - l --' E5M7. DENOTES EASEMENT 18 9013'42- 18.00' 28.35' 25.51' N 44'52'02'W MA-SAM L.MCM4••"" It DENOTES CENTERLINE N = 20 01'40'53' 236.30' 6.83' 6.83' 5 8908'26'E • 21 14•45'50' 236.30' 60.89' 60.72' S 8055'05'E 22 05130'58' 177.87' 15.57' 15.57' N 63•58'33'W 22 12714'07- 236.30' 49.77' 49.68' N 67•30'07'W IIIIIIIIIIIIIIIIINIIIINIIIIIlI1I1II1I1111■11 23 2316'10' 177.87' 72.24' 71.74' N 7807'07'W 0 50 100 ry 24 103'49'37' 18.00' 32.62' 28.34' N 5209'37'E SCALE 24 14'27'31' 177.87' 44.89' 44.77' N 68'41'49'W 25 1415'53' 219.87' 54.74' 54.60' N 88'36'00•W 26 14'010'14' 219.87' 53.80' 53.67' N 82'44'34'WI CO' .�1�� 29 900'00' 18.00' 28.27' 25.46' N 44'45'11'W ,n`(` 30 9000'00' 18.00' 28.27' 25.46' N 4514'49'E c,V �V `/1 3 ROUNDTREE EST3PTES -5 8974'5]'E (\ T- 's I I •I 1 I I I I/I N 00'14'49'E 3{1.09. >�'( 1 LOT 1R I m 00 En 1e92e5' I I LOT 31 3-1/4'ALUMINUM DISK- f r3/4'I.P.F.ON I - I 2l I LOT 19 I LOT 26 21 I LOT 27 I SOUTH 1/4 CORNER WEST LINE N 0.08' i SECTION 5 TOWNSHIP 2-SOUTH - 91.24' - 1.00'21.00' ' . 23.00' 3.00' RANGE 1-WEST - 316.24' I` 156.24' - 91.79' 3 91.00' 100.00' U.S.B.T.BOOK 7,PAGE 552 INITIAL POINT ;__ I 21' 21' 1 5/8'IRON ROD t 1 1 o I' ^r •23' . 23'. NTH P.P.C. 15'STORM DRAINAGE AND ' W, •- 26' n STAMPED SANITARY SEDER ESMT. ' a �" 27 N m 32 10• •w.LMc.LS.R06' n NI ,.4,'0 23 JI ',' .y 4006 SF 4,547 SF I 5,177 SF \ /6• 33 0 9BI ,i A,n� 21,90]SF , In', N 001449'E ' N 0014'49'E ', S 0014'10'W 4 i Z F 'y l' 98,35' W 01.00' I n 100.00' -��l 15'6TOiM SURVEYOR'S CERTIFICATE: p` _ S 0014'49'W [T-.0(L'4_ 101.90' v9 h �D w z .4 .✓DRAINAGE Esu1. v „� W, 42.,8 25 's. W .8 31 I WILLIAM L MGMUNAGLE, HEREBY CERTIFY THAT I HAVE 30219' ?_'' I 1� 5,121 SF 4d 4,775 8 '" ¢I 't^ s,20o v' $ u'�i CORRECTLY SURVEYED AND MARKED WITH 5/8-X30'IRON RODS - I-at•y' n n WITH RED PLASTIC CAPS STAMPED -W.LMC. L.S. 808'EXCEPT AS e0 o I- I- 8I 0;4,:� 22 n� Z7� N 0014'49'E y m N 0011'40'E ��'3 s oo14'a0'w - N SHOWN OR NOTED,ALL LOT AND TRACT CORNERS,CURVE POINTS AND N m °n `'4,;y 17,309 SF a 91.07 100.00' W I, 100.00' ,W < Z A •/(� N 0316'12'W 1.0'SET ~ 1- BOUNDARY LINE CHANGES IN DIRECTOR THE LAND AS REPRESENTED n s 0014'49'W (_ 97,79' 7" y ISM' ON UNE 29 z g 30 0 „I W IN THE ANNEXED MAP OF'MORNINGSIDE', AND AT THE SE CORNER Q` C / T• W > w �?_ I 116.95' y 24 m n 6,430 SF 3 I n • 6,430 7 n 34 I OF THAT LAND AS DESCRIBED IN DEED BOOK 847, PAGE 108, I SET A 7.• 276.96' 5/8'X30- IRON ROD WITH RED PLASTIC CAP STAMPED 'W.L.Mc.LS. 808' k'_ C--'�'11 L, Ile 7'7aB 5F $ R-15.00' 3 ' 15.00' "I N 'n$li n'� ly J8-18,00' FUR THE INITIAL POINT, SAID POINT BEING LOCATED FROM THE SOUTH 8 _ i 21 ply a L-32.6x' '" L'26.2T •I L�28.27' "'^ 0 107.85' 82.ar VI 6200' I W QUARTER CORNER OF SECTION 5, N 0014'49' E 1892.85 FEET TO THE ,'.� W W W 'O tllt r in 16,269 7 - - ∎,$ I -_.--W SW CORNER OF SAID DEED AND S 8974'57'E 341.09 FEET; THENCE ; I �' rc N • DESCRIBING THE PLAT BOUNDARY AS FOLLOWS: ALONG THE EAST • (11 (/) S 0014'49'W m y / 9298' W I ^ S.W. 153rd TERRACE I(I UNE OF LAST SAID DEED AND THE EAST LINE OF'-ROUNDTREE I�, ` < '- 107.98' Atom- 4•- - - -.'-' -' - ¢- - '- •- 287.88' 1 S 0014'49'W 274.29' N 0014'{''E x40.37' ESTATES-PLAT,N 0014'49' E 1072.97 FEET TO THE CENTERUNE OF $. ... `� 777222 SW SCHCLLS FERRY ROAD; THENCE ALONG THE CENTERLINE OF IN 8 O W $I '8 20 ;.I W '8 it 47.33' 50.00' I, 50.00' 52.00' 52.00' 60.00' 92,00' Yik SAID ROAD, N 7518'22' E 90.62 FEET; THENCE ALONG THE ARC OF O/ o nI �n w I^' , 16.00' A 1150.0E FOOT RADIUS CURVE TO THE LEFT HAVING A CENTRAL U 16,091 SF I K ,` 4 L-28.35' I I I- .3 • ANGLE OF 07'42'01'(THE CHORD OF WHICH BEARS N 71'27'21'E Z _ s 001445'W I 97.47' W W ; W W, W 154.44 FEET)AN ARC DISTANCE OF 154.55 FEET; THENCE N 67'36'21'E Q- 265.15• lc I66.4Y rz Im n.8 :=11,3 rIc '8 -I$ .'R 82.89 FEET TL THE NW CORNER OF THE PLAT OF'MAYVIEW; THENCE I5'STORM W l j 8 17 $ 16 a 15 a$ 14 5 13 8 12 8 11 ALONG THE WEST LINE OF-MAYVIEW'' AND 'MAYVIER No. 2', DRAINAGE ESMT.-1 �'.' i m g $ g -,,..8 1 9 •1 3 I z 6,450 5F o 6,000 SF 6,000 SF -, 5,200 SF ° 5,200 SF0^ 6,000 SF 81^5,200 7 2 S 0014'49' W 1179.82 FEET TO THE SW CORNER OF'MAYVIEW No. 2'; „ VI . . m '^ ml THENCE N 99'24'57' W 310.28 FEET TO THE INITIAL POINT. 0 3/4'I.P.F. ,18, 16,125 SF i 23, 23, • 269.07' :I- 94.06' I 65.00' e0.." 60.00' 52.00' 52.00' 80.00• 52.00' CONTAINING: 7.98 ACRES, •- 109.06' - x7.00'27.00' • 35.00' • • 30.51'• 44.00' • • 5x.00' 23.89' 21.09' 8.00' 6.00' AS PER O.R.S. 92.070(PAR 2)THE POST-MONUMENTATION OF THE I I I I LOT 45 I \ S 00'14'49' W\ 1179.82' I I I LOT 29 INTERIOR MONUMENTS IN THIS SUBDIVISION WILL BE ACCOMPLISHED I WT 44 I I ` LOT 26 I LOT 27 LOT 28 WITHIN 90 CALENDER DAYS FOLLOWING THE COMPLETION OF PAVING I LOT 24� LOT 25 "' I IMPROVEMENTS OR ONE YEAR FOLLOWING THE ORIGINAL PLAT I I I `1' O.R.S.CCI RECORDATION, WHICHEVER OCCURS FIRST IN ACCORDANCE WITH M A Y V I E W N'0. 2 I '( v \ I I I I M P SHEET 1 OF 3 • MORNINGSIDE PLAT BOOK /06 PAGE S/ SITUATED IN THE SE AND NE QUARTER OF MARRTS-M9MONAGLE ASSOCIATES, INC. RECORDED AS DOCUMENT No. 9G0 43�1fb ENGINEERS-SURVEYORS ---STEREO 12555 S.W.NAIL BLVD. I PROFESSIONAL LEGEND: nCAND OR 97223-6267 LAND SURVEYOR SECTION 5, TOWNSHIP 2-SOUTH, RANGE 1-WEST OF THE TEEIGARD:(503)639-3453 M _� • DENOTES 5/0'I.R.F.WITH'W.L.MC.LS.606'R.P.C.EXCEPT AS NOTED FAX:(503)639-1232 9 ! ""'"--7.--''' 1R DENOTE5 5/6'LR.F.MTH Y.P.C.STAMPED'ALPHA ENC.INC. WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON FOREDO - 0 DENOTES 5/6'IRON ROD SET VAN RED PLASTIC CAP STAMPED'w.LMC LS.608- I\ ur 1A tr1 DENOTES 5/6.630'IRON ROD TO BE SET MTh RED PLASTIC CAP FOREDO MCMONACLE STAMPED'W.L.MC.LS.606'PER 0.6.5.92.070 aoe SET ON- 11.22-96 _ DATE: OCTOBER 11, 1996 EXPIRES 12-3l-96 • DENOTES 5/6'x30'IRON ROO TO BE SET MTH ALUMINUM CAP SCALE: 1" 50' OAF CENTERLINESI OF DS STAMPED'W.LMC.LS.606'PER 0.R.5.92.070 JOB NO. : 95-29 I HEREBY CERTIFY THAT THIS ' DENOTES 5/8'IRON ROD FOUND ON CENTERLINES OF ROADS TRACING IS AN EX CT COPY OF S.N. DENOTES SURVEY NUMBERS BOUNDARY SURVEY AND BASIS OF BEARING: SURVEY NO. 26,414 E#- 5F DENOTES SQUARE FEET NuTE: THERE ARE NO GEODETIC MONUMENTS WITHIN / ' I.P.F. DENOTES IRON PIPE FOUND 007 .'-1,1 L.MCMO E 1.8•F. DENOTES IRON ROD FOUND f ONE-HALF MILE OF THE BOUNDARY OF THIS PLAT. Y.P.C. DENOTES YELLOW PLASTIC CAP P.P.C. DENOTES RED PLASTIC CAP C.R. DENOTES COUNTY ROAD 16•AMENDED NY INTERIOR MONDMENTATION AFF. ESMT. DENOTES EASEMENT N + z .RECORDING DOCUMENT NO.96/112221 Et DENOTES CENTERUNE **AMENDED BY AFFIDAVIT-DOC.N0.97121898 1111111111111111111111111111 1111111111111111111111 W 0 50 100 rs IX SCALE I- 0 I I, 1 0111> I EE �SZ P�5\ & p'(R I. LOT 31 i LOT 36 I . o I RpUN \ 11/1°; I LOT 37 \ N 0014'49' E DI...'21.ar 1072.97' ala'• PLAT BOUNDARY CURVE DATA: 67.06 1W.ar 21' 21' 101.09' 41.73' -N.E.CORNER . CODE DELTA RADIUS LENGTH CHORD BEARING n • 33' i W c g ROUNDTREE ESTATES P-1 07'42'01' 1150.00' 154.55' 154.44 N 71'2721'E c 1 $ \ CENTERLINE CURVE DATA: 32 °� 6 36 P G/. p 6.166 s S a gd & 5.215 SF 3 W, Q ' 0 , CODE DELTA RADIUS LENGTH CHORD REARING -I 33 y N 0014'4o'E W.J N 0014'49"E �q'�ACT A a1 - A 36'38'57' 185.00' 118.34' 116.33' S 71'25'42'E ---__ , 102.73' 4/ 107.x3' IJ IS'SToRu , W 0,761 SF Q' ,Ir 4,252 SF • • 1/1 8 26'49'03' 185.00' 86.59' 85.80' S 66'30•45'E DRAINAGE ESMT.T L b ti 0) _ *I.O' 8' 1500• • '' C 10'03'36' 185.00' 32.48' 32.44' S 845705'E 31 iV 7 35 '•7 Q •.� ,aJ 2 gi$ 5d iv- D 3652'39' 185.00' 119.07' 117.03' 5 7112'34'E 8 R . 5045 Y ., J?/ /7 5,620 Y 639539 3a \ \ >x LOT CURVE DATA: --______ ;'A 30.05'` 85.66' 16.62' '?� S 001449 W W 35•66,6•••`' ,14.A: d • 34 p LOT DELTA RADIUS LENGTH CHORD BEARING I I- ,; N 0014'49'E 115.71' o• • ..i..•o�. A^'4 82.53' ry e 000 N 15••007 9.59 F`- 4 Is I 14'02'49' 206.00' 50.50' 50.38' 5 82'43'46'E ••• E 16,p L W o o',% .b ,;4T_ L.2Y.SIt' 4 P a 2 1459'39' 206.00' 53.91' 53.76' 5 6812'32'E A 3 I 30 :;n:T 34 7, 7 i t� y 3 79'04'07' 18.00' 24.84' 22.91' 5 3917'22'E • n°•�� AN 7,077 Sr H 0.007 s 1 G•3 11854'50' 18.00' 37.36' 31.00' S 59'42'14'W N ° 5'382 '77 '2.16.00' V' 10'0'1 E-•J 07'44'08' 164.00' 22.14' 22.13' N 5638•18'W - 15.00' R�15.00' i 5 10.00' L-24.64' •S g'•o .S 4•••••••W, • }�� ' g J 0776'29' 206.00' 27.35' 27.73' N 5834'28'W (yWj 1 7228'L>•22'S0' �oo B �//LLB 37.36' 75.54' .9 �•2. 0.• 4 021 4 0214'52'' 118.2 29.58' 8.41' N 7410'56'W (/) ---- • • � mot- N 19'�1A 1' • t'F4 r°0a. j \ i• 5 03'31353' 1183.00' 72.57' 72.56' N 7118'03'E °S.W. 153rd TERRACE N 1911 • t 5 �� \ o 6 0156'16' 1183.00' 40.01' 40.01' N 68'34'29'E N 0014'49'E 240.57 S 001{'40'W 109.73' j3 Y`K 0.401 Sr • 8 70'44'04' 18.00• 22.22' 20.84' N 35'36'51'E E' \ EP al 10 9013.42' 18.00' 20.35' 25.51' N 4452'02'w - - - -T- ''V� S OOR4'41'E 11 69'46'18' 18.00' 28.20' 25.41' N 451758'E I - x'67 1'y? • h 38.33' � SO.00' 31'85' v 15.92'94.81' ( \ �.2•34 717751' 18.00' 22.50' 21.07' S 3574'07'E I R-16.W I' Ti I L-2835' iF1.0. 1-22.22' L .6'ADDITIONAL 34 16'26'20' 208.00' 59.10' 58.90' S 63'09'53'E L-28.20' I 9•••••\ RIGHT OF WAY 35 1877•10' 184.00' 53.30' 53.06' N 62'24'49'W 1 "': MI w N 7055•57'E Z DEDICATION 35 0150'29' 206.00' 6.62' 6.62' S 54'01'28'E + 12'34' g 4 • ,) I as 1811'48' 164.00' 51.61' 51.39' N 60'4{'17'W -+R o' �I8 n F.g b1 ° 4.4!;.,,,, - TRACT A 00'25•34' 1,183.00' 8.80' 8.80' N 75'31'09'E 13 I 12 N$ 11 cl 1^:m I-2 10 w$ 9 7 g ,8 I m4,t.. 4, \ CO:-' TRACT B 9315•00' 18.21' 29.58' 26.43' 5 62'28'37'E 6,411 3 V°°1 i I F 5550 Sr N 000 Y-- 8 AL Y �•. 6 (.3 V.- yn 6,226 5F Y 0 7 " �• , 7.161 Sr '• \ T9,.0 23' • 23' 6,069 5F ,• 65.00' 56.00' 50.00' •.09' 93.73' 67.17' \ 65.00' 2100 23.00' 8.00'a 19.ar a'- 63.57' 35.17' 1.16 • 35.78 W.CORNEA I La I S10014.49' W I 1179.62'I I / \ M�YMEW I LOT 26 I LOT 29 I 0.> I LOT 30 I LOT 31 I LOT 32 I LOT 33 / ��99c'\ \ty I I t o IQ I A v i E W I I LOT 34 \y�,1�\ EX M Y vi SHEET 2 OF 3 M O R N I N G S I D E BARR19-a12ONAOL4 ASSOCIATES,EILVD. INC. PLAT BOOK PAGE 52. - .. ENCINEFRS_SURVEYORS 12555 SR.H.11.BLVD. • 1 SITUATED IN THE SE AND NE QUARTER OF TELEPHONE: 503)839-3+0.7 RECORDED AS DOCUMENT No. _9GQ93�'><b 0.1e(503)539-1232 SECTION 5, TOWNSHIP 2-SOUTH, RANGE 1-WEST OF THE WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON SSION PROFEOFESSIONAL LAND SURVEYOR DATE: OCTOBER 11, 1996 � D � WASHINGTON COUNTY APPROVALS: SCALE: 1" = 50' �AMuL.MW. AGLEI APPROVED THIS t� .DAY OF 10 CT 1996 e o a WASHINGTON f.QIINTY SURVEYOR JOB NO. : 95-29 MIRES 12_31-9e BY: C C-G. BOUNDARY SURVEY AND BASIS OF BEARING: SURVEY NO. 26,414 NOTE: THERE ARE NO GEODETIC MONUMENTS WITHIN I HEREBY CERTIFY THAT THIS cM \� APPROVED THIS(-1�DAY OF�7bN 1996 ONE-HALF MILE OF THE BOUNDARY OF THIS PLAT. TRACING IS AN EXACT COPY OF (WASHINGTON OF COUNTY ASSESSOR SSO TAXATION (WASHINCITNH COUNTY ASS ESSOR VA . L LHCMON::i , $DECLARATION' r ATTEST THIS /7 DAY 0 KNOW ALL MEN BY THESE CO PORATI N. DOES HEREBYR MAKE, ESTABLISH, AND PROPERTIES AN AN EXED MAPN PLAT NOTES: $e3W9` DIRECTOR OF ASSESS MENT AND TAXATION EIR OFFICIO COUNTY ASSESSMENT CLERK OF'MORNINCSIDE' AS DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CERTIFICATE 1. AN 8 FOOT WIDE EASEMENT FOR PUBLIC SIDEWALKS WATER SUPPLY AND OTHER ///��� • A TRUE MAP AND PLAT THEREOF: ALL LOTS AND TRACTS BEING OF THE DIMENSIONS BY: l[DianE DEPUTY ( i1i�qty SHOWN AND THEY DO HEREBY DEDICATE TO THE PUBUC, AS PUBLIC WAYS FOREVER, PUBLIC MID TRACTS PRIUTTI UTIUBU SHALL SXIST ALONG THE FRONTAGE OF ALL LOTS o DEPUTY ALL STREETS, AND HEREBY GRANT ALL EASEMENTS SET FORTH FOR THE USES STATED AND 7RACTS ABUTTING PUBUC STREETS. AND AS SHOWN OR NOTED ON SAID MAP. 2. TRACT"A".IS SUBJECT TO AN EASEMENT OVER ITS ENTIRETY.FOR SANITARY SEWER AND STORM.AND SURFACE WATER DRAINAGE AND DETENTION,TO THE UNIFIED • �/n/ SEWERAGE AGENCY. APPROVED THIS I*t' DAY OF"T°5" 1996 BY: �/ 3. TRACT'B"IS SUBJECT TO AN EASEMENT OVER ITS ENTIRETY,FOR PUBLIC WASHINGTON COUNTY BOARD OF COMMISSIONERS PEDESTRIAN AND BICYCLE USE,PUBLIC WATER SUPPLY,AND PUBLIC AND PRIVATE fI •Q DON MORISSETTE UTILITIES.TRACT'Er IS ALSO SUBJECT TO A SANITARY SEWER AND STORM DRAINAGE GM�.t-dJ.A PRESIDENT EASEMENT.OVER ITS ENTIRETY,TO THE UNIFIED SEWERAGE AGENCY. ^ 4. LOTS 19 THROUGH 23 ARE SUBJECT TO A CONSERVATION EASEMENT SHOWN THEREON K r ACKNOWLEDGEMENT: FOR THE BENEFIT OF WASHINGTN COUNTY AND THEIR ASSIGNS. THE EASEMENT AREA �-'< 6.-,4 1 IS TO REMAIN IN ITS NATURAL STATE. `� - STATE OF OREGN ) 5. MOTOR VEHICLE ACCESS TO OR FROM SW SCHOLLS FERRY ROAD TO LOTS 4.5 AND 6 IS COUNTY OF WASHINGTON)so. PROHIBITED. BE IT REMEMBERED THAT ON THIS..LM DAY OF vCIO beg. 1998 6. SUBJECT TO COVENANTS,CONDITIONS,AND RESTRICTIONS RECORDED IN DOCUMENT BEFORE ME A NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY NO.4 O q i T■ 7,WASHINGTON COUNTY DEED RECORDS. PERSONALLY APPEARED DON MORISSETTE WHO BEING DULY SWORN DID 7. ALL LOTS AND TRACTS ARE WITHIN.AND SUBJECT TO THE MINERAL AND AGGREGATE SAY THAT HE IS PRESIDENT OF VENTURE PROPERTIES INC.,AN OREGON OVERLAY DISTRICT,COUNTY SECTION 379. CORPORATION. AND THAT THE FOREGOING INSTRUMENT WAS SIGNED ON BEHALF OF THE CORPORATION BY THE AUTHORITY OF ITS BOARD OF 8. ALL OF TIE LAND WITHIN THE BOUNDARY OF THE•MORNINGSIDE'PLAT IS SUBJECT DIRECTORS.AND HE DOES HEREBY ACKNOWLEDGE THE SIGNING OF SAID TO A MINERAL RESERVATION IN FAVOR OF THE UNITED STATES OF AMERICA, STATE OF OREGON 3 INSTRUMENT TO BE HIS OWN FREE ACT AND DEED. RECORDED IN DEED BOOK 32.PAGE I,AND DISCLOSED IN DEED RECORDED OCTOBER 1, COUNTY OF WASHINGTON )ee. 1926 IN DEED BOOK 134,PAGE 128. IN TESTIMONY WHEREOF,I HAVE HEREUNTO.SET NY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR LAST ABOVE WRITTEN. 9. THIS SUBDIVISION IS SUBJECT TO THE CONDITIONS OF APPROVAL PER CASE FILE NO. I DO HEREBY CERTIFY THA THIS SUBDIVISION PLAT, WAS RECEIVED FOR RECORD 95-525-S.WASHINGTON COUNTY DEPARTMENT OF LAND USE AND TRANSPORTATION. ON THIS /7 DAY OF(IC f oh<r • 1996 AT /,'Z:/Q O'CLOCK QM. 10.ALL SANITARY SEWER AND STORM DRAINAGE EASEMENTS ARE HEREBY GRANTED AND RECORDED IN THE COUNTY CLERK RECORDS. TO THE UNIFIED SEWERAGE AGENCY. ,(� /74a714 Z.; ,,.. 11. MAINTENANCE AND OWNERSHIP OF TRACT''.4. BY: OG7/r+.rel--1. C I✓l-t NOTARY PUBLIC G'/G.2�o w,.'7:'y.'.....: ALL BENEFITS,RIGHTS AND DUTIES OF OWNERSHIP,INCLUDING BUT NOT UMITED TO C//l ."2,0-i ii,„, THE USE AND MAINTENANCE OF THE AREA DESIGNATED IN THIS PLAT AND ENTITLED DEPUTY COUNTY 4 TRACT-A-SHALL INURE TO THE DECIARENTS,THEIR SUCCESSORS OR ASSIGNS.AND SHALL FOREVER RUN AND REMAIN WITH SAID OWNERSHIP. IN THE EVENT OF FAILURE TO FULFILL ANY OR ALL DUTIES AND RESPONSIBILITIES OF RESPONSIBLE OWNERSHIP INTERIOR CORNER MONUMENTATION: BY THE SAID OWNERS,OR BY THEIR DELEGATED AGENT FOR SUCH,THE BOARD OF STATE OF OREGON COUNTY COMMISSIONERS OF WASHINGTON COUNTY.OR ITS SUCCESSORS OR COUNTY OF WASHINGTON; es. IN ACCORDANCE WITH O.R.S.92.070, THE INTERIOR CORNERS OF THIS SUBDIVISION DELEGATES IS HEREBY GRANTED THE RIGHT TO ENFORCE SAID DUTIES OF RESPONSIBLE HAVE BEEN CORRECTLY SET WITH PROPER MONUMENTS. AN AFFIDAVIT HAS BEEN OWNERSHIP,INCLUDING BUT NOT LIMITED TO REASONABLE MAINTENANCE I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, BY THE PREPARED REGARDING THE SETTING OF SAID MONUMENTS AND IS RECORDED IN COMPATIBLE WITH THE OTHER AREAS AND LOTS IN THE PLAT,AGAINST THE OWNERS, SURVEYOR OF THIS SUBDIVISION PLAT. TO BE A TRUE AND EXACT COPY OF THE DOCUMENT NO. 91/112421 WASHINGTON COUNTY DEED RECORDS. BY ALL MEANS PROVIDED BY LAW. ORIGINAL.AND THAT IT WAS ECORDED ON THE�ZDAY OF P fah.-r , APPROVED THIS/R DAY OF .I✓A J. 19�. 12. MAINTENANCE AND OWNERSHIP OF TRACT 11. 1996, AT/.9:/P O'CLOCK t M.AND RECORDED IN THE COUNTY CLERK RECORDS. K72 D. ST ALL BENEFITS,RIGHTS AND DUTIES OF UNDIVIDED MD COMMON OWNERSHIP. 4-0 q` O,C,S. INCLUDING BUT NOT LIMITED TO THE USE AND MAINTENANCE OF THE COMMON AREA DESIGNATED IN THIS PLAT MD ENTITLED TRACT*B.SHALL INURE TO THE OWNER OF BY: J ci L� rlTt� EACH AND EVERY PLATTED LOT IN THIS PLAT AND SHALL FOREVER RUN AND REMAIN CONSENT AFFIDAVIT: WITH THE OWNERSHIP OF SAID PLATTED LOTS. IN THE EVENT OF FAILURE DEPUTY COUNTY CLER TO FULFILL ANY OR ALL DUTIES AND RESPONSIBILITIES OF RESPONSIBLE OWNERSHIP A SUBDIVISION PLAT CONSENT AFFIDAVIT FROM UNITED STATES NATIONAL BANK BY THE SAID LOT OWNERS,AND EACH OF THEM,OR BY THEIR DELEGATED AGENT FOR OF OREGON. A TRUST DEED BENEFICIARY.HAS BEEN RECORDED IN DOCUMENT SUCH,THE BOARD OF COUNTY COMMISSIONERS OF WASHINGTON COUNTY,N ITS NO.9t n 4 1,t/Y , WASHINGTON COUNTY DEED RECORDS. SUCCESSORS OR DELEGATES IS HEREBY GRANTED THE RIGHT TO ENFORCE SAID DUTIES OF RESPONSIBLE OWNERSHIP.INCLUDING BUT NOT UNITED TO REASONABLE MAINTENANCE COMPATIBLE WITH THE OTHER AREAS AND LOTS IN THE PLAT.AGAINST THE OWNERS OF SAID LOTS,JOINTLY AND SEVERALLY BY ALL MEANS PROVIDED BY LAw. SHEET 3 OF 3 NOTICE TO MORTGAGEE, LIENHOER,VENDOR OR SELLER: �. THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER al` CITY OF TIGARD Community(Development Shaping A Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY, JULY 24. 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: MINOR LAND PARTITION (MLP) 2000-00003 FILE TITLE: APPEAL OF CITY OF TIGARD PARTITION @ 154T" AVENUE APPLICANT: City of Tigard OWNER: City of Tigard Water District 13125 SW Hall Boulevard 13125 SW Hall Boulevard Tigard, OR 97223 Tigard, OR 97223 ITEM ON APPEAL: On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154 Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. • CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT ITTEN TESTIMONY ON THIS PROPGoED ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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 (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MATHEW SCHEIDEGGER AT(503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. Rif A —� s�gg' VICINITY MAP n111111 I RP" URBAN SERVICE AREA Mhos!MI 111 gam _410114k- os MLP2000-00003 - 3 WAV � f� r i�l /11111 / /11111► w'1I11�� ��uin �,� �LLH a� a/ 11� , b�!II D�� 'J ///h1 CITY OF TIGARD • 11111111 j1111111 ..lAu�:• � =• • �1, PARTITION @ 111111111¢11111111 EA111111 �.I3 111■ NT imN ; �3 ►54TH AVENUE 111111 - 1111 ui11 n; or uw 1liuiiliil ����q 5,1111111 =����111� ����� 11' RI 1111 : • =11111 \ boo \1111 am sr :RISiLEONE WAY e11 I 'Riv MN • 111111 11b Q—_ TAX LO ctr onba.a xWilac.ma • • • • RECEIVEDPLANCOMMUNITY NEWSPAPERS, INC. Legal P.O. BOX 370 PHONE(503)684-0360 Notice JUL 1 LI 2000 BEAVERTON,OREGON 97075 t CITY pad jaARD Legal Notice Advertising Tr 9684 • City of Tigard • ❑ Tearsheet Notice Planning Department • 13125 SW Hall Blvd. • Tigard, OR 97223 • ❑ Duplicate Affidavit • Patricia Lunsford • • .• . . ., 1 CITY OF TIGARD PUBLIC HEARING ITEM } AFFIDAVIT OF PUBLICATION The following will be considered by the Tigard Hearings Officer on Monday,July 24, 2000, at 7 P.M., at the Tigard Civic Center-Town;' STATE OF OREGON, ) Hall, 13125 SW Hall Boulevard,Tigard,Oregon. COUNTY OF WASHINGTON, )ss. Both public,oral and written testimony is invited.The public hearing on this matter will be conducted in accordance with Chapter 18.390 of the I, Kathy Snyder Tigard Municipal Code,and rules and procedures of the Hearings Officer. being first duly sworn, depose and say that I am the Advertising Testimony may be submitted in writing prior to or at the public hearing or:.: Director, or his principal clerk, of the Tigard Times verbally at the public hearing only.Failure to raise an issue in person or a newspaper of general circulation as defined in ORS 193.010 by letter at some point prior to the close of the hearing accompanied'by and 193.020; published at statements or evidence sufficient to allow the hearings authority and all P Tigard in the aforesaid county and state; that the the parties to respond on the request,precludes an appeal,and failure to Public Hearing/ frLP 2000-00003 specify the criterion from the Community Development Code or a printed copy of which is hereto annexed, was published in the Comprehensive Plan at which a comment is directed precludes an•appeal . entire issue of said newspaper for ONE to the Land Use Board of Appeals based on that criterion. . : successive and Further information may be obtained from the Planning'Division (staff:.;. consecutive in the following issues: contact: Mathew Scheidegger) at 13125 SW Hall Boulevard,Tigard, , Oregon 97223,or by calling 503-639-4171.A copy of the application and July 6th, 2000 all documents and evidence submitted by or:on behalf of the applicant and , the applicable criteria are available for inspection at no cost.A copy,of the'' staff report will be made•available for inspection at no•cost a t-least'seven— (7)days prior to the hearing,and copies for all items can also be provided. at a reasonable cost. ,,. CR�� PUBLIC HEARING ITR "URBAN SERVICE AREA' MINOR LAND PARTITION[MLP]2000-00003 j Subscribed and sworn to before met 's 6th day of July, 20 >APPEAL OF CITY OF.TIGARD PARTITION \ _ Q @ 154TH AVENUE< U�1�1 ITEM ON APPEAL: On June 2,2000,the City of Tigard approved a J0 Notary Public for Oregon request to partition a 1.74 acre lot into,2 parcels. The property was , • originally acquired'by the Water District for access to the recently My Commission Expires: completed Menlor Reservoir.The access is now no longer necessary,and'' AFFIDAVIT the partition.would have separated the access to the reser'bi:lt,from the,.. . remaining 1:35 acres.The 1.35 acres would then be able to$esold-:'rid7of`::, built upon. On June 16, 2000, an appeal was filed'stating that'City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154th Avenue,-adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications ��•�:`. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot. 00600.The subject site is located southiof SW Scholls Ferry Road,at the end of SW 154th Avenue. ZONE: Multiple-Family Residential,25 Units • Per Acre R-25. The R-25 zoning district is designed to accommodate • existing housing'of all types and new attached single-family andi,;m::,14),:u...ti,,1:,)7.,..5.,t.: ...,:..4,:.1.:i- family housing units at a minimum lot size of 1,480 square•feen- REVIEW CRITERIA BEING APPEALED :Community Development''lrt- Code Chapters 18.420, 18.705, 18.765, 18.790,and 18.810. :'1;'., '_Al I '.+I. .q...1 I �,� •� I i •r _ 111j,:.�r.1-�=' r w��-�: ` . W':_•�-gait. ,. !I j 11THI:...I I 1 ....'.".;. ...r';;;V:I-'.•' 'S'.,.4'.3 i.‘‘.:4., . ._-...117 1 1:1 f 11111- .I_ 11 (II I r -..741::1.--r7. �=44':-:w...• ;--- Fl_Tr l`�`r(� I.- co-11 J,I'[.(1 Ta 1 rti - :1-11::.-.1 �. i .s ti71. . 1_5I w1.t_ 1. ,�.._. _ 117 sr• 1l1li,�.� ' 1 w ' :-..TITLE-1 f--.1.11•Yffj \ ill ..1. _:_k:<- i i i . 1i.6.,„. . _, , I , . ii. ...... .... ... ............. • . •• 'I fL , II I : , , , \, , IJ ., • , . 1 i_ E X111_,: 1 .7 (TAX LOT ; ; • -11 � d I.: ►_ I ; I .•,;,- Vll 1. I t1 , !--� .i ,LI�i J CITY OF TIGARD Community Development Shaping A Better Community MEMORANDUM CITY OF TIGARD TO: Bill Monahan FROM: Dick Bewersdorff DATE: June 12, 2000 SUBJECT: Water District Partition — 154th Avenue Jim asked that I provide you with a memo regarding the Water District partition. Adjacent property owners have been calling regarding an appeal and a waiver of the appeal fee. The City Water District applied for a land partition of a 1.74 acre parcel to allow for the sale of a 1.35 acre portion of the property. The property was originally purchased for access to the Menlo Reservoir and is now not necessary according to the Water Department. There is a house on the 1.35 acre portion. The property is zoned R-25 Medium-High Density. The City Community Development Department approved the partition subject to conditions on June 2, 2000. A number of neighbors opposed the partition. Opposition was based on the potential for developing the property, that the property should be retained for park or open space and the potential for traffic and parking in the area of the already platted subdivisions. Planning staff also had asked the Water Department to look at the site for open space since it is connected with other open space and park property on that part of Bull Mountain. The Water Department indicated that the Water District had chosen to sell the property for budgetary purposes. There will be a trail through the property retained by the District to the other open space. The decision must be appealed by Friday, June 16, 2000. Appeals of Director's Decisions are to the Hearings Officer. The fee for an initial hearing on appeal is $250. The Hearings Officer charges for conducting the hearing, investigating the issues, making findings and writing his decision. These costs will far exceed the appeal fee. A location map and site map is attached. C:Jim Hendryx Ed Wegner I:curpin\dick\memo\watdist.mem 6/12/00 12:12 PM Ili ^^ � CITY of TIGARD II v - GEOGRAPHIC INFORMATION SYSTEM 111111111 S R' S� e'°� ' / VICINITY MAP ill �O • "URBAN SERVICE AREA" 41111111111 aiii 0!W!! UP4 ��. •• , MLP2000 00003 Mil I :■ . Ad uiIT' " �111111110 u rarat-i vat B U : �. Q ( �•: CITY OF TIGARD J! !: 11InhII a " RCI UNC1TR; PARTITION @ 1 Q1111111111"� w`r...�. 111111 3 . 3Q m Ik 154TH AVENUE 11 ii S , S V WINTERGREEN o=;(n I ,!IIUhI y g��, Plia 41111111112 I X111 /11� i i S , AFC ����� iiiitf11 , ..111111- N \ � inrn_ � � — � � . ( _ . Immo SW BRISTLECONE WAY a •• 1 r ji 1II�11'I! 1 S _. 11 0 100 200 300 400 500 Feat . 11''1 rii 1"=380 feel ` BRISTL r_ �= SUBJECT l TAX LO j. 3 City of Tigard . I ______171 Information on this map Is For general location only and should be verified vnah the Development Services Division. ^�,' 13125 SW Nall Blvd Tigard,OR 97223 se (503)639.4171 .I . .61 ( 1^ I _1 httplM .ci.tipard.or.us I Community Development Plot date:Apr 21,2000;C:magic\MAGIC03.APR • 1 • L._.L.__J • i1 1 �__ Wit' 1 �l-�1 --�-�-� I ;I -- C111 IWp IY lOT.00 -- 1 • /F----17......,7-5---. --) (......, CITY OF TIGARD. '- --— I . to aml 1.74 ACRES !I i 224' • '-� _ .- -- 11i 1100) '— I Y / •1 , rn mR1 is......„............el {n Ii00j 11, �'--� 1 i ±1IL -[lsurn _ I kl • I 1 BMOL :19105; /'}T K 1 6 �-• 1 EXTENSION.EXISTING I54TH AVE 11 r (TL 600 77 �-- ' '' AREA FOR DEDICATION ------ ts TO ITY •IONT-OF-w Y • _ b_- l' - — usu. 1"I 7 -.-- I --, 7---,---•1--- -7 I PARTITION MI LINE I I :'ROPOSED AREA FOR . .4. kr,,■� 'DEDICATION TO CITY 4 \ ! 1 •Cam°" ,laaml, NATTLLRE•PATH ACCESI S TO E _ I� \R Aoml(n T1m)%n o N n� CITY OWNED TAX LOT 400 ; • • it —,--.7,77-......7-7.7....7— w r i..o f.:r- �/ FIGURE 1 MARCH 2000 --• ; (,__-----:/ �� _ .. - -- _ ___ CITY OF TIGARD CiRalfrr(c Ric ( �- 1� 1 _ -- -- ..—,� (��_- -- ---7 — — PROPOSED TAXLOT 600 �' • I —`--_ ---.. i ' PARTITION SITE PLAN Nun; • I. TAX YAP/LOT NO 251050800600 51T!ELAN It t wur. P. SEE FIGURE 2 FOR CONCEPTUAL RE-PARTITION SHADOW ,a0° :200 �iLAN -1. . Si S i ...orv.0 • • • Ai-1.1. 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E.�'?',' �'�;'"r��tea= '� ^e�:-' • �";^.}s,'°,e<<•�^' i ,,,_14,..-•�1� ".+^�� �” .xMINOR tLAND PARTITIO. 14 r=: tinaOFTl . ., ,.�. . d. s N M RYA000 00.003' p. rk _ TIGARD >!u `:rn't_:;;ac-�;-t,-.3'., =i.. ,. s'.'.-ai i f f`:.. *.,.;.,, i , r:‘*167k,:::?,::.."., :^:; ,�p tv =!. }:.:`.�', '.;�s,'�a7. E 4"wt✓- � z �sr'?',,,' ':.v,s.�� L� .. .y..::!;;;', ,, ,:!'..`Y as». (. cOT7dIpt�U�J�:�.p:y�f( (�C71t � 'n^£�f'S .,,*.:,! .°''6. v'TS :�ta's `•',a =', V i -�/,iie 'O�IZ�IL IZ :::, :',,,:t;;'. ''," .'.�. �'!::1:.;'''''''4 ,GITI(e ' : TIGI4RD PRTI,ON_ :g-154TH ;.. c , ; 120 DAYS = 07/28/2000 SECTION I. . APPLICATION SUMMARY • - "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 • PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard • Tigard, OR 97223 OWNER: Same ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE • REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION .x >9%-z"+„',,.'n'' �:,�:4'a°., '�s<= t,:f,; 'id.: :':Y+'>„ :^���,;,' ''r^'. ,�"'_°.a'•';:�'u C3 y r �:•' _.-�."°'...F°;"yd�f' ,�,`".'•4'S" .'.a� ,"T+, ,!, rs..dii3:6,':�" z'��•v'�i;'{„a`c•,., ._�° ,..,= '�.:�'.:.:rs.,�a*x>°w'?_'. �..V'z;i&'°s.r.. �� �� zNotice;�is,heret%»°�~iven`�that flier i�`4 k"' "'"� ��� ..: �.,- f„�,.,,; ",s,; oC' ` 0,f Ti`�ard :C;ommurn Develop,PPt Director-'s:desi neeM§Pi .: <.' ,:=ygt ,:"ate ';�:.�. : .,, a9,, : . ¢„tY., g "Yti' »s;<i.n .,2•�.° :., "�';•�'.x: ,'�,�;.�:`�^•�'�' ,�;x'.,�`,4 s< �'��a- 3?ds+ >:lz .`,”, ,�', u.. �; °a^ �'.:' ;, �"r;=:�'� =�'., ,cx'.t'%'.•� A'.. �..,+. ��,s�.. ,_ ;� � ; ;:����z _ �AP;PROVED¢the�atovere uest sub ect=toeertam„condltions,:�,,;, �, �:�_�.���°:w.,�::;�; , ,„' ,.;1<..t, .;x, ra. ac` ,' - 4,i,, ,�.:, ;o. .-:s r s_,. 3.a., q „r, a� ;i;,.;x. & ;;:::!{, -, �'r: ., ,,�5^ . .., b�=--:�§_.,r -_ k�^^,,.3r :i`.i:; :`s' �,- :fssYr�p s<�„ �sr' 'F:,. .�: �:". �a":;{s°' ;m;w .,,.° w,<,�..:,fi;�,.�.srrs. '>Fs ,r Y; 3. �z.,�J`r' Y:�,.�"[�'•+. }` .:�b. � As.'.:C'x..��. ��;�`�'r��,�. s.,.,-w":- a. .��. ';ee'' :' <FTheifind n sand='cogelusiorisron which:thexdeclision i-based areTnoted.iinnSection V l::,��f;' 4.' `,,, „s`,"r, r,r<; ,±:z;• „ �.`r..;. .... - r ,t.„_.6•, :oz:• k:,;.t. , ..;,,z_ .na, k:^.^:(�";:.'r..,..FS,..t';.,,. �;y;.`,„.`s �,,.,,,,,--.:,; ,,.�w �,,s�„�;a s:-.:,'"�L�J°.�-.k „t,r;�,,,a M. !{�,,%S's'»;..,,_,,.., :,,. ,..,,.,>r, ". .>.,,.. _ a .,'.�`m,_,,.v�:"=.%•.',,`<.,,..�;a'�"�`:.�>=x;,.o-''z. _. • NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 1 OF 14 .l .. •� . CONDITIONS OF APPROVAL ;!< ,iw-.;vt"t�,✓y..Gi.:s ".=5;.1.b•'s.Jt.°,:.r^=%'K^'3::.,:.. 5,:89." W :�^s: s: cs.,.YF`:2 _ %Y„!°r .`:'3" i. ..ire'<•, .,,� } „ari�, w.t,>...fit :: r'{, v-�. f�:::,c»-;.Y '�'. ,C•';:c4',"'' we„3s._ Y.. >:.? .Y,?°°�.:.. „�.._,W x^ "ti."i-�:r;: , ,;r_a`;§;,a^'e�� i ,��a.° i.{:- ,a.. �... � ..�e.�.#"a '°U,''" Yv. .x �C'`-.,P_?r i.' �",t ';.-. >.»•t _ ;3� s H APPROVAL. . THE:FI�NAL F'ARTITION,PLAT :,^ A =,: two +�•Y.�.....=?'..a"w:`"�+' z•;5.>. ,�,� t-_ _ „.;..„.=.l S�. s; ma�x_s.°�rx; �..^s �:zd+�-, ,�,•ev�'. �5^;.#•ra\?f.,.,xt;��'.xs_:56ys�;'s. 7 -:T,HEFOLLOINING.CQNDI " L .!.* l t'�-''s TIONS:.SH?ALI aBE SATISF_.IED: , Submit the following. to �a, -:.r...: _ . :;,�4���� ���.�..:. .,:,r.:,:. �--:-=, . ,:. ..:_ .-;:-,� -,: .� ��",'�s._t Planning Department (Mathew Scheidegger 639-4171 x317) for review and approval: 1. Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required plantings. 2. Record a deed restriction on the parcels that requires Sensitive Land review prior to any trees being removed on slopes 25 percent or greater. 5.,`•.a�"�°. "`*��fw y�� v •�:�°=t ����T H�E O>g..L O WIN G R C_.5O N. D. z.¢?TION.,_S.r.sS. I:s ALL.w..qB E a., AT ISr FIE D'4' fi �Y r��Ha+,x3Va.a. �..c=.:.='ro r ;F tea 4 ' ^ v `-^PRIOR TO SSUANCE OF=BUILDING' P�ERM TS -, ." 1 4 t . ,A6 1,u Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318)-for review and approval: 3. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. °:f% a•-°�»x,a °�fiMF '% „�.�'fs,.. HxxEa.:i-2F>". OLE O^az.r N^:=$,,IN E.»r lt—N.an,R.Dtg'ITOi s 'Nxa.g:.m.i8:,..s 1-d v A t.z.-i-.-,t..:�•Kv:..y'..e AT=' Ie»—Sc°a r•..F°^-.^.'I Ej D r«�s;r� (..:.'Sa.O ew., ,rt F; Jt Rt x PROR.Tp APPtROVAL OFTH I-NAYP SaLA� T� k ; 51s gi Submit ^�.. ..4,» to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 4. Prior to approval of the final plat, the applicant shall have construction pions submitted for review and approval by the City Engineer for the proposed extension of SW 154 Avenue. 5. The final plat shall show a right-of-way dedication for SW 154th Avenue of 38 feet, as shown on the preliminary plan. 6. The applicant's construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers storm drainage, street trees, streetlights, and underground utilities shall be installed for SW 154 Avenue. Improvements shall be designed and constructed to local street standards. 7. A profile of SW 154th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade through the larger parcel as shown on the applicant's Future Street Plan. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to `Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's Global Positioning System (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 2 OF 14 B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.c5), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW 154 Avenue shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. •.�.,,�&e",�"��� b�r � � �h �:�, �..„�'a�: a=.a::s:�' 'sg'-• ;:.�;;:'s r,.�F.u',`,d':�°7•�.::.e-� -> -�-�' "w° �`i � ,MONTHStOF THE:EFFECTIVE=:DATE.OF;THIS=DECISION NOTED UNDER; �9 � �,�9«yx<qn ��ad,..§G✓+�.:�?u' -_:r�. , ;� :� > -THE PROCE SS:AN D' 4PPEAL:SECTION"OFTHIS.DECISI.ON A ? S:. ._-_•..,pfi.6 ...r-..�....Sr=:,.z...a.,: a..s._.s..a n.3s,'7±.d�..,, t�,.';...<".,,r c.6S•.:*,w:.'!-,;.'-n�,«; •,�v:fix... a,<wa a^ace:.. a;';.[.sc,.rx.n"x.sck,,�.,;..5,.,,�z gat^ :.w;,.�r x„rt'c s3`^�,fit,. ?.,3h.,ua.�„_, _ 'A A- - SECTION III. BACKGROUND INFORMATION • Property History: The subject parcel is located within the Urban Service Area. The property is designated Medium Density Residential on the Tigard Comprehensive Plan Map. No previous land use actions for this parcel appear in the City's land use records. Site Information and Proposal Descriptions The subject property is approximately 1.74 acres. The City's Public Works Department proposes to partition the 1.74-acre lot to allow for the sale of a 1.35-acre portion of the property, which was originally acquired and now not necessary for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Twelve (12) letters were received addressing the City's land partition. Concerns throughout the responses to the project have common issues. Dedicating the 1.35-acre portion of the partition to parks or greenspace. Other issues include privacy, tree retention and property values. Staff response: According to zoning districts, the parcel of land in question is located in an R-25 zone, which is designated "Medium-High Density Residential." Every property surrounding the subject site is designated medium-high density residential. The subject property is zoned R-25 which allows development. The City cannot deny an application based on possible affects to property values. Leaving the rest of the property as open space has been discussed with the Tigard Public Works Department and the Water District. Ownership by the District is separate from the City's ownership. According to Ed Wagner of the Public Works Department, "the property is owned by the Water service area, not the City, a fact by law. The District has chosen to sell the property for budgeting purposes. We need to sell this land to buy another reservoir site at a higher elevation, to provide water to those residents—water is a little more important than parks when it comes to fires and human needs. If we get another piece of property and we get the pump station located then, and only then, would we consider selling water land at the Menlor site to the City for park land." The City is providing a nature path to extend to Menlor Park property to the south. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 3 OF 14 • Tree mitigation is an issue not only for the residents but with the City as well. The existing trees on the site are on a slope that is greater then 25%. According to the Tigard Development Code, slopes greater than 25% require "Sensitive Lands Review (SLR)." However,this does not mean no trees would be removed. The City's Development Code does allow for tree removal, but has strict mitigation measures to insure that tree replacement is implemented. Tree mitigation and sensitive land review will be required for any proposed development. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities are 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, or will be met as conditioned. 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. There is no minimum lot width required for the R-25 zoning district. Therefore, this standard does not apply. 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 loft area requirement in the R-25 zoning district is 3,050 square feet. The proposed partition creates two lots that are 0.39 and 1.35 acres respectively. Therefore, this criterion has been satisfied. 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 plat demonstrates that both lots will have at a minimum, 35 feet of frontage onto SW 154 after dedication which will be a public street. Therefore, this criterion is satisfied. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing structure on the newly.partitioned lot will not be in violation of applicable setbacks. Therefore, this standard has been satisfied. 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 4 OF 14 • � • Neither lot will be considered as a flag lot. Therefore, this criterion is not applicable. 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 to the existing house on the newly partitioned lot is within ten feet of the proposed partition line. A plan showing tax lot 600 being screened from the access drive of the newly partitioned lot according to 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 a detrimental effect on fire-fighting capabilities. Fire district regulations will be reviewed at time of development. Therefore, this criterion does not apply. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The newly created lot (1.35 acres) is being partitioned from Tax Lot 600 because it is not needed for access to the reservoir property located on Tax Lot 400. Therefore, the access road, located on Tax Lot 600, will be used primarily for accessing the Menlor Reservoir. The City owns both tax lots. Therefore, a reciprocal easement is not necessary. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. Standards regarding the access road associated with this partition and Chapter 18.705 are discussed later in this decision. 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 partitioned lot is not adjacent.to a one-hundred-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. No variances or adjustments have been submitted with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, not all of the criteria have been fully met. If the applicant meets the condition listed below, the standards will be.met. CONDITION: Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required planting. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: • NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 5 OF 14 • •i • • • TABLE 18.510.2 - (Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD'" - �:. �-. . ., .�.. , V., x_v,. x-a` r" *::s .ay _` ak`4`C "MF�DU'' ��.�;'rn ',� � �x^�,.Y.�a.,s.c<s'.."`3 ��bs-�''." .t.S.R Y' °r..a:4. ..».-'.a•a� :.t.+za.t3.,;•,.r.:t'es,. ��°.z-. ,.: 7:«z. �i-'�a':...�..:d.::-a',y.,..z..n°fv ._.... w.. . Minimum Lot Size -Detached unit 1.480 sq.ft 3,050 sq.ft per unit -Attached unit 1,480 sq.ft -Duplexes 6,100 sq.ft or 3,050 sq.ft.per - Boarding, lodging, rooming 6,100 sq.ft unit house Average Lot Width None None Minimum Setbacks -Front yard 20 ft. 15 ft. -Side facing street on - corner&through lots 20 ft. 10 ft. -Side yard 10 ft. 5 ft[1] -Rear yard 20 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. --Distance between property line and garage entrance 20 ft. 20 ft. Maximum Height 45 ft. 45 ft. Maximum Lot Coverage[2] 80% 80% Minimum Landscape Requirement 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. • Multiple-family dwelling unit • Single-family dwelling unit Access, Egress and Circulation (18.705): Continuing obligation of property owner: The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The property owner will be required to maintain the subject site's access, egress, or circulation. Access Plan Requirements: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has submitted a site plan showing access, egress and circulation requirements that are to scale. Staff has reviewed the site plan and found it consistent with the criteria found in this chapter. 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. Joint access is not proposed nor required for this application. The access located on the reduced tax lot 600 is for the sole purpose of accessing the reservoir property. Therefore, joint access would not be beneficial to property owners or to the City. Public Street Access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 6 OF 14 • All access and egress connect directly to SW 154th Avenue, which will be dedicated by the City of Tigard for public use. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be discussed under Section 18.810 later in this decision. Required Walkway Location: - Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets, which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping,,pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. No development is proposed with this application. Therefore, this standard can be deferred until time of development. .. Inadequate or Hazardous Access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: • Would cause or increase existing hazardous traffic conditions; or • Would provide inadequate access for emergency vehicles; or • Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family. and duplex dwellings are exempt from this requirement. The existing access for the newly partitioned lot will not increase hazardous traffic conditions, hinder emergency vehicles or cause hazardous conditions in any way. The access drive meets the standards set for access drives within residential zones. The existing drive is 18 feet wide and has 18 feet of paving. Therefore, this standard has been satisfied. Minimum Access Requirements for Residential Use: 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 as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ram , or elevator leading to the dwelling units. Private residential access drives shall be providedPand maintained in accordance with the provisions of the Uniform Fire Code; 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 circular, paved surface having a minimum turn NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" . PAGE 7 OF 14 • Oj , radius measured from center point to outside edge of 35 feet; 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; the maximum cross slope of a required turnaround is 5%. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. - No new vehicular access or development is associated with this application. Therefore, this standard can will deferred until time of development. FINDING: Based on the analysis above, staff finds that the Access,- Egress, and Circulation - Standards have been met. Density Computations (18.715): The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. Because no development is associated with this application, this section will be deferred until time of development. Landscaping and Screening (18.745): The provisions of this chapter shall apply to all development of new structures, remodeling existing structures, and where landscaping is non-conforming. Therefore, this section can be deferred until time of development. Off-Street Parking and Loading Requirements (18.765): This chapter deals with parking requirements for new construction, expansion of existing uses or a change of use. This application deals specifically with partitioning of property.. Therefore, the standards of 18.765 will be deferred until time of development. Tree Removal (18.790): Prior to any building on-site, a tree mitigation plan will be required. Refer to condition #2 of the Conditions of Approval section. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually.clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. No obstructions have been proposed.where the access located on the newly proposed parcel connects to SW 154 Avenue or the existing access to the residential,dwelling located on the original Tax Lot 600. FINDING: Based on the analysis above, staff finds that the Vision Clearance Standards have been met. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 8 OF 14 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 24 to 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 154th Avenue, which is classified as a local residential on thg City of Tigard Transportation Plan Map. At present, there is approximately 38 feet of ROW on SW 154 Avenue north of this site, according to the most recent tax assessor's map. This narrow ROW was approved by Washington County as a part of the Round Tree. Estates project. Because the narrow ROW is an existing condition, it does not make sense to require a wider ROW on this parcel. Therefore, Staff recommends that the 38-foot ROW be continued into this site. SW 154th Avenue is currently fully improved to the north of this site. The City is proposing to extend this street partially into the site in order to provide a standard driveway approach to give access through the smaller parcel to Tax Lot 400 (site of a City reservoir). The extension is shown to be built to City standards to match the existing improvements. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or ermit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the.adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Theeapplicant's plan provides a Future Street Plan that shows conceptually how the extension of SW 154 Avenue could be extended easterly into the larger parcel for future development. The smaller parcel will not be developed, as it contains the access road to Tax Lot 400 (the reservoir site). The conceptual plan is acceptable, but if and when this parcel does develop, a hammerhead turnaround will not be approved. A circular bulb would need to be provided at the end. It is feasible for a bulb to be provided, but it may mean that the larger parcel will yield fewer lots than what is shown on the Future Street Plan. Cul-de-sacs: Section 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may required to be provided and dedicated to the City. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 9 OF 14 The Future Street Plan shows that an east/west street from SW 154th Avenue will likely be extended into the larger of the two new parcels. Due to steep slopes in excess of 25%, it is likely that this east/west extension will need to terminate as a cul-de-sac. The overall length of the cul-de-sac would be approximately 300 feet, as measured from the intersection of SW 154 Avenue/SW Firtree Drive. Due to the constraints of the adjacent topography and the fact that there are no feasible street connections to the east due to existing development, it is likely that Staff would support a future variance to the cul-de- sac length standard. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show • that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The City has shown that the only feasible extension of the public street is to the east. This partition does not preclude that extension. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on. arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The street extension proposed by this application appears to meet City standards. Block Designs: Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.6.1 states that 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 or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No street is proposed to be constructed with this application. Therefore, no City blocks will be formed as a result of this partition. Street patterns can be more adequately reviewed at time of development. Therefore, this standard has been met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 10 OF 14 ) The City of Tigard has proposed to provide a 6-foot wide corridor along the proposed partition property line for future use as access to a City owned pathway located on Tax Lot 400. This is to allow access to . adjoining park property not related to street connections. Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The newly partitioned lot is a total of 58,050 square feet, 258 feet in depth and 225 feet wide. Therefore, this lot is in compliance with the criterion above. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Tax Lot 600 has 35 feet of frontage on SW 154th Ave. The proposed partitioned property will have a total of 73 feet of frontage onto SW 154 Avenue. Therefore, this standard has been met. 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. Sidewalks will be required on both sides of the proposed street extension. The applicant's plan indicates compliance with this standard. 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. There appears to be an existing public sanitary sewer line in SW 154th Avenue. This line will need to be extended further south in the new street extension to allow for future service to adjacent development of the larger parcel. Final review of this line extension shall be by Unified Sewerage Agency (USA). 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 existing storm drainage line in SW 154th Avenue must be further extended with the roadway improvements. Final review of this extension shall be by USA. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 11 OF 14 • • • Effect on.Downstream Drainage: . Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential .condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by. the Unified Sewerage agency in 2000 and including any future revisions or amendments In 1997 the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious surfaces. If the larger parcel is developed in the future, then these provisions will apply. • 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. This standard has been satisfied under Section 18.810.040.B2. 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 is proposed with this application. Therefore, this standard is deferred until time of development. 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. The City proposes to dedicate a six-foot easement for a pedestrian nature path access to connect to an existing path on the adjacent Menlor property. The above section calls for a bike path to be eight feet unless it is within the roadway. This application is proposing an access to a pedestrian trail and does not address.the access as a 'bikeway." Therefore, this standard does not apply. Utilities: Section 18.81.0.120 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 laced above ground,_temporary utility service facilities during construction, high capacity electric lines operaing at 550,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding 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 NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 12 OF 14 . .\l 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 no existing overhead utility lines on SW 154th Avenue. All new utilities shall be placed underground. FINDING: Based on the analysts above, not all of the criteria of the Public Facility Section have been fully met. If the applicant meets conditions 4 through 11 listed under the "Conditions of Approval" section of this decision, the standards will be met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The public water line-in SW 154th Avenue must be extended along with the roadway improvements. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewerage Agency (USA) Design and Construction Standards [adopted by Resolution and Order No. 00-71 which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Since this partition will not increase the amount of impervious surfaces,this section will not apply. If the larger parcel is developed in the future, these provisions will apply. 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. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The public improvement plans must include a grading plan. 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 Building Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has no objections to it. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154T PAGE 13 OF 14 SECTION VII. AGENCY COMMENTS Unified Sewerage Agency Comments were received in the form of a letter. 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. 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. Veal: Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by-the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. ( THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 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 03) 639-4171. !1_�N June 2. 2000 PREPARED B : _ +• -w Sch- d:.ger DATE Assistant Planner �-�- June 2. 2000 APPROVED BY: Ric and Bewersdo DATE Planning Manager i:\curpin\Mathew\mlp\rnlp2000-00003.dec . NOTICE OF DECISION MI92000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 14 OF 14 • • --- _-- -. _j.�_....._...... - .. . .... ------ L _ I T: ` j .L._._... - --- .._._. . . 1 N N II _J i I L.-.L._!�J ' ;i i I VD IWO IN wi.a \� I I "� 11 - I ...I.' - CCITY OF TICARO •- _'-1 I I •--"totT)-j_— TAX LOTS Xl 1.7�Al7(ES 22S' (R 1100) I I I'1 1 (n 100) I• - �` •�— 1 N.,..:: YI (R 1100) TIIt i ( •OW 1 C 3 \I .� r 1. w•—" - Cr''' '1 6 �J _ I ISTIWO 154TH AVE ,1 V .(n.600 EXTENSION.PROPOSED �I• AREA FOR DEDICATION --------- iS ,r • TO ITY •ICNT OF-W Y IL —�— Mee r .l PROPOSED TL1600 �_T —1T ROPOSED AREA FOIL I — -— --I — --/-- I PARTITION LINE C�I� :./ ' .'DEDICATION TO CITY R!MT-OF-WAY FOR FUTURE i • I i . . I Mit1W.� NATLREEPATN ACCESS TO • I '. / — I I IR 003)(0./lap Pt na)(R 11x1'1 y' CITY OWNED TAX 1.0T 400 "1 1 Cutgoes- `1 _"°"-°'-"� ' MIRE 1 uARCN Z000 {l � ���._. ..•• --11 !' �::._�--�� • It-_.. -- .-- aa%'ii'rT7i�,�-:.=------ CRY OFTIQARD 1 - �' -— __-- —=; ��--- — -- — PROPOSED TAXLOT 600 • II 111 • I. ' PARTITION SITE PLAN• ' eITF PLAN • I.TAX YAP/LOT NO 251050000600 ar11 I•�� 4 4 • 2. SEE FMK 2 FOR CONCEPTUAL RE-PARTITION SHADOW :ZOO � PLANS '\,.t$ a°.... ��� �(, . 4111.' - CITY �F �.'��� CITY OF TIGARD PARTITION • • • D SITE PLAN N (MLP)2000-00003 (Map is not to scale) CITY of TIGARD i' " ----_— — / aC OOe�rXIC IMr Oe Y�T10• irir[u I I I BP' . VICINITY MAP 1 II1 1 , ,‘,.. it "URBAN SERVICE AREA" SW SaRA gm tilotimwooe4. 4 - •.. mi ����w� IW.11111k%'1 m. f� MLP2000-00003- -� , 3 WAY w���-r ■Z� 1 Ii �1'1 ` Os l��'�� A • . 111 irsamo: ::. , 1111/ �1� •• • s .-� 111 .,..�� 11�� ��� ,�,, ., 1! CITY Of TIGARD 1 r1;11111111 ....r7 ��� z • .� N1111 Q o,...� �—w,,� ,,z PARTITION @ • , E: ; E �I11111110 ..1111111 bm . • m� ai .. ,� �" J�E N 1 1 1111p1n i. ► 11M 11�� k. ., • . 1 pp.illlr� Min: , ����� _ ■ N ..111111- I1AY N,k,„, ,,,,,,.. . ■ SW BR(STLECONE WAY imam - - / , 1 N ,411._ _____-_.., i IINIPIIII! . a , SUBJECT I }. . . TAX LO �� T I City of Tigard Informal on an this map is for general location only end t — I I r--. should M verified veth the Development Services Division.i . / - 13125 SW Hap Blvd Tigard,OR 97223 EL (503)63q•s171 http:(/wwnn.ci.ligard.ocus Community Development y Plot date:Apr 21,2000;C:Unagic\MAGIC03.APR • • : NOTICE OF TYPE II DECISION "URBAN SERVICE.AREA".. 4 ilk ,lei MINOR LAND PARTITION (MLP) 2000-0.0003 CITY OF TIGARD C'ommunii Development ` CITY OF TIGARD PARTITION @ I54TH skapingA Better Communiiy 120 DAYS = 07/28/2000 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard Tigard, OR 97223 OWNER: Same ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's.designee fas. APPROVED the above request subject to certain conditions of approval._ The fndings:and'conclusiona. 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. AAp eal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the ap• pellant the hearin • ppeal from the Director's Decision shall be confined to the specific issues g on an a ed 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. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 16, 2000. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqger, Assistant Planner at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. r-,:ai . ;Ij!�_.-..._ :---.-_....- \�� _ - , L—L_ LJJ'ii 1 �._ + /�.—_.I�- �• CITY a TIGARD j — TAY TX 000 / . —I', ��+---- ill AOICa 7 j 0 1 I i .. -.') ii --'...6. ..) j ". Ni ..-A.---c- -,, _._,. ., . ----- j Aw [] ..• ___ .IADIO I AK ION.PIIOPOSCD ` - \ t y ARCH lOII OEDIGTION ����,' • I. ION-Of-w V PROPOSED NANO I- • • ARU; T--I •,•-1" .r-_—r— `-- .7 1 PARTITION LINO 1 I IS / Cr 'OWIGTION TO CITY RATWX PA A NI'niTir ,� • • � `� . il.uq,�/ NATIPTn►ATN ACCCSS TO. , ...U' . r' y CITY 0 TAY wT 100 ) . l� ,� C+V I PNYJNI YARW 2000 ._ -.......-\\Fr- —="-==j q ---_.. • --_-=`_•L°i Et'= any OPT1oAR0 �__. I i; I`� PROPOSED TAXLOT SOO • -"I.I PARTITION SITE PLAN 1.TAX no.s SIAPAOT NO 231020210101:0 I. .'• 1 •„- �:1 1 1>a/IWIC i/011 WL RC-PMTITION SHADOW °•M l�:ZOO NM ® my OF TIGARD t CITY OF TIGARD PARTITION SITE PLAN N (MLP)2000-00003 • (Map Is not to scale) = -7c L _lly„L-_I• _ i CITY of TIGARD s�+;„-.. VICINITY MAP II A ,,,-,r ,� ' ,. y` •:; A.- "URBAN SERVICE AREA" .a �`�glatou$es,.. ., �•� �Y i MLP2000-00003 Ir1111 1 I ulmre011 % .w njt�--w" — LL= ���111111 /1111111 •L ��.JI all ..: � _'NOM M ;-- CITY OF TIGARD ' PARTITION @ �;N .111111:11111111 :�IIIIII����y� s • s 154TH AVENUE 111�1I� 1111ii1 irk •.• � 4_ y�� Pis _111111 ��/ _N �1���t1 - . 1111111E "11NW 1 \1liI u ..111111' •l, - . - -:��1u 1... \ . E WAY j A �a111 a. -N N is 11111'1'",= ,< a too mo wo_ .00 - r«t 1111 11111. �; .>w.a— ` .R,ISTLEcoNE - SUBJECT TAX LO I1 A - City of Tigard f N4tMMn«OW WQ44««/N buUW-N.4 11 L.` I I ~to NNW.+.M O•WOO....1aww.INANN -----a =,..:„....:27 I I � • • CITY OF TIGARD Journal Entry Form JE # 351 G/L # 11 JE Date: 5/31/00 Description: CITY OF TIGARD LAND PARTITION 154TH AND FIR TREE DRIVE • Month Ending: 5/31/00 Reviewed By: Entered By: PAH Date Entered: Debit(+) Additional Ln# Account # Credit(-) Amount Information Trn# 1 530-0000-101000 - 64.00 2 530-2170-601000 + 64.00 3 4 100-0000-101000 + 64.00 5 100-0000-438000 - 64.00 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 . • Je-form.xlt • • rage i 01 1 • • I authorize the deduction of$780.00 from account# 5302170601000 and moved to the Land Use account of the Current Planning Department for the Minor Land Partition fee. - I also authorize the deduction of$64.00 from account# 5302170601000 and moved to the Land Use account of the Current Planning Department for postage of mailing. • • Mathew Scheidegger Assistant Planner • • • • • • • • • • • • • Ii le://C:\WINDOWS\TEMP\GW}00003.HTM 6/1/00 • • • CITY OF TIGARD Journal Entry Form JE # 155 • G/L # 11 JE Date: 5/12/00 Description: CITY OF TIGARD LAND PARTITION 154TH AND FIR TREE DRIVE Month Ending: 5/30/00 Reviewed By: Entered By: PAH Date Entered: • Debit(+) Additional Ln# Account # Credit(-) Amount Information Trn# 1 530-0000-101000 - 780:00 2 530-2170-601000 + 780.00 3 4 100-0000-101000 +. 780.00 5 100-0000-438000 - 780.00 6 7 8 9 10 11 12 13 14 15 16 A _ 17 (rn' U) 4..u)V 18 • 19 20 21 • 22 23 24 25 26 27 28 29 30 Je-form.xlt • . . • rage iorr I authorize the deduction of$780.00 from account#5302170601000 and moved to the Land Use account of the Current Planning Department for the Minor Land Partition fee. I also authorize the deduction of$64.00 from account# 5302170601000 and moved to the Land Use account of the Current Planning Department for postage of mailing. Mathew Scheidegger Assistant Planner • • • • • • • file://C:\WINDOWS\TEMP\GW}00003.HTM 6/1/00 • • • • • • 1 1 0.1 it J -------- 11 CM IGLO LM LOT..- ; 1'--) r--—- •----------— I I � YOCIIMLS� I ; �M.no.L11T Vag TICARD I _ /7___---- V g600 — tnlsm 1.74 ACRES zI ' I 1 225' ' 1 (n ILOp) • •1 1 m.em ' i to IMOt I L__ _ —j1Li=�•- -__s-• 1 i .I 56' .. (IL 1700) 35 nn Ia t .» i 1 1 I l � ' M ` to IMO ..�7.-.�.—__._._�___.___ EXISTING 154TH AVE 11 (TL 600 as K7 71-081:011: ...... '1 EXTENSION.PROPOSED L 7 --�� AREA FOR DEDICATION •--—-—--- 1. 0 ' TO ITY 'ICHT-OF-W I _ _a. ' - MN' �� 1 PROPOSED T1.;600 1 1 7 1 R.POSEO AREA FOR-1 7-----1---- I-�---- -/-- 7 I PARTITION LINE I I waL-n� 'DEDICATION TO CITY : • . (n7%O / / NAT�IJFtE TH ACFCEESSFTO E . 1 I I \ \ to+MmPl.Mom to 0)o to»oot y' CITY OWNED TAX LOT 400 ',....,/'--------'------'--------.----Ns�o -o .f _L C MARCH 2000 • � = —� rte_ - is-_-_____ - i-.TI rT'reo.-i■----- CflYOF71GARD I1` —';' 1 -----�-- ---- ..----..------ PROPOSED TAXLOT 600 i i " PARTITION SITE PLAN N!?IES: I.TAX NAP/LOT NO 251050800600 SMUG ,L t 2.SEE FIGURE 2 FOR CONCEPTUAL RE-PARTITION SHADOW urL:"'IQO ( =200 n1 U PLAN �,_„- \. I I • CITY OF TIGARD Journal Entry Form . JE # 155 • G/L # 11 JE Date: 5/12/00 Description: CITY OF TIGARD LAND PARTITION (� tPj(�.3) 154TH AND FIR TREE DRIVE Month Ending: 5/30/00 Reviewed By: Entered By: PAH Date Entered: Debit(+) Additional Ln# . Account # Credit(-) Amount Information Trn# 1 530-0000-101000 - 780.00 2 530-2170-601000 + 780.00 3 4 100-0000-101000 + 780.00 5 100-0000-438000 - 780.00 6 7 8 9 10 11 12 13 14 f � /-7 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Je-form.xlt NOTICE TO MORTGAGEE, E LIENH R,VENDOR OR SELLER: 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 LAND PARTITION S CITY OF TIGARD Community(Development Shaping Better Community DATE OF NOTICE: April 21, 2000 FILE NUMBER: MINOR LAND PARTITION (MLP) 2000-00003 FILE NAME: CITY OF TIGARD PARTITION @ 154T" AVENUE PROPOSAL: The City proposes to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently • completed Menlor Reservoir located on the adjacent tax lot. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. 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 5, 2000. All comments should be directed 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 25, 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 addreshe relevant approval criteria witufficient 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 DIRECTORS 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 DIRECTORS 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 ,L / a.o.,CITY of TIGARD �`� p RDA! +- I -- ,, gP�i // VICINITY MAP �1L I �'� "URBAN SERVICE AREA" SW SORAI I �. l .I_.i_. � y t 1 + -J —-- t it j 1 , SW_BA,RDWS -D I -;_ =r_J_, -1 _\ \ _ : I MLP2000-00003 3 WAY w� _.ifl-7Z 'I�. , ,� ! 5 I I I I ,1f- yr^ �—� Iy� ! IdSBU 111 %MEI T-iiN `-i r ! I / J' CITY OF TIGARD I I I IWi I I p111 , 7 I R7UND7 -� cI � ; =- -_ PARTITION @ .INTE-I E ; i ¢I I I I ,u 1�� „ji,, � - I j---i- -� �2 °-- SW _ _ ` ' I54TH AVENUE � I S W TE Sa'EEfA o'er 3—;i-I--� y<' m � i3;---� t I ^ 11 1 1 1 1 1 1 „ I -i^f� rn ---- n i «a` Irn- .1 S I A7F CT �„ 3\-1—I 11--1 1 0 I Z I I 1 I 1'. �3rj-r7----�W __II ( I ! I ! R'_OR_�I J ' . . 1I1 I "� 11 \ � I IiI i i3 .CIE ` ,�-( �r \\ i i I ! , . I � , / 1 L ' III . -, I i t I� I I ! I I SIW BRISJ ONE WAy I i I _ 1 I i ! I 1 , 1, f I I {fT//, -- - N N__D�. I` SW.SV' I — I -_-' !---_ I ..._ ∎1 ", _ w j BRISTLECONE __ —� ---W—3 _ -_-_-_-- ' ! --''f�. •SUB ECT .___ TAX LO �1 ___.__.... ... .3 City fTgard .�wb r...na ry Semce•P.is•on 81 a --- asOa~5r]3) __�____ W __ nr.nn�..w«'cJ,....0 w., NFI&11ORHOCD GM/Vt€ ,VTS y • • RECEIVED MAY 5 2000 PETITION AGAINST THE PARTITION ANEW'' DEVELOPMENT DEVELOPMENT OF LAND LOCATED AT 13230 SW. I54TH AVENUNE The residents in the community surrounding the land at 13230 SW 154th Avenue do not want the land partitioned because we do not want it developed. It has been our understanding that this land was to become greenspace. We are in favor of it becoming greenspace. NAME ADDRESS ci U ak, 1-3 ,k l 163 rd. 1 11/. • e4n [ \ , a19 p 1 ( ( r-, SiZ /.S . 7/5' ✓W see) ,-2 �.s %/i. -ir , • . I) ►_4�r. iA a.4. Z f r lei) " .„#.4.4A11.4 ear 14 am - Be ., ZviDit, 132 0- SW Yorrok, Wi. I/- til Effiffiff/AN 4 - :5/1' --ArAIVAIM117 - • (3-/. c�i�i /z/�lo s. ) �yan- 0.. , _ 17 13/V- s I,..) '1,11eRot, Iii n 0 _ / ?/7 o s w 744,1 r--- w� 7 ,/ iu ,L./l.�l i. ��i %i � 3 v S i,J a�r ro c,v IITM I - 3/54/4 S J ►:r; r • 4 s-K l .w51, SO )4ifoo PI GU V , /,/,--k, (4 1 giA . 2 /3/6-7 S-10 yaA)t_ea) Idy . • • RECEIVED MAY 5 2000 PETITION AGAINST THE PARTITION AN1JNmr DEVELOPMENT DEVELOPMENT OF LAND LOCATED AT 13230 SW. I54TH AVENUNE The residents in the community surrounding the land at 13230 SW 154th Avenue do not want the land partitioned because we do not want it developed. It has been our understanding that this land was to become greenspace. We are in favor of it becoming greenspace. NAME ADDRESS 1 �d q q sw b};o ,tee e vi 97 aa- ,✓ 1 (toq / SUt) bo1� re-ems, g7a�3 iI<1 .ii tI_.i1/ . i • _ ..�_ �r_:y - •/ 9:72-23 7s26 sw /-=7/2- �� 7?c 97 3 (17:7 - - / 6 Sid X7223 , } RECEIVED • MAY 5 2000 PETITION AGAINST THE PARTITION"A " DELOPMENT DEVELOPMENT OF LAND LOCATED AT 13230 SW. I54TH AVENUNE The residents in the community surrounding the land at 13230 SW 154`h Avenue do not want the land partitioned because we do not want it developed. It has been our understanding that this land was to become greenspace. We are in favor of it becoming greenspace. N: ME ADDRESS '•/ - w 7 G -4 -u // ot,401P4V JP cr-i- /C% I3z sf f1� � �r lo ki j t nv-c11, I -,Ta l 3a sW /(AA'vow wpy ? (W6 /32k5 Varrad Wy) 77 , 1 Lqy , , €1( TP /3263 S ed /,a-rdbd f / Ofe---77Z3 3I Al 6/ 47c 3 /573gir. 3co- 12 2se Tea cue 97223_ ./, . ./„4.r - /S36 L.144=-- • zZ3 caLcr*-4 7 °Pr APILFIPIr--.- As-3.56 k--;/ 71441,40, cO'e 722,3 717 / ' ! iodiA /3247 Sid 15q.& Ave Tire! 0X 977- r l. ;' �J 1411 L r i'-It=�� . R.:e. .a a 1 87223 • • ., RECEIVED 0 4110 MAY 5 2000 PETITION AGAINST THE PARTITION A MITY DEVELOPMENT DEVELOPMENT OF LAND LOCATED AT 13230 SW. I54TH AVENUNE The residents in the community surrounding the land at 13230 ST 154th Avenue do not want the land partitioned because we do not want it developed. Itbas been our understanding that this land was to become greenspace. We are in favor of it becoming greenspace. _ NAME ADDRESS 2i4tAi4• ./-U'' /s3 7.4/1 l u) ,42 W _AA im 7 , 0- 97'123 /.47/ / AM C - p 9722_3 — ,V ` -c AAA,R I ISs� s� ( c. �J, 6R c.23 i 6,.z �.�� /-53.?/ Jf,d ftr-/-✓ee-,Pr. /% ar� OA- y72 7-3 XV`2��4i, AS-3 3 / -, /-4/( / 53/9 f i x--1)1 l .avrJO (6"3 5w r/ TTz r 2 . qe 7 o,,4 4 , cup--- l 9 -Kmiec,/ �1z23 4 • / s3 / 9 S W J/Vi�r 62 t,-) S-r- 17cfliffi 97Qa3. , ? L c G l?3 1,54 fJ lJoJY�� 2uoL ' �u ‘7 ,c)-772-7a //e/4-44,6( ' )5336, , ,,) ohr7-4-crgw_p_p,) -7z..6ki.,(d a.,-- 4 Lc-5 /s 3 2751,3 (,), /-i( l e 97 J %4, 15341 SW W; +er re en GA .T chic\ 912-Z.3 AL�t.. . I / L.1. . A ' - 4,--,_, Le/ft/ .► . 17x%23 7 l V, e4V2- /c-CO $ ' (,has it %F °R2 -3 L/ $ 4 2 ( ' is-35-3 . ' wrfvTe4 C e7✓ ?�V v\ C' 6-3 t.,7-7 Sw (hi.r\,1 . cee4N SA- ct--7 / ,�,(i ire SS rs3 i ( %' of �7 Z-2, 27 v �`Y�r` '/'G ,/ As-3/7�SA/rii rd --e Jbr. /r f 0A� 1 7Z • RECEIVED MAY 5 2000 PETITION AGAINST THE PARTITION ARB UNITY DEVELOPMENT DEVELOPMENT OF LAND LOCATED AT 13230 SW. I54TH AVENUNE The residents in the community surrounding the land at 13230 SW 154t Aven t%do not want the land-partitioned because we do not want it developed. It has been our understanding that this land was to become greenspace. We are int'avor of it becoming ggreenspace. NAME ADDRESS /,1 'r _, 3o g3 . /5 /4/49k 6G'4912 ✓�-,�� 13-72.&i ) JJ-LCD j-6-3/0 1S-CL) . 'i 27/6" q 7.202-3 1<bay:r) STa, 13.219 5 cv isql.h Ave Trig q12. 3 Q)-1, I I? °I Sc.j I SH-�� ��: —r 5 (, 87313 � '' . � i to i cn, lei;y` i �- , " .V° st /53 as S ;ei`I dgf2 1 -IP ( -c34 7 S w �'\ r4le P. .V r, 7i ' A1,9 cru,) A-/Kzi_t__ ofr./ Idipy (, �' •�� 5'29 .54) ►� �,, r '13/C.1. Sw 13�d -1-137,4 4 V l ea z w 153 i�er� ' d 7zz . Y /3/I'/ 5J 153a-07--c q,,7- _ ,k/ 131 / q: l�36'7 ( . ylAA • 1 t3O Q s.W. s ui , r 97e3 / /vn c/o ?-6 . iJ"Sed 7r . /,, q,7oz, .l eA/ems -9 ' f722,.S • • Date: May 4, 2000 To: City of Tigard Mathew Scheidegger Assistant Planner From: Jennifer Pranger 15644 SW Wintergreen St. Tigard, OR 97223 (503)524-1057 Re: City of Tigard Partition @ 154th Avenue Minor Land Partition (MLP)2000-00003 I have recently read the city's application for the development/partition of land surrounding 154th Avenue. After some investigation, it appears the city's proposal does not adhere to the following city development"approval criterion". Failure to meet Approval Criteria 18.765 According to the application, the city does not plan to establish a vehicle parking area of adequate capacity for use of the greenspace surrounding the development. This would put unnecessary strain and congestion of parked cars within the neighborhood. Round Tree Estates' CC&R includes parking restrictions. The applicant intends to use the proposed public right-of- way as a public trailhead by which the community will access a large greenspace. The applicant's proposal does not meet the off-street parking requirements of Sections 18.765.010.A and 18.765.010.B. Failure to meet Approval Criteria 18.790 In order to follow Section 18.790.030.A and Section 18.790.030.B.3, the city or the developer would need to plan for the removal and protection of trees affected by the development. The proposed area of development and six-foot right of way passage to the greenspace has several trees. If the development were to occur, the city or the developer would be in direct violation of the above Sections. Since the city has stated that a tree plan"does not appear applicable", it is further evidence that the law would be further violated. It is clear that the applicant has failed to consider or has disregarded the above approval criterion in their planning. The three violations further reinforce the lack of consideration and planning given to our neighborhood and the outlining area in question. Alk i CITY OF TIGARD OREGON May 12, 2000 Daniel S. and Joyce P. Dorsett 15861 SW Sundew Drive Tigard, OR 97223 Dear Mr. and Mrs. Dorsett: Thank you for your comments regarding Minor Land Partition (MLP) 2000-00003, I have received many comments on this project from surrounding neighbors all dealing with open space issues. The City of Tigard has just recently purchased property on Bull Mountain for the purpose of a park. To find out more details, please contact Duane Roberts in the Long Range Planning Division, or Ed Wagner in the Public Works Department to discuss keeping the land for open space and or parks. You can reach either of the people above at (503) 639-4171. If I can be of any help in the future, please do not hesitate to call me 639-4171 x317. I am available Monday through Friday between the hours of 8:00 a.m. and 5:00 p.m. Sincerely, . P7e/t/ ■stOrr • Mathew Scheidegger Assistant Planner I\cu rpI n\mathew\ml p2000-00003.res c: MLP2000-00003 land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 Sent By: GEG CUSTOMER SRVC ; • 5037970495; 05 May 00 1 :28PM;Job 727;Page 1/1 • • • May 1, 2000 • City of Tigard, Planning Division Attn: Mathew Scheidegger, Asst. Planner 13125 SW Hall Boulevard Tigard, OR 97223 Dear Mr, Scheidegger: I am writing to you regarding the "Notice of Pending Land Use Application" dated April 21, 2000. The notice pertains to the following: • File Number: Minor Land Partition (MLP) 2000-00003 • File Name: City of Tigard Partition at 154th Avenue • Location: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. I would like to submit for consideration a request to establish a park at this • location instead of additional housing. The three sub-divisions along SW . Barrows Road (Scholls Ferry Estates, Bull Mountain Meadows, and the subject sub-division), are currently under served, because no parks are available for residents. Although I do not have any actual figures, I would estimate there are between 750 and 1,250 homes contained in these sub-divisions. The nearest park to these sub-divisions is Summer Lake Park. I would recommend modeling a new park at the above location, using Summer Lake Park as a model (play structure, swings, etc.). There are many parents and children that would love to be able to walk to a local park. in their own neighborhood. Thank you for you consideration, joadifeitZt• • Daniel S. Dorsett Joyce P. Dorsett 15861 SW Sundew Drive 15861 SW Sundew Drive Tigard, OR 97223 Tigard, OR 97223 (503) 590-9311 (503) 590-9311 • • RECEIVED PLANNING MAY 0 2 2000 April 30, 2000 CITY OF TIGARD Mathew Scheidegger Assistant Planner in the Planning Division City of Tigard 13125 SW Hall Boulevard Tigard, OR. 97223 My husband and I own Tax Lot 05300 bordering east of Tax Lot 00600. I will be brief yet to the point. I have already spoken several times with the City of Tigard Planning Division, throughout the 1999 calendar year, expressing concern regarding future development of the proposed lot in question. We purchased our lot for a reason. The premium was sizable but it was justified in offering everything that we were looking for. It should be apparent that property such as ours is redeemed for the sole purpose ofprivacy, seclusion, and the fact that it remains quiet. As stated I have already voiced my opinion to the City of Tigard regarding future residential growth, and the removal of trees, on Tax Lot 00600. This wooded lot defines our property line. We do not approve of development on this proposed site. It needs to remain as is. I have researched all of the Community Development Code Chapters that were provided, and',have a pretty good understanding of what will be developed if passed. This is very upsetting to us. It would be upsetting to you also, if you were the property owner that it affected. Where is the .39 acre partition? If this proposal is passed, (which we are strictly against in every way) I am asking that the City of Tigard be very selective in respect to our bordering property in regards to Code 18.790. I am well aware of what must be in accordance with building and landscaping codes. Fencing and screening requirements to code are not satisfactory or acceptable to us. A significant tree line must remain to divide our properties. There is no possible way that you can replace the privacy of our wooded boundary with 6-ft trees and shrubs. They simply are not comparable to the existing 120-ft Firs. This 1.35 acreage for Residential Development is a miniscule profit for the City of Tigard. What we have purchased and value on a daily basis to us however is priceless. Please do not force us to sell Thank you for your consideration in this extremely important matter. Kimberly A. Ross QNUO,o _ , PMr� M J. & K.A. Ross 15338 S.W. Firtree Dr. ° 01 �r iG Tigard, OR 97223 0G14 ® 2 Mathew Scheidegger Assistant Planner in the Planning Division City of Tigard 13125 SW Hall Boulevard Tigard, OR. 97223 1 J 22 _ 7.Li 1.'4'$ iii^ . u u. n l . .. .... t f • u n t n • • RECEIVED MAY 5 2000 COMMUNITY DEVELOPMENT 11:x5Pfrn FROM: Jaime C. Ramsey KF 15367 SW Fir Tree Drive Tigard, Oregon 97223 Phone: (503) 590-3318 e-mail: ramsey@teleport.com DATE: May 5, 2000 TO: Mathew Sheidegger, Assistant Planner Planning Division, City of Tigard 13125 SW Hall Boulevard Tigard, Oregon 97223 REFERENCE: File Number: MINOR LAND PARTITION (MLP) 2000-00003 File Name: City of Tigard Partition @ 154th Avenue " The Applicant proposes to partition Tax Lot 2S105DB00600. This property is also known as the Clute Property. The Applicant also proposes to dedicate two public rights- of-way. One would extend 154`h Street into the subject partition; the second public right- of-way would serve as a trailhead and establish access to planned contiguous public greenspace to the south. The Clute Property is a very important property for the surrounding neighborhood and the Tigard Community. It will provide access to more than 20 acres of greenspace, parks and potentially miles of trails (Reference Tax Lots 2S105DB00600, 2S105DB00400 and 2S105DC00201 owned by the City of Tigard; and, 2S105CD00100 and 2S105CD00200 owned by The Trust for Public Lands). This planned greenspace is nearly as large as Summer Lake Park and is as important to the citizens of Tigard and Tigard's Urban Service Area. The proposed partition does not consider the importance and intended use of the Clute Property and the contiguous greenspace. I have reviewed the Applicant's file. While the Applicant's narrative indicates that they "appear to meet" all Applicable Review Criteria, in fact they do not. Issues regarding the proposed partition must be resolved now while the property remains in the public domain. Specifically: 1. Approval Criteria 18.420 and 18.705 The Applicant's proposed public right-of-way will serve as a trailhead by which citizens from all over the community will enter a vast greenspace enlarging the use to which the partition will be put and increasing access and egress requirements. Round Tree Estates Subdivision borders the proposed partition to the north. The subdivision's Declaration of Conditions, Covenants and Restrictions includes parking restrictions. The Comments Jaime C. Ramsey Page 1 of 4 • • application fails to address the resulting increased traffic and changes in access and egress needs that this proposed partition creates. The proposed partition does not meet the requirements of Sections 18.420.050.A.2 and 18.420.050.A.5 which requires the Applicant to ensure there are adequate pubic facilities (e.g. off-street parking, emergency vehicle access, etc.) available to serve the proposed public right-of-way. Furthermore, the Applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site for public access as stipulated in Sections 18.705.010 and 18.705.020.A. 2. Approval Criteria 18.765 The Applicant must provide a vehicle parking area with adequate capacity to ensure the traffic carrying capacity of nearby streets and to minimize any hazardous conditions on the site and at access points. As stated above, Round Tree Estates' CC&R includes parking restrictions. As stated in the application the Applicant intends develop a public trailhead by which the community will access a large planned greenspace. The Applicant's proposal does not meet the off-street parking requirements of Sections 18.765.010.A and 18.765.010.B. 3. Approval Criteria 18.790 To encourage the preservation of trees Section 18.790.030.A specifically requires a tree plan for the removal and protection of trees for any partition. The proposed trailhead includes several trees that have not been identified for either preservation or removal as required by Section 18.790.030.B.3. Are these trees to be protected? Removed? Since this will be a nature path and the code encourages the preservation of trees, I assume pedestrians and trail construction and maintenance vehicles will be expected to neatly tiptoe around these trees? The Applicant believes a tree plan "does not appear applicable" when the existence of trees in the middle of the proposed nature path and the code specifically requires one. 4. Approval Criteria 18.810 The proposed public right of way for the 154th street extension is not wide enough, because it does not consider the steep slope and daylight drain immediately adjacent to the East sidewalk. The steep slope will erode across the sidewalk and impair pedestrian safety and water quality. Sections 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j require the consideration of steep slope and pedestrian safety issues for the implementation of public facilities such as public streets. The public right-of-way must be wide enough to neutralize the impact of the steep slope and daylight drains. There is a daylight drain in the Northeast corner of the subject site, and there is a drainage ditch along the entire northern property line. The property is steeply sloped from South to North. The Applicant must develop a drainage facility large enough to accommodate all upstream drainage including properties to the east and south as per Comments Jaime C. Ramsey Page 2 of 4 • Section 18.810.100.C. Yet, no easement for public storm drains or surface water drainage patterns are shown on the plan. They are required per Sections 18.810.010, 18.810.050.8 and 18.810.100.A.3 for the implementation of public drainage facilities including storm drains and a water retention pond. The Applicant has constructed the 154th Street extension; however, the proposed nature trail has not been completed. Section 18.810.070.A.2 of the Community Development Code requires the Applicant to construct all sidewalks including the proposed nature path trailhead. This must be completed before approval, or be cited as a condition of the application's approval, to ensure useable public access. Summary and Conclusion The Applicant claims the Minor Partition "appears to meet" most of the Applicable Review Criteria because the partition does not involve any development. However, Section 18.120.030.A.56 clearly defines Development as a material change in the use of land or a division of land into two or more parcels, including partitions. To ensure the best interests of the surrounding neighborhood and community are met it is in the public's interest to ensure that the issues cited above are addressed. And, these issues must be resolved now while the property remains in the public domain before the subject property is partitioned. Beyond what the code requires, as outlined in the previous pages, common sense tells us the proposed public right-of-way for the planned nature path and trailhead establishing access to the public greenspace is clearly inadequate and will necessitate the dedication of the entire 1.35 acre parcel to public ownership for storm water retention, greenspace and trailhead access. • The neighborhood doesn't want their streets plugged with the parked cars of birdwatchers, walkers and joggers. Off-street parking is required. • Trees exist in the proposed narrow public right-of-way. • The south end of the proposed nature trail and the north end of Tax Lot 2S105DB00400 are too steep to allow a path to be constructed straight up the property. A path built straight up the property would not be easily traversed by pedestrians and would ensure significant erosion problems. • A six-foot corridor is not sufficient for the safety and comfort of pedestrians. • Six feet will not allow mechanized equipment access to the proposed trail for construction and maintenance. • The Clute Property has significant drainage problems that have not been addressed. • Section 18.810.050.8 requires 15 feet for utility easements. A water pipe is given a 15-foot easement. The Applicant's proposed nature trail on a six-foot right-of-way suggests citizens are not worthy of the same consideration given a water pipe! Comments Jaime C. Ramsey Page 3 of 4 0 0 This application appears to have been completed with little thought and consideration for the planned greenspace, the immediate neighborhood and the Tigard Community. The Applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria. I oppose the proposed partitioning of the Clute Property (Tax Lot 2S105DB00600) on that basis. Respectfully, . e , ,,. .. 40, Jaime C. Ramsey Comments Jaime C. Ramsey Page 4 of 4 4 • . May 3, 2000 RECEIVED RECE. City Planners: SAY 5 Z000 1TY DEVELOPMENT We would like to comment on the pending land use application tgi ion the property at 13230 SW 154th Avenue; tax lot 00600. To begin with, we never would have purchased our lot backed up to that property if we had not believed that it was to remain greenspace. We researched this particular property before buying ours by talking to the prior owners before the water reservoir was initiated and asking questions of the City of Tigard after it was purchased. After the only meeting held here for the public some two and a half years ago, all the neighbors walked away with the impression that the property not used for the reservoir construction would remain greenspace between what is already conservation easement to the East, city land to the South and the Cash property to the Southwest. With this in mind, we are extremely concerned about the value of our home. The application for partition refers to the possibility of building multi-family housing units, which would mean a significant loss in equity, especially for those of use directly on the property line. We have been here for over three years and have seen the value of the neighborhood do nothing but increase. This proposed development would be unexpected, to say the least, and result in a serious financial problem for our family. There is already a water issue on our property because of a natural spring that we are built on top of. The builder took the necessary steps to ensure that it would not be a problem for the integrity of the home. Has anyone at the city of Tigard done any kind of impact study on what would happen to the water table and run-off slope should all the trees and vegetation directly up the hill be torn out? There must be a reason for the pre-existing water access ditch behind our property. Who will take responsibility for any damage to our property when we are suddenly getting flooded out? The City of Tigard is required per Section 18.810 to deal with these water issues. There should be at least a fifteen-foot water easement for our existing storm drain,just like the easement given to the Ross property to the East. Additional storm drains may be necessary because of the run-off slope of the Clute property. There is no mention in your application of the City's intent to do any water assessments. That is not good enough. Another concern we have is what will be the environmental impact if there has been a disruption to the continuous forest canopy between the conservation area and Metro greenspace? Tearing 1.35 acres out of that contiguous area would weaken the durability of the remaining trees against the elements; possibly putting our homes and certainly those that live in the conservation areas at risk. Where is the tree plan required be Section 18.790? The Clute property is currently home to hundreds of species of birds, families of deer, raccoons, and various other wildlife. Has the city of Tigard done an environmental impact study, and if not, when will it be done? Development of the Clute property in the high-density way it has been proposed will mean a great deal more traffic in the neighborhood. This will be added to the increase in traffic due to accessing the public right-of-way. Where is your traffic plan? The partition does not meet the • • requirements of Sections 18.420, which requires the City to ensure adequate off-street parking. Our neighborhood CCR(Declaration of Conditions, Covenants and Restrictions) includes parking restrictions. The streets here simply can't handle to increase in traffic and parking. Constructing the reservoir project took quite some time and brought to our neighborhood a great deal of noise, dust, and hazardous traffic. There are many small children who live and play here. We don't want to be put through another inconvenient development hassle. Our children will be once again at risk from speeding construction vehicles, unable to nap in the daytime due to noise, and our roads will again be ripped up and require repaving. In conclusion, we do not think the applicant has adequately addressed several issues surrounding the proposed development of the Clute property. Aside from bring down the neighborhood property values; there is direct risk to our homes from changes in the water table and disruption to the existing forest canopy. The City of Tigard has not addressed issues of environmental impact, parking, and traffic changes. Our community deserves much more consideration than what we have thus far been shown in regards to the proposed partition and future development of the Clute property. We will remain very involved in what happens with this property and the well being of the neighborhood as a whole. Sincerel , l tj Christopher and Patricia Farmer 15350 SW Firtree Drive Tigard, OR 97223 (503) 590-0105 RECEIVED ow 5 X00® May 04, 2000 poELUpMEN1 Mathew Scheidegger, Assistant Planner Planning Division, City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re:File Number:Minor Land Partition(MLP) 2000-00003 File Name: City of Tigard Partition @ 154th Avenue Mr. Scheidegger, I am very opposed to the zoning change for this piece of property. The addition of 25-units on a one acre lot will create traffic problems on a very small road,will lead to new parking issues, is not in keeping with the current make-up of the neighborhood,will create significant problems with erosion,and will destroy an area that is full of wildlife. 154th Avenue is not a very big street. Currently if a homeowner decides to park in front of their home it leaves room for just one car to safely pass at a time. I've had to stop many times to let an oncoming car pass a parked car before I could proceed. The street cannot handle much in the way of increased traffic. Also, since the city doesn't understand the need for parks, many children play on the streets. The area around 154th has a very large number of children. Every day I see children tiding bikes or go-carts or anything with wheels down Firtree, the road perpendicular to 154th. I am very afraid that one day one of them will get hit and the idea of increased traffic adds to that fear. Granted,the children shouldn't be riding like that but it's what kids do. As I already stated above, parking on 154th already creates some congestion on the road. There is no room for the increased parking that will be needed by anyone using a greenspace or for overflow from the 25 units. Plus, increased parking on the street is a neighborhood safety issue since we will not know who those cars belong to or where the owner has gone. The neighborhoods around 154th are made up of single family residences plus a few duplexes. The addition of a 25-unit complex goes against that character. The land where the 25 units are proposed to be built is very steep. We saw significant runoff and erosion when the water reservoir was built. The addition of the road to the reservoir now creates much more surface water running down 154th. If the 25 units are built,the problems will be magnified. The topsoil is not very deep and it doesn't take much to remove it. Underneath the topsoil is very heavy clay which won't hold water. Every homeowner in the neighborhood can attest to the poor soil. Start building on this steep site, removing all the trees and vegetation as builders are wont to do,and there won't be'anything left to hold the water. Even after all the building that has been done in this neighborhood there are still animals living on that piece of land. We've had raccoons come down the fenceline from that property and climb the tree in our backyard. Deer still come down and eat my roses. A few squirrels are around even though their trees were all torn down for the reservoir. It's wonderful to know the animals are still surviving but this development will remove only more of their habitat and they'll never come down to our house if there's a 25-unit complex between them and us. I Finally I'd like to say that my house is only 2 doors down from the property. We've already suffered through the addition of the reservoir. We had dumptrucks and heavy machinery parked in front of our house and driveway for many months. There were times when I had to park my car on another street and walk home because I couldn't get my car near my own house. The road in front of the house was torn up for pipework. They left a huge ditch there for several days which again made it almost impossible to get into our driveway. We put up with many early mornings,weekends included, of noise and shaking from the trucks racing down the steep road. We put up with all of that because we were told that the land would not be developed beyond one house per acre or that it would be made into a park. I am very angry now to learn of the new proposition for the land and to know that we would have to endure more building on our tiny quiet street. Please consider the feelings of the neighborhood and turn down the request for zoning. Sincerely, Carrie Aras 13207 SW 154th Ave Tigard, OR 97223 • • NI DE Wednesday,May 03, 2000A� X04® Mathew Scheidegger, Planner pEVEOME Planning Division, of Tigard �WT Nj 13125 SW Hall Blvd. Tigard, Oregon 97223 Mr. Scheidegger, We would like to comment on the Pending Land Use Application for a Minor Land Partition of Tax Lot 00600, located at 1320 SW 154th Avenue. We feel the planned Partition is an inappropriate use of the land at this site. The planned partition does not take into account a very steep slope. This slope will have significant impact on the development process. The planned partition does not take into account a large ditch running alongside the northern part of the property. A drainpipe at the northeastern corner of the property feeds this ditch. This ditch does not currently suffice in diverting water away from the four houses adjacent to this ditch. Covering this ditch or developing around it would remove even this function. The planned partition does not take into account obvious tree and ground cover loss. Loss of trees and ground cover will allow even more water to come off of this hill and onto our property. The planned partition does not take into account a loss of natural habitat for numerous birds, deer and owls. There seems to be no allowance for the loss and/or replacement of trees whatsoever. The planned partition does not account for access to proposed green space on top of Bull Mountain. The proposed partition makes no allowance for parking for those wishing to gain access to the proposed green space. For these reasons, we feel the proposed partition is not appropriate. In our opinion,the land should be converted to green space and facilities for accessing the green space. cerely, 400 hristophe &Mar et Rollo 15374 SW Firtree Drive Tigard, Oregon 97223 f / � • • Christopher E. Gray 04-May-2000 13189 SouthWest 154th Avenue CE�V�® Tigard, Oregon 97223 itE 503-524-1790 2QQ© rasputin @teleport.com 5 Mathew Sheidegger, Assistant Planner O MU°*E`peM° Planning Division, City of Tigard 13125 S.W. Hall Boulevard Tigard, Oregon 97223 Mr. Sheidegger: I am writing to you regarding some concerns and reservations I have with respect to the letter I received last week. For your reference, please see the following: File Number: MINOR LAND PARTITION (MLP) 2000-00003 File Name: City of Tigard Partition @ 154th Avenue First, let me say, I am pleased to see the Green Space acknowledged by the City of Tigard. I commend the recent efforts to curb the unbridled passion to cut-and-slash- and-pave anything that doesn't move in Washington (and adjoining counties). I'd tip my hat if I was wearing one. However, I do have concerns and born-in-Oregon notions that I need to air. For the sake of brevity, I will first list them. Then, I will explain them in "gut" terms of the Federal, State of Oregon, County of Washington, and City of Tigard provisions, criterium, ordinances and laws (enacted to protect individuals and communities) from which they are manifest. By the way, I appreciate that these are available to potentially-affected communities more readily available (via the internet) than through trips to court houses, hours of bureau research, and multitudes of licked stamps. More thanks for that convenience to all responsible. Here are my cuirrent concerns regarding the use of the Clute property: Incompatibilty of zoning classifications Increased traffic flow Increased parking needs Erosion and flooding Access to trailheads and additional dwellings Scenic loss Wildlife habitat infringement Endangerment to the tree-and-plant eco-system Property value drops Reduction of the quality of life Rampant development for its own sake • • Wreckless embracement of over-population Noise and air pollution Other development plans devised by and for non-residents Zoning Boulder, Colorado employs a well-respected growth density program wherein the concentrics around the core city gradually decrement the growth zoning, and - conversely, around parks and Green Space, the growth zoning increments gradually. The zoning here would go from single-family dwelling to multiple-family dwelling to Green Space. The apartment and/or housing influx notion is incompatible with the existing community and a rational/natural growth density plan. Government and commissions are required to be representative and democratic. Neither is allowed to profit from its customers/constituents. Reverred doctrine mandates the locality and the majority as rule. Tyranny (as per Metro) is to be neither accepted nor tolerated. Zoning is to be a manifestation of the implied, as per the immediate and affected community. Otherwise it is unconstitutional; this includes Comprehensive Plans and any ensuing agendas held up as mandated by the "elected" and those they appoint. Traffic The traffic in our neigborhood and the access points to local neighborhoods is now at a maximum level. The conspicuous absence of parks and vacant lots, and the crowded small-lot sizes in Washington County begs the question of which neighborhood intersections, street corners, and other road sections will be available for safe play by kids (roller-blading, skate-boarding, street hockey, etc.), as well as for adults (eg., basketball, jogging, street parties). Through-traffic between a lower and higher density dwelling area can only increase any existing danger. Twenty apartments can add from 20 to 40 vehicles. Visits from friend will add more. Trail heads and maintenance vehicles add more still. Those who come for a park entrance will add cars to the existing street-parking level. Parking A trailhead means extra parking for all visitors. This, in addition to additional dwelling parking means more paved surfaces, as well as over-use of existing paved surfaces. Visits by friends of those living in the neighborhood may find themselves having to park blocks away. Erosion As root systems are compromised, especially on inclined landscapes, they are no longer able to support the soil. The less the trees, the more the wind, direct cold, and direct sunlight. This means that the top-soil \ends up in the drains. This area is clay- bound so that the top soil needs but a small erosion to be gone forever. Flooding The more the paving, the more the run-off. The less areas available to absorb the natural rainfall and run-off, the greater the flooding. It takes no genius to see this • • corrolation. Conversely, only idiots believe that drainage ditches full of un-absorbed rainfall will not eventually flood some destination down the flow, including coastlines. We suffer from a 4 inches to clay environment here. All water stays near the surface, hence traveling downhill faster, since absorption provides little or no delay. Access The incline is great. To lessen it, "fuzzy" clauses might be used to disguise a radical geo-texturing above the current housing and below the Green Space.. The result is always a good fit for development now, and both erosion and secondary problems after the developer is gone - a cost always puhed onto the common tax or onto individual owners's expenditures. Scenery The trees are beautiful. The sound of the wind rippling through the trees gives a calm to the daily horrors of traffic and excessive activity. Wildlife The presence of racoons, deer, skunks, birds, squirrels, chipmunks, rabbits, and other expressions of the "lost" human soul are invaluable to keeping the current cogs turning. Without them humanity is lost to humans, and tolerance is lost for everything. Eco-system It is proven that slight disturbances can alter and kill delicate balances that support all life; unfortunately, many sluff responsibility for the non-eventful demise of humanity off to anything besides the current project, trend, activity, etc. - for that might sacrifice a quantity of the fictitious qualifier of life - Capital. Are we in charge of economy - or are we so weak as to let our creation run and ruin our lives?! Property Investments Families of one and several have sought this shelter below the tree-line as a haven. We enjoy the stars, the owl hootings, and tree-frog conversations in the evening. We may not see the roses being nibbled by deer, but we understand why they enjoy the taste of what gives our eyes and noses a treat, as well. We tolerate under-developed reality as a part of our own development and as a poiint of sharing as us in a community of individuals. Replacing this with another launderomat, hair salon, restaurant - this only brings us closer to nothingness and isolation surrounded by things. Quality of Life We want more closeness, contact, and communication. That's not the same as traffic that forces dead stares from windshield-to-windshield, slower and more lines, overhead speakers barking out the sale of the day, or a greater quantity of cash registars talking with bank systems about the new exemption in family so-and-so. It means neighbors, communities, and friends that define themselves. • Developer Agendas for Community and its Leaders Developers will develop anywhere, any time, without any forethought as often as possible. Their laswyers and planners will skirt around community desires as often as possible. Why? Because they don't see themselves in anything else. They give up, much like compassion in ER or hope in a fixed election. Give us a chance and we will support you; developers are not tghe only career-providers around. Unconscious Growth Prosperity is based on communication, imagination, sharing, unconditional support and other familial traits that get swallowed up in the current economy. We do not need to accept the absurd premise that increased population makes life more qualitative, no less than the opposite half-truth deserves. Until you deal with the habit of saving everything, a larger house will never solve your problem. So, more housing solves nothing - it only increases crowded isolation where it existed before as isolation. Pollution The noise is greatly reduced by trees, esp. in a valley. The dust of traffic increased above a neighborhood hangs in the air and then settles in lungs, hair, on cars, windows, and roofs. The dingy taste of growth for growth's sake still tastes like gritty dirt to me. Local Plans' Benefactors How can I take plans to widen Walnut, to extend Murray to Barrows, to add a redundant mall 1000 feet from another, and this incompatible zoning move as separate incidents when they stem from the same groups in the same area? The plan may not be that of plaaners or governments, but it is certainly not that of neighborhoods. Only those of a silent, steady, wreckless "community". These are my concerns, my feelings, my expressions of what can be found in common and statute law. If necessary, that will be my method of saving my neighborhood and the community that needs to reassert itself above that of carefree and careless profiteering. Thanks for the opportunity to express myself, Christopher E. Gray • • * MINI° May 3, 2000 MAY 4 2.000 towel DEVELOPMENT City of Tigard Attn: Matthew Scheidegger, Assistant Planner 13125 SW Hall Blvd Tigard, OR 97223 RE: City of Tigard Partition @ 154th Avenue Dear Mr. Scheidegger: As a homeowner on Firtree Drive I am writing to comment on the proposed partition. I bought my home in November 1998. One of the attractive items of the home was the treed hillside my home backs up to. At the time I bought I was lead to believe the hillside, owned by the city, would remain as it is, rather than be made available for development. This landscape adds value to my property. I am greatly concerned what the development of this property with high density housing will do to my property value. I see nothing happening,but my property losing value, which means I will have paid more than my property is worth. The attractiveness of this neighborhood is the family nature of it which high density housing would destroy. I and my neighbors whose property border this hillside already have serious water problems during the winter due to heavy run off from the hillside. Removal of trees and other vegetation along with constructing structures on the hillside can, in my opinion, do nothing but add to the drainage problem that already exists. Have studies been conducted to evaluate the impact that altering the present hillside will have on our properties? What is planned to protect us from further water damage? In addition to the above, after reviewing the applicable codes on the internet and other documents,I have concerns about a number of other issues. A few of which are: • It is my understanding that the remainder of the hillside is to become a community park with access to essentially be at the corner of 154th and Firtree Drive. This being the case I am concerned about the negative impact the substantially increased traffic flow will have on the neighborhood streets. There currently are restrictions on the on street parking which I can not see being anything but violated. What are the plans to accommodate this increased traffic flow and parking? • A proposed trail leading into the park is to be 6 feet wide. This does not appear to be adequate for the expected traffic going into the park. It also does not appear the issue of tree removal from this trail has been adequately addressed. What is to be done with these trees? Will they be moved? Will they be replaced? • • The issue of whether or not the property will be partitioned so it can eventually be sold seems to have many issues to be evaluated and resolved. In addition to this, I believe there is another issue just as big which should be considered. We seem to always hear the cry of we lack adequate green space and community parks. This tends to be after we have already cleared open land and developed it. We now have an opportunity to look forward and take steps to avoid this kind of outcry in the future. We have before us the chance to preserve a large block of land which can be developed into a park for the whole community to use and enjoy. I ask that you seriously consider the impact this land partition will have on the existing neighborhood and community. Let's take this opportunity to look forward rather than do something now that we will look back on in the future and ask ourselves why we did not protect that property when we had the chance. Thank you for your consideration and allowing me to provide input. Sincerely: 7 -77 Gary R. Parcher 15362 SW Firtree Dr. Tigard, OR 97223 Ph: 503-579-0618 NOTICE TO MORTGAGEE, LIENHOER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES . IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROS Y FORWARDED TO THE PURCHASER • NOTICE OF PENDING LAND USE APPLICATION LAND PARTITION CITY OF TIGARD Community DeveCopment Shaping Better Community DATE OF NOTICE: April 21, 2000 / FILE NUMBER: MINOR LAND PARTITION (MLP) 2000-00003 FILE NAME: CITY OF TIGARD PARTITION @ 154T" AVENUE PROPOSAL: The City proposes to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent tax lot. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. 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 5. 2000. All comments should be directed Mathew Scheideoger. 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 25. 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. RECEIVED PLANNING Margarita & Larry Tucker MAY 0 3 2000 15331 SW Firtree Dr. CITY OF TIGARD Tigard, OR 97223 May 1, 2000 Mathew Scheidegger Assistant Planner/Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Minor Land Partition 2000-00003 (@154th Avenue) Dear Mr. Scheidegger, We have been taken back that your division is planning to add a 34 unit apartment building or buildings at the above mentioned location. We have arrived at 34 units by multiplying 1.35 acres by 25 units per acre. This to us seems inappropriate due to several factors. Continuing with our math we would expect the following simple facts: 51 cars (1.5 x 34) 51 children. According to these calculations we find 2 major problems, or flaws with this partition. The first is access. The access to the apartment compound will be along 154th Street. That street is not designed for that high of density. It is a narrow street that doesn't allow for two parked cars nor two driven cars to pass at one time. Our second concern is the number of children that will have to be served by our school system, which is already maxed out. The simple math is that 51 children is enough to fill two classrooms. We have heard in previous hearings that 51 children do not affect the school system. However, this is a irrational argument. There is an ever growing domino effect. Yes, 51 children would affect the school system. You as a planning division and the Beaverton planning division should no longer use that pathetic argument in light of our school crisis. Our last argument has to do with park space in our vicinty. We will also mention that there are a considerable number of children in this area that use the streets for playing. We know that you are well aware of the fact that there are no parks. How can that be? How can a modern day city planning division allowed that to happen? Just a small playground with a play structure and a hoop would be a great addition to this area. Have you not thought of this before? Where will our children play? We would appreciate your written response to these considers. Sincerely, 7e7A-t fdre,f,j4/CZee__ Larry L. Tucker Margarita S. Tucker • RECEIVED PLANNING APR 2 7 2000 Date: April 24, 2000 CITY OF TIGARD To: City of Tigard Mathew Scheidegger Assistant Planner From: Jennifer&Chuck Pranger 15644 SW Wintergreen St. Tigard, OR 97223 (503) 524-1057 Re: City of Tigard Partition @ 154th Avenue Minor Land Partition (MLP) 2000-00003 Our family has been tolerant of the current development boom in our area, however we feel it is now time to speak up for the following reasons: 1. Current traffic congestion cannot accommodate or support more development. Have you ever tried to turn left onto Barrows Rd. from Scholls Ferry Road between the hours of 5pm-7pm? If not, I suggest you try it some time. It's a joke! The existing road planning is failing our neighborhood. Public transportation cannot solve this problem. I have personally investigated into the plans of Trimet and have been told that they don't plan to even consider establishing a bus line in the Bull Mountain Meadows area for another 3 years. 2. It's extremely unfortunate that one of the only two remaining treed areas surrounding our neighborhood is now being considered for removal so that another residential development can be built. We've been tolerant in the past and understand the impact it has on our overall economy, but I think this proposed land development is going too far. 3. The few remaining species in the Bull Mountain Meadows area are being eradicated from the area due to overdevelopment. I have continued to live in Oregon because it had at one time been heralded as a progressive state that serves its constituents by preserving the landscape and natural habitat. However, as the years have progressed, this is no longer an accurate way to describe this place that I call home. 4. There is not one public park in the Bull Mountain Meadows. How about building us a park instead of selling the land to develop more houses? 5. My husband and I are concerned that this neighborhood can no longer serve our needs, the native species' needs or our future children's needs because the remaining undeveloped land is being taken away from this community. It is becoming clearer and clearer that the city of Tigard is not as concerned about its residents as it is in serving the interests of the developers...Very unfortunate indeed. Please consider our comments, which I believe to accurately reflect our concerns and the concerns of our neighbors. Since y, 41 ek 4-a p Jennifer and Chuck Pranger _ .. • • • May 1, 2000 Mathew Scheidegger Assistant Planner Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Dear Mr. Scheidegger, This letter is in response to the notice of pending land use application dated April 21, 2000, referring to file number MLP 2000-00003, file name City of Tigard Partition @ 154th Avenue. We would like to be on record as strongly opposing such a use of the subject property. The city has approved at least one multi-family unit in this subdivision, and that duplex is at 13040 SW 154th Avenue. This unit is on a flag lot behind our home. I would ask that the city planning commission come to that address and see for themselves how absentee ownership of a multi-family dwelling impacts a neighborhood, particularly in a high density residential area. The duplex is currently uninhabited, although there have been a few instances in the past two months that someone has driven in to the driveway, rushed into the unit, rushed back out, and driven away. There are doors that are left unlocked, one garage door is open at this time, and garbage is scattered throughout the inside and outside of the units. There are signs of packing inside the units, but that activity was evidently aborted midstream. Empty meat containers are included in the exposed garbage in the units. 1 would not surprise me if we began to see rodent infestation. The lawn has not been cut in the year 2000 and is now weed infested. There are toys scattered, window and door screens on the ground or leaning against the outside wall, a large folding table leaning against a wall, stacking chairs collecting mold, a vine taking over one corner of the building, an upstairs window screen torn out, and one side whose only window treatments are hanging towels or blankets. This is the image we get when we choose to spend time on our deck in our backyard. Most of the people in our subdivision have taken a level of pride in ownership in our homes, and would prefer to have everyone do the same. This property, as a flag • • lot, is a blight to many adjacent properties, because there is none of the pride of ownership. That is the situation in the case of a duplex in the subdivision, one that was inhabited by the owner at initial occupancy. Imagine, if you will, the problems that will be present in a large development with as many as thirty three units. You are asking homeowners, many of whom spent between$200,000 and $300,000 for their homes,to open up their neighborhood to the same level of decay and neglect as we are seeing at this duplex. One thing that the commission will notice upon entering the subdivision is the number of homes for sale. With more examples of deterioration, is it fair to the owners of single family homes to ask that their investments be targeted for assault? On a separate topic, this example of the lot at 13040 SW 154th Ave. points to the problem of jurisdiction we have in this area. The City of Tigard can make any plans it wants for this area, but then is no longer responsible for the outcome. If you are to call regarding the cleaning up of Barrows Road,you are told that it is not the responsibility of the city. If you call for police presence, and we have a number of times due to domestic disturbances in the flag lot, you are told that this is county sheriff territory. We don't feel that this is acceptable. We are residents of the City of Tigard, but are not afforded the same services. We would strongly suggest that the entire planning commission, as well as the county health department,take a tour of the neighborhood and pay particular attention to the property at 13040 SW 154th Ave. Unless you can assure the homeowners in this subdivision that this is not going to happen in the undeveloped area, and will use the resources of the City of Tigard to back that assurance up, then we are very much opposed to the plan as described in you letter. Sincerely, William C. Goman Janet V. Doman 15341 SW Wintergreen St. Tigard, OR 97223 / (3 S 3 s w . i)(NTY 7 57- • May 1, 2000 Mathew Scheidegger Assistant Planner Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Dear Mr. Scheidegger, This letter is in response to the notice of pending land use application dated April 21, 2000, referring to file number MLP 2000-00003, file name City of Tigard Partition @ 154th Avenue. We would like to be on record as strongly opposing such a use of the subject property. The city has approved at least one multi-family unit in this subdivision, and that duplex is at 13040 SW 154th Avenue. This unit is on a flag lot behind our home. I would ask that the city planning commission come to that address and see for themselves how absentee ownership of a multi-family dwelling impacts a neighborhood, particularly in a high density residential area. The duplex is currently uninhabited, although there have been a few instances in the past two months that someone has driven in to the driveway,rushed into the unit, rushed back out, and driven away. There are doors that are left unlocked, one garage door is open at this time, and garbage is scattered throughout the inside and outside of the units. There are signs of packing inside the units, but that activity was evidently aborted midstream. Empty meat containers are included in the exposed garbage in the units. It would not surprise me if we began to see rodent infestation. The lawn has not been cut in the year 2000 and is now weed infested. There are toys scattered,window and door screens on the ground or leaning against the outside wall, a large folding table leaning against a wall, stacking chairs collecting mold, a vine taking over one corner of the building, an upstairs window screen torn out, and one side whose only window treatments are hanging towels or blankets. This is the image we get when we choose to spend time on our deck in our backyard. Most of the people in our subdivision have taken a level of pride in ownership in our homes, and would prefer to have everyone do the same. This property, as a flag • • • lot, is a blight to many adjacent properties,because there is none of the pride of ownership. That is the situation in the case of a duplex in the subdivision, one that was inhabited by the owner at initial occupancy. Imagine, if you will,the problems that will be present in a large development with as many as thirty three units. You are asking homeowners, many of whom spent between$200,000 and $300,000 for their homes,to open up their neighborhood to the same level of decay and neglect as we are seeing at this duplex. One thing that the commission will notice upon entering the subdivision is the number of homes for sale. With more examples of deterioration, is it fair to the owners of single family homes to ask that their investments be targeted for assault? On a separate topic, this example of the lot at 13040 SW 154'h Ave. points to the problem of jurisdiction we have in this area. The City of Tigard can make any plans it wants for this area, but then is no longer responsible for the outcome. If you are to call regarding the cleaning up of Barrows Road, you are told that it is not the responsibility of the city. If you call for police presence, and we have a number of times due to domestic disturbances in the flag lot, you are told that this is county sheriff territory. We don't feel that this is acceptable. We are residents of the City of Tigard, but are not afforded the same services. We would strongly suggest that the entire planning commission, as well as the county health department,take a tour of the neighborhood and pay particular attention to the property at 13040 SW 154th Ave. Unless you can assure the homeowners in this subdivision that this is not going to happen in the undeveloped area, and will use the resources of the City of Tigard to back that assurance up,then we are very much opposed to the plan as described in you letter. Sincerely, William C. Goman Janet V. Goman 15341 SW Wintergreen St. Tigard, OR 97223 4741'6° & UEsr Ccw*'te,vys • MEMORANDUM CITY OF TIGARD, OREGON DATE: May 23, 2000 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: MLP 2000-00003, City of Tigard Partition @ SW 154th Avenue 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 24 to 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 154th Avenue, which is classified as a local residential on the City of Tigard Transportation Plan Map. At present, there is approximately 38 feet of ROW on SW 154th Avenue north of this site, according to the most recent tax assessor's map. This narrow ROW was approved by Washington County as a part of the Round Tree Estates project. Because the narrow ROW is an existing condition, it does not make sense to require a wider ROW on this parcel. Therefore, Staff recommends that the 38-foot ROW be continued into this site. SW 154th Avenue is currently fully improved to the north of this site. The City is proposing to extend this street partially into the site in order to provide a standard ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 1 • • driveway approach to give access through the smaller parcel to Tax Lot 400 (site of a City reservoir). The extension is shown to be built to City standards to match the existing improvements. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant's plan provides a Future Street Plan that shows conceptually how the extension of SW 154th Avenue could be extended easterly into the larger parcel for future development. The smaller parcel will not be developed, as it contains the access road to Tax Lot 400 (the reservoir site). The conceptual plan is acceptable, but if and when this parcel does develop, a hammerhead turnaround will not be approved. A circular bulb would need to be provided at the end. It is feasible for a bulb to be provided, but it may mean that the larger parcel will yield fewer lots than what is shown on the Future Street Plan. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; • and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 2 • • The Future Street Plan shows that an east/west street from SW 154th Avenue will likely be extended into the larger of the two new parcels. Due to steep slopes in excess of 25%, it is likely that this east/west extension will need to terminate as a cul-de-sac. The overall length of the cul-de-sac would be approximately 300 feet, as measured from the intersection of SW 154th Avenue/SW Firtree Drive. Due to the constraints of the adjacent topography and the fact that there are no feasible street connections to the east due to existing development, it is likely that Staff would support a future variance to the cul-de-sac length standard. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The City has shown that the only feasible extension of the public street is to the east. This partition does not preclude that extension. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The street extension proposed by this application appears to meet City standards. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 3 • • Block Sizes: Section 18.810.040.B.1 states that 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 or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. (TO BE FILLED IN BY PLANNING) Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. (TO BE FILLED IN BY PLANNING) Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. (TO BE FILLED IN BY PLANNING) Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. (TO BE FILLED IN BY PLANNING) 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. Sidewalks will be required on both sides of the proposed street extension. The applicant's plan indicates compliance with this standard. Sanitary Sewers: ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 4 • • 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. There appears to be an existing public sanitary sewer line in SW 154th Avenue. This line will need to be extended further south in the new street extension to allow for future service to adjacent development of the larger parcel. Final review of this line extension shall be by USA. 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 existing storm drainage line in SW 154th Avenue must be further extended with the roadway improvements. Final review of this extension shall be by USA. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 5 • • In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious surfaces. If the larger parcel is developed in the future, then these provisions will apply. 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. Matt??9?????9??999999/// 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. 9999???????9999????? 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. 9999??9999999 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 2000-00003 City of Tigard Partition PAGE 6 • • • 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 no existing overhead utility lines on SW 154th Avenue. All new utilities shall be placed underground. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: . Public Water System: The public water line in SW 154th Avenue must be extended along with the roadway improvements. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities ENGINEERING COMMENTS MLP 2000-00003 'City of Tigard Partition PAGE 7 • • 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. Since this partition will not increase the amount of impervious surfaces, this section will not apply. If the larger parcel is developed in the future, these provisions will apply. 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. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The public improvement plans must include a grading plan. 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: ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 8 • • 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: . Prior to approval of the final plat, the applicant shall have construction plans submitted for review and approval by the City Engineer for the proposed extension of SW 154th Avenue. The final plat shall show a right-of-way dedication for SW 154th Avenue of 38 feet, as shown on the preliminary plan. The applicant's construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed for SW 154th Avenue. Improvements shall be designed and constructed to local street standards. A profile of SW 154th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade through the larger parcel as shown on the applicant's Future Street Plan. . An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to "Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. • Final Plat Application Submission Requirements: 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. ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 9 • • • B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW 154th Avenue shall be made on the final plat. • D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. 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. • i:\eng\brianr\comments\mlp\m1p2000-00003.doc - ENGINEERING COMMENTS MLP 2000-00003 City of Tigard Partition PAGE 10 0 • �,, REQUEST FOR COMMENTS CI OF TIGARD Community(Deveropment Shaping Better Community DATE: April 21,2000 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division MAY 0 4 2000 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 Phone: (5031 639-4111/Fax: (5031 684-1291 CITY OF TIGARD "URBAN SERVICE AREA" MINOR LAND PARTITION[MLPI 2000-00003 ➢ CITY OF TIGARD PARTITION @ 154Th AVENUE < PROPOSAL: The City proposes to partition the 1.14 acre lot to allow for the sale of a 1.35 acre portion of the property, which was on mallyy_�acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent tax lot. LOCATION: 13230 SW 154th Avenue; WCTM 2SI05DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of I, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.105, 18.115, 18.130, 18.145, 18.165, 18.190, 18.195 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 5,2000. 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. PLEA E CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter. Written comments provided below: v PThase provide the foltawing information)Name of Persontsl Commenting: 31►,A VJ01-C- Phone Numbertsl: X 1-7.0 • . t • • A • REQUEST FOR COMMENTS CI O TIGARD Community(Deve[opment Shaping Better Community DATE: April 21,2000 RECEIVED PLANNING TO: Gary lampella,Building Official FROM: City of Tigard Planning Division MAY 0 4 2000 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3111 Phone: (5031639-4111/Fax: [5031684-1291 "URBAN SERVICE AREA" MINOR LAND PARTITION(MLPI 2000-00003 ➢ CITY OF TIGARD PARTITION @ 154Th AVENUE Q PROPOSAL: The City proposes to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was on inallyy_�acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent tax lot. LOCATION: 13230 SW 154th Avenue; WCTM 2SI05DB, Tax Lot 00600. The subject site is located south of SW Scholll's Ferry Road, at the end of SW I54 Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of I, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.105, 18.115, 18.730, 18.745, 18.765, 18.190, 18.195 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 5,2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: //A) /yX 14 4 (Please provide the fon-owing information)Name of Persons)Commenting: I Phone Numberfsl: 7, a. , • REQUEST FOR COMMENTS CIYOOFTIIGARD Community 2Deve(opment Shaping Better Community DATE: April 21,2000 TO: Julia Huffman,USA/SWM Program FROM: City of Tigard Planning Division .1'j it/ ' b�/ � APR 2 4 20 nn �i STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x3111 Phone: [5031639-4111/Fax: (503)684-1291 "URBAN SERVICE AREA" MINOR LAND PARTITION(MLPI 2000-00003 ➢ CITY OF TIGARD PARTITION @ 154Th AVENUE Q PROPOSAL: The City proposes to partition the 1.14 acre lot to allow for the sale of a 1.35 acre portion of the property, which was on mallY_acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent tax lot. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.105, 18.115, 18.130, 18.745, 18.765, 18.190, 18.195 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 5,2000. 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. a Please refer to the enclosed letter. Written comments provided below: (cP(ease provide the focrwing information)Name of Persons)Commenting: v OG a Phone Number[s): $ f t - • 11 _., .. Urn gyp' ' 44, UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY RECEIVED PLANNING MEMORANDUM DATE: May 2, 2000 MAY 0 4 2000 CITY OF TIGARD TO: Mathew Scheidegger, City of Tigard FROM: Julia Huffman, USA jjq SUBJECT: City of Tigard Partition @ 154`h Ave., MLP 2000-00003 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. SENSITIVE AREA A "Sensitive Area" exists within 200 feet of development. 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""'..•••"•'""-•••••"•-""-.4••.""••""".•'••."" •-"" ••"'''''• • •••••• - . .• •''. , .. • ....,.::. •, .. •-•.:::":1'.if • , • %... .... . ..... .,... ....l.'.. ....!..i ' I %..........••• ...:•:.,..... ,. ••••••• • ....• .. ..,., ,.. .4, • I'LAAJNIM& SWZE774 R MAItRIALS NOTICE TO MORTGAGEE,LIENIlliDER,VENDOR OR SELLER: IP THE TIGARD DEVF,LOPM4NT CODE REQUIRREI HAT IF YOU RECEIVE This NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER CITY OF TIGARD Community(Development Shaping A Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY, JULY 24,2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: MINOR LAND PARTITION (MLP) 2000-00003 FILE TITLE: APPEAL OF CITY OF TIGARD PARTITION @ 154T" AVENUE APPLICANT: City of Tigard OWNER: City of Tigard Water District 13125 SW Hall Boulevard 13125 SW Hall Boulevard Tigard, OR 97223 Tigard, OR 97223 ITEM ON APPEAL: On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154 Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT ATEN TESTIMONY ON THIS PROPOS./ACTION MAY DO 40 IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE P'CJBLIG HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF • THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE.SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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 (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN.(7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MATHEW SCHEIDEGGER AT(503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223.1 . s�ee.�� A VICINITY MAP 111111111 , IMS ,��,. ..', "URBAN SERVICE AREA AIM W O• • Ij , 11111 `= � t�g� �� _,, ; MLP2000-00003 11 1 1111111/�W�IIII, ` Jii'I ! : ALL.41 �N i, CITY OF TIGARD mo j•1Q1110111 =sown` �: .�, �� PARTITION @ plili` E 1 �.6aN� €; ;� �� 154Th AVENUE llil 11111111111 �111�'�� m �1111111�1 11 Nem I a9 .111111 111111 -111111 \ 1111111 ElilIlli' SW'WSTLECONE WAY • �11111� Leasammit %�1lpa'l ip : N 1111111111: mumom mom SA X ELCO T \� City oof f T ig ard 111111 CITY OF TIGARD BMW u sA CITY HALL/PLANNING DIV. 0 0,90 .471 13125 SW HALL BLVD. P 11/4.4 • VadrAri vri 0 TIGARD, OR 97223 dqJd • 20 CO ,ckErtbs - -iotejor Polio Ai6t 400 _ - 2S105CA-08400 SCOTT JOHN M-AND COLLEEN T 13170 SW YARROW WAY TIGARD,OR 97223 7 _ - 11 I 1 i 11 111 1111 it ! !I !I! i! ! !! ! II !!!! !! 1,!! _ __ I • AFFIDAVIT OF MAILING CRY OF TIGARD Community Development Shaping A Better Community STATE OAF OREGON ) County of Washington )ss. City of'Tigard ) I, Tatricia 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)Betrw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director C NOTICE OF PUBLIC HEARING FOR: i ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council © NOTICE OF FINAL ORDER FOR:l MLP2000-00003/APPEAL OF CITY OF TIGARD PARTITION @ I54T AVENUE I JULY 24. 2000 ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearings) El City of Tigard Planning Director ® Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF: (Type/Kind of Notice) FOR: (File No/Name Reference) (Date of Public Hearing,if applicable) A cop of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES] of which is attached, ma ed hibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit' ;",on AbgbSt 22,2 1)1 0 and-posited/ the United States Mail on August 22,2000, postage prepaid. 4" (Perso• .—epar=: ot�-=' Subscribed and sworn/affirmed before me on the /0 day of 0C , 2000. SHERMAN o icwLS-sEAL CAS AO I , ���` �._' \; NOTARY PUBLIC-0REGON PER (VIII Commission Expires: kf,7 Zoce COMMISSION N0.323409 MY COMMISSION EXPIRES MAY 13,2003 • • • EXHIBIT A 120 DAYS=18/11/2000 cmr OF O ncaan Community Deve(opment Shaping Better Community CITY OF TIGARD Washington County, Oregon NOTICE OF FINAL ORDER BY THE HEARINGS OFFICER "URBAN SERVICE AREA" Case Number: MINOR LAND PARTITION (MLP) 2000-00003 Case Name: APPEAL OF CITY OF TIGARD PARTITION @ 154TH AVENUE Name of Owners: City of Tigard Water Department Name of Applicant: City of Tigard Water Department Address of Applicant: 13125 SW Hall Boulevard. Tigard. Oregon 97223 Address of Property: 13230 SW 154th Avenue Tax Map/Lot No.: WCTM 2S105DB, Tax Lot 00600. A FINAL ORDER INCORPORATING THE FACTS, FINDINGS AND CONCLUSIONS DENYING AN APPEAL AND UPHOLDING THE DIRECTOR'S DECISION TO APPROVE A REQUEST FOR A MINOR LAND PARTITION. THE CITY OF TIGARD HEARINGS OFFICER HAS REVIEWED THE APPLICANT'S PLANS, NARRATIVE, MATERIALS, COMMENTS OF REVIEWING AGENCIES, THE PLANNING DIVISION'S STAFF REPORT AND RECOMMENDATIONS FOR THE APPLICATION DESCRIBED IN FURTHER DETAIL IN THE STAFF REPORT. THE HEARINGS OFFICER HELD A PUBLIC HEARING ON JULY 24, 2000 TO RECEIVE TESTIMONY REGARDING THIS APPLICATION. THIS DECISION HAS BEEN BASED ON THE FACTS, FINDINGS AND CONCLUSIONS CONTAINED WITHIN THIS FINAL ORDER. Item on Appeal: >On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Mentor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154th Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. REVIEW CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. Action: > ❑ Approval as Fkequested ❑ Approval with Conditions ® Denial 4 Notice: Notice was published in the newspaper, posted at City Hall and mailed to: ® Owners of Record Within the Required Distance ® Affected Government Agencies ® The Affected Citizen Involvement Team Facilitator ® The Applicants and Owners The adopted findings of fact, decision and statement of conditions can be obtained from the Planning Division/Community Development Department at the City of Tigard City Hall. Final Decision: F THE DECISION WAS SIGNED ON AUGUST 17, 2000, AND BECOMES.EFFECTIVE ON AUGUST 23, 2000. The adopted findings of fact, decision and statement of conditions can be obtained from the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon. Appeal: A review of this decision may be obtained by filing a notice of intent with the Oregon Land Use Board of Appeals (LUBA) according to their procedures. Questions: If you have any questions, please call the City of Tigard Planning Division at (503) 639-4171. • . BEFORE THE LAND USE HEARINGS OFFICER FOR THE CITY OF TIGARD, OREGON Regarding an appeal Jaime Ramsey of a planning ) FINAL ORDER manager decision conditionally approving a minor ) land partition of a 1.74-acre parcel at 13230 SW ) MLP 2000-00003 154th Avenue in the City of Tigard, Oregon ) (Tigard Water Dept.) A. SUMMARY 1. This final order concerns an appeal by Jaime Ramsey (the"appellant") of a June 2,2000 decision by the planning manager approving a minor land partition subject to conditions (MLP 2000-00003). 2. The Tigard Water Department is the applicant and property owner. The applicant proposed to divide the 1.74-acre lot into two parcels, one containing 1.35 acres and the other containing 0.39 acres. The 0.39-acre parcel would be retained by the applicant to continue to provide access to adjoining land on which the Menlo Reservoir is developed. The applicant plans to market the 1.35-acre parcel,which is improved with a home and can be further divided under City zoning (R-25,Medium Density Residential), because it is not needed for access to the reservoir property. The southeast portion of the larger parcel is a sensitive lands area, because it contains slopes greater than 25%. Both proposed parcels will have frontage on SW 154th Avenue for access purposes. SW 154th Avenue was built into the site; the applicant proposes to dedicate right of way for that improvement. The applicant also proposes to grant to the City a 6-foot wide right of way from 154th Avenue across the west edge of the proposed 1.35-acre parcel and to improve that right of way with a wood and brush chip surface. Both proposed parcels comply with minimum dimensional requirements of the Tigard Community Development Code (the"CDC"). 3. In the written appeal,the appellant alleged the planning manager's decision violates the following provisions of the CDC: a. The decision violates CDC 18.420.050.A.2 and A.5,because there are not adequate public facilities (i.e., off-street parking) to serve the proposed right of way for the pathway; and it violates CDC 18.765.010.A and B, because it does not comply with off- street parking requirements; b. The decision violates CDC 18.705.010 and .020.A, because the partition does not result in safe,efficient vehicle access,egress and general circulation on the site; c. The decision violates CDC 18.790.030.A and B.3,because it does not establish whether trees in the right of way for the pathway will be removed or whether removal of the trees would comply with that section; d. The decision violates CDC 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j, because the right of way for 154th Avenue is not wide enough; e. The decision violates CDC 18.810.100.0, because it does not provide for public storm drains or surface water from the southeast. Also the preliminary partition map does not comply with CDC 18.810.010 and 18.810.100.A.3, because it did not indicate surface water drainage patterns and provide storm water easements; and • • f. The decision violates CDC 18.810.050.B,because the easement for the pedestrian pathway is too narrow, and CDC18.810.070.A.2,because it does not require the applicant to improve the pathway as a sidewalk. 3. A hearings officer conducted a duly noticed public hearing in this matter. At that hearing City staff and the applicant recommended the hearings officer affirm the manager's decision and deny the appeal. Four neighbors testified orally and/or in writing in support of the appeal. At the conclusion of the hearing, the hearings officer held open the record for two weeks for the parties to offer additional written testimony and evidence. 4. For the reasons provided and referenced in this fmal order,the hearings officer affirms the planning manager's decision. approves the preliminary partition, subject to the conditions recommended by City staff,and denies the appeal. B. HEARING AND RECORD 1. Tigard Hearings Officer Larry Epstein (the"hearings officer") held a duly noticed public hearing on July 24, 2000 to receive and consider public testimony in this matter. The record includes a witness list, materials in the casefile as of the close of the public record,and an audio record of the hearing. At the beginning of the hearing, the hearings officer announced the rights of persons with an interest in the matter, including the right to request that the hearings officer continue the hearing or hold open the public record, the duty of those persons to testify and to raise all issues to preserve appeal rights and the manner in which the hearing will be conducted. The hearings officer also disclaimed any ex parte contacts,bias or conflicts of interest. At the conclusion of the hearing, the hearings officer ordered the record held open for two weeks for the parties to offer additional testimony and evidence. The following a summary by the hearings officer of highlights of the oral and written testimony. 2. City planner Mathew Scheidegger summarized the proposed partition, the applicable approval standards and the manager's decision. 3. The appellant testified on his own and introduced a lengthy written statement. a. The appellant argued that the planning manager concluded that certain sections of the CDC do not apply, because no development is proposed, and because no new use of the land in question is proposed. Based on CDC 18.120.030.A.56, the appellant argued a partition is "development". Based on CDC 18.120.030.A.104, the appellant argued that the partition results in a change of use by creating park space. Therefore"[a]ll Review Criteria are applicable." (p. 2 of July 24 testimony) b. By providing public access to more than 20 acres of forested greenspace, the proposed partition creates a need for off-street parking and circulation under CDC 18.05.010 and .020.A. Park space is a kind of public facility for which CDC 18.765.010 requires adequate parking; therefore parking for the park space is a kind of public facility. A partition is required to provide adequate public facilities,based on CDC 18.420.050.A.2. c. The pathway is too narrow for several reasons: i. It does not accommodate preservation of trees in the pathway. CDC 18.790.030.A requires a plan identifying trees to be preserved or removed. The preliminary partition map and accompanying exhibits do not comply with CDC 18.790.030.A,because a tree plan does not indicate which trees are to be removed or preserved,particularly in the pathway. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 2 • . ii. The path is too narrow for people to pass one another, contrary to CDC 18.810.030.E.1.j. Also it does not provide width for landscaping buffers or for use by motor vehicles (for maintenance purposes). iii. The path is narrow compared to the minimum width of a utility easement in CDC 18.810.050.B. d. The manager's decision did not require the pathway to be dedicated or to be improved as required by CDC 18.810.070.A.2. e. The manager erred by not requiring the applicant to develop a drainage facility large enough to accommodate all upstream drainage, as required by CDC 18.810.100.C. In particular the appellant argued the manager should have required a 15- foot wide easement for the existing storm drainage system on the north edge of the site. f. The portion of 154th Avenue on the site does not comply with standards requiring consideration of steep slopes and pedestrian safety pursuant to CDC 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j. g. The manager should have required a conservation easement over portions of the site sloped more than 25%. 3. Margaret and Christopher Rollo,Gary Parcher and Trevor Parker concurred with the appellant. Jan Stimson and Christopher Farmer signed the witness list as opponents but did not testify. 4. Ed Wegner, the City's Public Works Director,testified for the applicant. He responded to some of the appellant's arguments. 5. After the hearing,but while the record remained open,the appellant and the applicant introduced additional arguments and evidence in writing. a. The July 31 written statement from the appellant repeated the arguments made at the hearing in this matter. The appellant also argued that the manager should have required a deed restriction prohibiting use of the site for anything but single family detached dwellings, based on CDC 18.510.010.A. b. The written statement from the applicant(per Michael Miller) dated August 7, responded to the arguments by the appellant. C. DISCUSSION 1. The planning manager's decision was issued pursuant to a Type II process. See Table 18.390.1 and CDC 18.390.040. CDC 18.390.040.G authorizes the hearings officer to hear appeals of Type H decisions. Pursuant to ORS 215.416(11)(a), appeals of administrative decisions must be reviewed as a de novo matter. The hearings officer is required to conduct an independent review of the record. He is not bound by the prior decision of the planning manager and does not defer to that decision in any way. New evidence may be introduced in an appeal, and new issues may be raised, subject to the limitations in CDC 18.390.040.G.2.b. The hearings officer must decide whether the applicant has carried the burden of proof that the application complies with all applicable approval criteria in light of all relevant substantial evidence in the whole record, including any new evidence. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 3 • 2. The approval criteria for a partition are in CDC 18.420.050.1 The appellant disputes compliance with CDC 18.420.050.A.2 and 5, alleging that public facilities,i.e., the pedestrian pathway and 154th Avenue right of way and improvements,are not adequate, based on other standards in the CDC. The appellant also alleges the partition violates other ordinance requirements and regulations. CDC 18.420.050.A.3. Although the appeal is well drafted and was argued with skill and sincerity, the hearings officer concludes it does not rebut the substantial evidence in the record to support the approval based on the following. 3. The appellant alleges that public facilities are not adequate for the proposed partition,contrary to CDC 18.420.050.A.2, because parking is not provided. The term "public facilities" is not defined in CDC 18.120.030.A, and CDC 18.420.050.A.2 does not _ describe in more detail what is meant by the use of that term in that section. The hearings officer fords the term is ambiguous. Therefore the hearings officer must construe it. a. The hearings officer construes "public facilities" to mean public transportation facilities (roads,bicycle and pedestrian pathways, sidewalks), sanitary and storm sewers,the public water system and public facilities for fire and other emergency services,because these facilities are owned,leased or operated by public agencies for service to the general public, and because any new lot must accommodate such facilities to be able to be developed for any use. b. Parking is not a public facility, as that term is used in CDC 18.420.050.A.2,because a partition per se does not result in a use requiring parking under CDC 18.765. The parking requirements of CDC 18.765 are based on the particular use of the property in question. A partition does not result in a material change of use of the land being divided. It simply divides the land. The partition creates two lots. One of those lots will be developed with an accessway to continue to provide access to the existing Menlo Reservoir. The other lot will be developed with a pedestrian pathway to the existing Menlo Reservoir. Neither development results in a new land use; both serve an existing land use--- the reservoir and surrounding open space to which the public already has pedestrian and bicycle access. Therefore under neither CDC 18.420.050.A.2 nor 18.765 is parking a public facility for the partition. 4. The appellant alleges the partition violates the parking requirements in Chapter 18.765,which are relevant under CDC 18.420.050.A.5. a. If CDC 18.765 requires parking for a proposed use, it would violate that section if such parking is not provided. However,if that section does not require parking for a proposed use,the lack of such parking does not violate that chapter and, if associated with a partition, does not violate CDC 18.420.050.A.5. Such is the case here. 1 CDC 18.420.050.A provides a partition shall comply with the following standards(in relevant part): 1. The proposed partition complies with all statutory and ordinance requirements and regulations; 2. There are adequate public facilities are 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: ... 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access,Egress, and Circulation... Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 4 • • b. The proposed accessway and pathway are not uses for which parking is required based on the plain meaning of the words in CDC 17.765. The reservoir site and surrounding open space already exist. They are not being created by this partition. The partition merely divides the land in question and facilitates access to the adjoining reservoir property and the open space it contains.2 The associated accessway and pedestrian path simply provide access to existing uses. c. Although a pedestrian pathway is"development" by definition, it is not a land use. It links lands uses along or at the ends of its route. It is a transportation feature. Like a roadway, it does not generate vehicle trips itself;rather it accommodates vehicle trips between origins and destinations it links. CDC 18.765.020, in particular,makes it clear that the parking regulations do not apply in the absence of a new or enlarged structure or change _ of use of an existing structure.3 CDC 18.765 does not require off-street parking under such circumstances, and it does not violate CDC 18.420.050.A.5 or 18.765 if the partition does not include such parking. d. The hearings officer finds that CDC 18.765.010 is not an approval standard for the partition. That section contains a purpose statement only. A purpose statement is not an approval standard, based on the plain meaning of the words in that statement. While the statement may indicate the legislative intent for the chapter,that intent is relevant only if the standards of the chapter are ambiguous. The hearings officer fmds there is no material ambiguity in the standards in this section that are relevant to this case. 5. The appellant alleged the partition does not result in safe,efficient vehicle access and egress and general circulation on the site,contrary to CDC 18.705.010 and.020.A. a. The hearings officer fords that CDC 18.705.010 is not an approval standard based on the plain meaning of the words in that section. That section contains a purpose statement only. A purpose statement is not an approval standard. b. CDC 18.705.020.A is unambiguous.4 It requires CDC 18.705 to apply "to all development". Although it goes on to list certain kinds of development as examples, 2 In fact the partition is not necessary to facilitate access to the reservoir site. The City already has such access,because it owns the subject property and can improve it with an accessway to provide vehicular access to the reservoir with a development permit. The partition does not create a tract. Therefore,based on the plain meaning of the words in CDC 18.120.030.A.104, it does not create a park. The partition creates two parcels. One parcel is and will continue to be used for residential purposes. The other parcel is and will continue to be used for access to the reservoir site. The City has not set apart either parcel for any purpose other than to provide access to the reservoir site. 3 CDC 18.765.020.A-C provide as follows in relevant part(emphasis added): A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements,off-street vehicle parking will be provided in accordance with Section 18.765.070. C. Change of use.When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply:... 4 CDC 18.705.020.A provides as follows: [continued on next page] Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 5 • • the list is not exclusive based on the plain meaning of the words. Therefore Chapter 18.705 applies to the partition application. c. The applicant complied with CDC 18.705.030.B by providing a site plan showing how access,egress and circulation is provided to the proposed parcels and how access can be provided to the redevelopment of the easterly parcel in a manner that complies with applicable City standards. See Figure 2 of the application and CDC 18.810.030.F. d. The partition complies with CDC 18.705.030.D, because both proposed parcels will connect directly with a public street approved by the City. Curb cuts are or can be provided in accordance with CDC 18.810.030.N based on the available public road frontage for each proposed parcel. e. CDC 18.705.030.F.1 does not require any walkways on the site, because there are no proposed uses or buildings on the site, and the only existing building on the site is the single family detached home on the proposed easterly parcel. Subsection 2 does not apply, because the site does not contain multi-family dwellings. Subsections 3 and 4 do not apply, because there are no required walkways. Therefore the proposed surface of the pathway with wood and bark chips does not violate CDC 18.705.030.F.4. Soft surfaced public pathways are expressly permitted if in addition to required pathways. The hearings officer notes that,if the proposed walkway was required by CDC 18.705.030.F, it would not be required to be wider than four feet. See CDC 18.705.030.F.3. f. The proposed access to the easterly parcel, which is used for residential purposes,complies with CDC 18.705.030.H, based on the available frontage width of that parcel on 154th Avenue. Other provisions of CDC 18.705.030 do not apply. 6. The appellant alleged the manager's decision violates CDC 18.790.030.A and B.3, because it does not establish whether trees in the right of way for the pathway will be removed or whether removal of the trees would comply with that section. a. The hearings officer finds that CDC 18.790.030.A required the applicant to submit a tree plan. The applicant did not do so. Neither did the applicant submit evidence from which the planning manager or hearings officer could fmd there are no trees in the areas proposed for land alterations (e.g., the pathway and accessway). b. Based on the photographs (Exhibits B and D) and an annotated map (Exhibit C) accompanying the appellant's July 24, 2000 written statement,the hearings officer finds there are or may be one or two trees or tree clusters with a diameter greater than six inches in the'route of the proposed pathway. Removal of those trees is discouraged by CDC 18.790.030.A. c. CDC 18.790.050.A requires a tree removal permit only when a tree is situated in a sensitive lands area as defined by CDC 18.775. The hearings officer fords trees in the proposed pathway are not in a sensitive lands area,because they are not in a 100-year floodplain, natural drainageway or wetland. The south tip of the pathway may be situated on slopes more than 25%, based on Figure 2 of the application. If so, and the pathway is not otherwise exempt, the applicant can apply for a permit to remove the trees from that area for the pathway before construction. 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 or which changes the access requirements. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 6 • • d. The hearings officer concludes the proposed partition and related development complies with CDC 18.790, because the applicant does not propose to remove any trees that are subject to a tree permit or such a permit can be obtained, and because the trees in the pathway must be removed to accommodate the pathway. The location of the pathway between the two parcels makes it impracticable to alter the pathway to avoid the trees in question. No other trees are proposed to be removed from the site as a result of the partition. Therefore a plan to illustrate which trees are to be saved is unnecessary in this case. Moreover,given the extensive tree cover in the vicinity,removal of one or two trees with a diameter more than six inches in the pathway route has a negligible effect on tree cover in the vicinity. Substantially all existing trees on the site will be retained. 7. The appellant alleged the manager's decision violates CDC 18.810.010, 18.810.020.E.1.g and 18.810.020.E.1.j,because the right of way for 154th Avenue is not wide enough. a. The hearings officer fords that CDC 18.810.010 is not an approval standard based on the plain meaning of the words in that section. That section contains a purpose statement only. A purpose statement is not an approval standard. b. CDC 18.810.020.E contains minimum right of way and street width standards. The hearings officer fords the right of way and improvements required by the manager's decision are consistent with CDC 18.810.020.E, because the width and improvements required are needed to continue an existing improved streets SW 154th Avenue exists north of the site. The applicant proposes to continue it into the site. That is consistent with CDC 18.810.020.E.6 The manager considered the slope of the land adjoining the right of way. See, e.g., pp. 3-4 of Mr. Scheidegger's July 10 memorandum to the hearings officer. c. The appellant did not show that the slope of land adjoining the right of way warrants a wider right of way as a matter of law. The hearings officer finds that the slope of the land adjoining a sidewalk in the right of way is not hazardous,because the sidewalk itself is not steeply sloped. Although surface water flowing off the slope could cross the sidewalk, that is hardly unusual or hazardous in this climate. A pair of goulashes is all it takes to protect oneself against such an impact. The City can require slope easements as a condition of required improvement permits if deemed necessary to allow for maintenance and protection of the improvements in the right of way,based on final engineering plans for such improvements, which are required by the manager's decision. 8. The appellant alleged the manager's decision violates CDC 18.810.010 and 18.810.100,because it does not adequately address storm water drainage. a. The hearings officer finds that CDC 18.810.010 is not an approval standard based on the plain meaning of the words in that section. See above. 5 CDC 18.810.050.E provides as follows in relevant part: Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below...(emphasis added) 6 SW 154th Avenue has a 38-foot wide right of way north of the site. Washington County approved that right of way width in a decision approving the Round Tree Estates subdivision. See the copy of the decision in the record. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 7 • . b. The appellant is correct that the preliminary partition map does not show surface water drainage patterns as required by CDC 18.810.100.A.3. However the hearings officer fmds the topographic information in the record is sufficient to readily determine the direction of surface water flow from the site. The failure to include drainage flow indicators is harmless error given the availability of equivalent information. c. A storm drainage easement exists along the north 15 feet of the subject property,based on pp. 2-3 of the applicant's August 7, 2000 statement and the accompanying title report. This fulfills CDC 18.810.100.B. d. The applicant does not propose to develop the site beyond the accessway _ and pathway improvements described in the application. No culverts or other drainage features are proposed. No additional impervious surface is proposed. No drainageways will be removed or altered. Therefore the proposed partition does not affect drainage beyond the limits of any improvements to 154th Avenue. Surface water from the street is or will be accommodated by the public storm drainage system in the street right of way. The lands subject to the partition will continue to accommodate drainage from upstream as it has in the past. Under these circumstances,CDC 18.810.100.0 does not require drainage improvements. 9. The appellant alleged the manager's decision violates CDC 18.810.050.B, because the width of the easement for the pedestrian pathway is less than 15 feet. The hearings officer fords that CDC 18.810.050.B is not relevant to the issue raised by the appellant,because it applies to utility easements only based on the plain meaning of the words in that section. The term "utility"is not defined in the CDC and is ambiguous. The hearings officer construes the term "utility"in this section to mean water, sewer, drainage, electric,natural gas, telecommunications,and lighting facilities. See the list in CDC 18.810.120.A. It does not include transportation facilities (e.g., SW 154th Avenue or the pathway), based on the context of the term in CDC 18.810, (i.e., it is entitled "Street and Utility Improvement Standards"). If a street was a utility, the title of the chapter would be simply"utility improvement standards." Because the title of the section lists streets separate from utilities,they must refer to different things. Also CDC 18.810.030 contains separate standards for streets, including easements for access. CDC 18.810.050 does not need to address transportation-related facilities, because CDC 18.810.030 does so already. 10. The appellant alleged the manager's decision violates CDC 18.810.070.A, because the applicant will not improve the pedestrian pathway to public sidewalk standards.? a. The hearings officer fords that the appellant's argument on this point is based on a antiquated version of CDC 18.810.070.A. That section was amended by Ordinance 99-22 to read as shown in the footnote below. The former version of CDC 18.810.070.A contained language that supported the appellant's argument, because it required sidewalks "in pedestrian easements and rights of way". The current version of that section does not include that language. Therefore, based on the plain meaning of the words in the effective version of CDC 18.810.070.A, the applicant is not required to improve the pedestrian pathway with a sidewalk. ' CDC 18.810.070.A provides as follows: Sidewalks. All industrial streets shall have sidewalks meeting City standards along one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development,even if no sidewalk exists on the other side of the street. Hearings Officer Final Order on Appeal MLP 2000-00003 (Tigard Water Dept.) Page 8 11. The appellant alleged the manager should have required a conservation easement over portions of the site sloped more than 25%. a. The appellant does not cite to any standard requiring such an easement, and the hearings officer fords such an easement is not required. On its face, the manager's decision does not authorize a development permit for the pedestrian pathway to be built without further review. b.. The hearings officer fords that the south tip of the pathway may extend into sensitive lands,i.e.,lands sloped more than 25%,based on the Figure 2 in the application materials. If the pathway is proposed in the area sloped more than 25%, and it is not otherwise exempt from review under CDC 18.775.020.A, it is subject to a Type II review pursuant to CDC 18.775.020.B or D. See CDC 18.775.070.0 for standards. 12. In a post-hearing statement,the appellant alleged the manager should have required a deed restriction prohibiting use of the site for anything but single family detached dwellings,based on CDC 18.510.010.A. The hearings officer rejects that argument for the following reasons: a. The appellant did not raise this issue in the appeal statement as required by CDC 18.390.040.G.2.b, and there are no extraordinary circumstances that warrant allowing additional issues to be raised after the appeal was filed. b. Even if the hearings officer allowed the appellant to raise the issue in question at this late date,there is no basis in the law for limiting the permitted use of the property. Such a limitation without a basis in law would be arbitrary and capricious and would deny the applicant due process and equal protection of the law. The appellant cites CDC 18.510.010.A in support of his argument. The hearings officer finds CDC 18.510.010 is not an approval standard. It is a purpose statement. It is not a basis for modifying the plain meaning of the law,i.e., the permitted uses listed in Table 18.510.1. 13. The hearings officer adopts as his own and incorporates by reference the findings and conclusions in the planning manager's decision and the July 10, 2000 memorandum from Mr. Scheidegger to the hearings officer except to the extent inconsistent with the findings in this Final Order. D. CONCLUSIONS Based on the;findings provided or incorporated above,the hearings officer concludes that the partition does or can comply with the relevant standards and criteria of the Tigard CDC, provided the decision is subject to conditions of approval that ensure the final partition plat and subsequent development will comply with applicable CDC standards and criteria. The conditions of approval of the planning manager's decision will ensure such compliance. Therefore the application should be approved subject to such conditions, and the appeal should be denied. E. DECISION Based on the findings and conclusions provided or referenced in this Final Order, the hearings officer hereby approves MLP 2000-00003 subject to the conditions of approval in the planning manager's decision. Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 9 • • • DATED this 17th day of August, 2000. A. A ./Ate Larry Epstein, •IT City of Tigard e. gs Officer • Hearings Officer Final Order on Appeal MLP 2000-00003(Tigard Water Dept.) Page 10 • City of Tigard Community(Development Shaping Better Community MEMORANDUM CITY OF TIGARD, OREGON 13125 SW Hall Boulevard Tigard, Oregon 97223 (503)639-4171 . Fax 684-7297 TO: Larry Epstein, Tigard Hearings Officer • FROM: Mathew Scheidegger, Assistant Planner DATE: July 10, 2000 SUBJECT: Appeal of Director's Decision to approve with conditions the City of Tigard Partition, Casefile No.: MLP2000-00003. BACKGROUND: On June 16, 2000, the Director issued a decision to approve, subject to conditions, . request for a minor land partition to partition the 1.74 acre lot located at 13230 SW 154 Avenue to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary for the access to the recently competed Mentor reservoir located on the adjacent Tax Lot. On June 16, 2000, the appellant filed an appeal of certain conditions of approval contained in the decision. The related criteria in the Community Development Code, a summary of the conditions appealed, and staffs response follows. Section 18.420 (Land Partitions), 18.705 (Access Egress & Circulation) And 18.765 4 (Off-Street Parking And Loading Requirements): Appellant's Statement: The applicant's proposed public right-of-way will serve as a trailhead by which citizens from all over the community will enter a vast greenspace enlarging the use to which the partition will be put and increasing access and egress requirements. Round Tree Estates Subdivision borders the proposed partition to the north. The subdivision's Declaration of Conditions, Covenants and Restrictions includes parking restrictions. The application fails to address the resulting increased traffic and changes in access and egress needs that this proposed partition creates. The proposed partition does not meet the requirements of Sections 18.420.050.A.2 and 18.420.050.A.5 which requires the applicant to ensure there .are adequate public facilities (e.g. off-street parking, emergency vehicle access, etc.) available to serve the proposed public right-of-way. Furthermore, the applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site for public access as stipulated in Section 18.705.010 and 18.705.020.A. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 1 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • 1110. • Staff Response: The appellant.points out in his appeal that off-street parking is not addressed in the Director's decision based on Section 18.420.050.A.2 and 5, which deals with public facilities. According to the decision, public facilities deals with "Street and Utility Improvements," "Minimum Rights-of-Way and Street Widths," etc. Off-Street parking and emergency vehicle access is associated with 18.765 "Off-Street Parking & Loading Requirements." Section 18.765 is not associated with this land-partition because there is no construction associated with this decision. After further review of the Off-Street Parking standards, staff can not find any criterion that applies to the partitioning of vacant land. Chapter 18.765.020 "Applicability of Provisions" states that the following categories are applicable to the provisions of this chapter: • New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. • Expansion Of Existing Use. At the time of an enlargement of a structure, which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070. • Change of Use. When an existing structure is changed from one use to another use. • When Site Design Review Is Not Required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I review as governed by Section 18.390.030. • Building Permit Conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner. Emergency vehicle access has been addressed in the decision under Section 18.705. "Access, Egress and Circulation." The appellant has stated that the applicant has not provided for safe and efficient vehicle access and egress and general circulation within the site. The director's decision addresses access, egress and circulation and finds there is adequate access to the reservoir. Access is not proposed on the larger undeveloped portion of the partition because there is no new development yet to access. There is an access available to the partitioned property. However, the access on the portion of the property that leads to the Menlor Reservoir complies with the criteria of Chapter 18.705. The existing access drive is 18 feet wide and has 18 feet of aving. The standard calls for one, 15-foot-wide drive with 10 feet of pavement. Staff finds the existing condition of the access drive to meet the minimum standard. Section 18.765 (Off-Street Parking And Loading Requirements): Appellant's Statement: The applicant must provide a vehicle parking area with adequate capacity to ensure the traffic carrying capacity of nearby streets and to minimize any hazardous conditions on the site and at access points. As stated above, Round Tree Estates' CC&R's includes parking restrictions. As stated in the application, the applicant intends to develop public trailhead by which the community will access a large planned greenspace. The applicant's proposal does not meet the off-street parking requirements of Sections 18.765.010.A and 18.765.010.B. Staff Response: As mentioned above, Section 18.765 is not associated with land-partitions because there is no construction associated with this decision. After further review of the Off-Street Parking standards, staff can not find any criterion that applies to the partitioning of land. The Appellant addresses CC&R's for Round Tree Estates, the City does not enforce CC&R s. Unless, City parking restrictions are imposed by the City Council, all public streets that are un-posted are available for parking. In addition, the trail and trailhead were not part of the proposal under review. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 2 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • Section 18.790 (Tree Removal): Appellant's Statement: To encourage the preservation of trees, Section 18.790.030.A specifically requires a tree plan for the removal and protection of trees for any partition. The proposed trailhead includes several trees that have not been identified for either preservation or removal as required by Section 18.790.030.B.3. Are there trees to be protected? Removed? Since this will be a nature path and the code encourages the preservation of trees, I assume pedestrians and trail construction and maintenance vehicles will be expected to neatly tiptoe around there trees? The applicant believes a tree plan "does not appear applicable" when the existence of trees in the middle of the proposed nature path and the code specifically requires one. Staff Response: Staff has addressed tree mitigation in the decision by placing a condition that deed restrictions be placed on the parcels that requires Sensitive Lands review prior to any trees being removed on slopes 25 percent or greater. No development is proposed on the 1.35-acre parcel at this point. When development is proposed, a tree plan and mitigation plan will be required to be provided. Section 18.810 (Street & Utility Improvement Standards): Appellant's Statement: The proposed public right-of-way for the 154th street extension is not wide enough, because it does not consider the steep slope and daylight drain immediately adjacent to the east sidewalk. The steep slope will erode across the sidewalk and impair pedestrian safety and water quality. Sections 18.810.010, 18.810.020.E1.g and 18.810.020.E.1.j require the consideration of steep slope and pedestrian safety issues for the implementation of public facilities such as public streets. The public right-of-way must be wide enough to neutralize the impact of the steep slope and daylight drains. There is a daylight drain in the northeast corner of the subject site, and there is a drainage ditch along the entire northern property line. The property is steeply sloped from south to north. The applicant must develop a drainage facility large enough to accommodate all upstream drainage including properties to the east and south as per Section 18.810.100 C. Yet, no easement for public storm drains or surface water drainage patterns are shown on the plan. They are required per Sections 18.810.010, 18.810.050.8: and 18.810.100.A.3 for the implementation of public drainage facilities including storm drains and a water retention pond. The applicant has constructed the 154th Street extension; however, the proposed nature trail has not been completed. Section 18.810.070.A.2 of the Community Development Code requires the applicant to construct all sidewalks including the proposed nature path trailhead. This must'be completed before approval, or be cited as a condition of the application's approval, to ensure useable public access. Staff Response: The width of the right-of-way (ROW) is not set by topographical constraints adjacent to a roadway. It is agreed that there is a slope to contend with, and it will have to be addressed when the applicant (in this case the City) submits construction plans for the roadway extension. This is no different than any other project. Likely, the City will need to establish a slope easement on the east side of the roadway to cover the graded slope that will exist behind the ROW. The design of the roadway extension may also necessitate a retaining wall on the east side of the roadway. The City will enforce their public improvement design standards which control how steep a slope can be behind the sidewalk. If the slope requirements can not be met, then a retaining wall would be required. The design of the retaining wall, if required, would be reviewed and approved by the Engineering Department prior to construction. It may also have to be reviewed by the Building Division if the height is over four feet. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 3 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • Regarding storm drainage, as was stated in the Director's decision, the larger parcel may eventually be developed. It is not receiving development approval as a result of this partition. The purpose of this partition is simply to break-off the larger parcel and establish the smaller parcel for access to the City's reservoir. It is not practical to establish a storm drainage system on the larger parcel at this time because it is not certain how that parcel will be developed. The shadow plat shown on the application plan was merely for purposes of illustrating how the site.could be developed in the future, and how a roadway could be extended. A future developer may have other ideas. Since the larger parcel will not be developed as a part of this partition, it will not generate any new storm water runoff, and is therefore, exempt from addressing storm water issues at this time. When the larger parcel is developed in the future, the City will require that a storm drainage system be designed and installed to address the City's and USA's regulations concerning upstream and downstream water runoff. SUMMARY AND CONCLUSION: Appellant's Statement: The applicant claims the Minor Partition "appears to Meet" most of the applicable review criteria because the partition does not involve any development. However, Section 18.120.030.A.56 clearly defines Development as a material change in the use of land or a division of land into two or more parcels, including partitions. To ensure the best interests of the surrounding neighborhood and community are met it is in the public's interest to ensure that the issues cited above are addressed. And, these issues must be resolved now while the property remains in the public domain before the subject property is partitioned. Beyond what the Code requires, as outlined in the previous pages, common sense tells us the proposed public right-of-way for the planned nature path and trailhead establishing access to the public greenspace is clearly inadequate and will necessitate the dedication of the entire 1.35 acre parcel to public ownership for storm water retention, greenspace and trailhead access. • Neighborhood doesn't want their streets plugged with the parked cars of birdwatchers, walkers and joggers. Off-street parking is required. • Trees exist in the proposed narrow public right-of-way. • The south end of the proposed nature trail and the north end of Tax Lot 2S105DB- 00400 are too steep to allow a path to be constructed straight up the property. A path built straight up the property would not be easily traversed by pedestrians and would ensure significant erosion problems. • A six-foot corridor is not sufficient for the safety and comfort of pedestrians. • Six feet will not.allow mechanized equipment access to the proposed trail for construction arid maintenance. ' • The Clute property has significant drainage problems that have not been addressed. • Section 18.810.050.B requires 15 feet for utility easements. A water pipe is given a 15-foot easement. The applicant's proposed nature trail on a six- foot right-of-way suggests citizens are not worthy of the same consideration given a water pipe! This application appears to have been completed with little thought and consideration for the planned greenspace, the immediate neighborhood and the Tigard Community. The applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria. I oppose the proposed partitioning of the Clute Property (Tax Lot 2S105DB- 00600) on that basis. APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 4 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer • Staff Response: Staff finds that the criterion stated in the appellant's appeal has been addressed in the decision as noted in the above responses. According to Ed Wagner of the Public Works Department, the land belongs to the Water District. Therefore, it is not the City's land to transfer over to public property. Mr. Ramsey's bullet points have been addressed in the above responses. The property in question, is zoned R-25, which is designated, "High Density Residential" on the Comprehensive Plan. Under the definition of the R-25 zoning designation, "The R-25 zoning district is designed to accommodate existing housing of all types and new. attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is permitted outright and a wide range of civic and institutional uses are permitted." Mr. Ramsey states in the last paragraph of his appeal that, "the applicant's proposed partition involves a material change in the purpose in which the land is intended to be used and the application fails to comply with all Applicable Review Criteria." According to the Tigard Development Code, the owner of the subject property has not altered the intent of the property in any way. A partition is a legal and permitted land use application within the City of Tigard. EXHIBITS: Exhibit "A"—Copy of the Director's Decision Exhibit "B"—Appeal Form and Related Material • I:\cu rpl n\mathew\m 1p\m Ip2000-00003.a ppea l.doc APPEAL OF MLP2000-00003/CITY OF TIGARD PARTITION @ 154TH Page 5 OF 5 7/24/00 Public Hearing Memo To The Hearings Officer EXHIBIT A c m r '�,•"Y' A y r� 3,rr $r -WW1 # `s" :c '` ':ITA,W �.+" r: r#' r»- i 6 i rx# a. icy &° ' � OI%CEO 3P 1 e —CISIO � '^3 f-'� r'C. .t x�i .��� + `���"`�`r� �q��'.Iw�`4j����� f��T =f. 'lp'" "... 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APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard ' Tigard, OR 97223 OWNER: Same ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is . located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION ',u�,,.» ,,.L:; 3,y,. ?.a•, .s,,,,; .:f,, ve8ro,-,,, ,,,,,, -.:5.-- „..,?,.-:-.-,-,:f:,-,:::;:::--;-,.;.-; :.,:cf. .c,.n.• i.rtrt i;FBI �v ' + .S I:., r��f: ,.. , n.Si` :fr ;`bbi:..Yr,,, K.e-�" � :.�'.{< syr.,i ..4 i r y•Y^F` h •' i i✓�,aa6•,, " �, 5..: .)�4 .5 - �,,,:J`:.Si: .'L4 f':�� t:=%C°.:y �z°��' .�?.g y':: .4,.., Notice is,here@' ivemthat;: -<e Ci Fof�Ti` ard`.Cni e _ _ : : �„ ,•��"s=. ..z:; .., .Y 9 �. .. ,.; tY; ... g„ u ty” velopment Director's.,desi nee has°� J� �'rti- .s'ii't`i.z.�v,i%=:w.;',' .,n ; :x -..sa4�;':.2.d,"°:.;$.'.'fr-`3' .a 2':, ta';M:'�,:�''y::'.•",>y�s�': a ,•tr,.�.�C:�;;;c�,.3 '�u':. '�:`�. '' ,t°•��%r's" _;k';_� .Z ;k , , ,a er.?:.<t 'APPROVED1.t •y -x r .,..,,, ,,,_K..;.z, ,t., .�`, �,�^ n fie�abo�eyre o�certam.condrtrons:-�� �:.,,, ��„�• ,�-�: ,;: �y; s; ;,3t- �� questsutijectt .;: , << x,a � �.� .4.�, Jr. {»:"7..:�M r'3:c:'.zS`-r's.»�:�.. .'#'a.�'Y;,:y`.. ..ar'•,'� �;�s x;,;:,� � : '�>' .>�'.,--�,;,;`:s;:.k; ��...x.�' ; d _.. . � sand• .. >.�:.,' .���:�-� � w�..�.�..- •� ��. .- -,v4,;�; :TTtie fndin .conclusions” g s =s, e ,m. ,-_ r -:,:;:<�.. ;-,e;,9,; �: ,,on:whichtithe.;decisign,rs based.are noted in�Section.}V°-,<; `„ _ w. agv,•.e .. .x,.,...r s,'f _ .,.:>,fs %l.4' ;?q,'y:?;Ur--: •'t:[ _�.,>{,. .�.; c..;.aj sf5„ •=.v,;: h_A ✓.y7• - ^�: .r:y .x��»..': 't` ^ .r .. v°z+�Jx`l.:r..-.a., .. ,. .wa 4'`+i ._,,-,1,,-,,,,:,,,.-.,r:`'s-;�' .�?•' .x � ., - ' NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 1 OF 14 .'. CONDITIONS OF APPROVAL . Ate:`, r nPR OR OINT ' E , PRO HE FINAL TI °IONS°SLAT :% :i 1. -° -ri ;4 , „ THE FO OVVI GY O DITIONS LLr;BErySAF�ISF ED ' : . ; -. , =• '�'h.„. ;,,,,',�-� ,,,, .U+::. :,, r., ,.7,,....,.r.y .,. i'.q-, .,.?�.,'z-., ,w, .? .x;.. `::.-54w—rs ««.`'gad, .&-t:i Submit the following to the Planning Department (Mathew Scheidegger 639-4171 x317) for review and approval: 1. Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required plantings. 2. Record a deed restriction on the parcels that requires Sensitive Land review prior to any trees being removed on slopes 25 percent or greater. , '' , ' 1'HE O L WING�COND�`I IONS S INLL et SAf SFlED ... -� A A;-.AL -, , /PRIOR O S. SU CE13OI, B :LDING PE-RM T. , t:f:-,..."4. ,;44'4:_ • �� Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 3. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. ���w y.'�•'i'.:MK��::rt�''4< '��'"r.V:'.'a' :E. "„ ...�,,.. -"�'t" 'a--m-s,.._�.,»»,,.y�.i .,��.v.....s..._,a..y....„�., ..,�� �.,:� ';-- _ . .. ; 2T# EFOLLOWINGCO DT i gy �,r- gai lat . � � :��:¢-���'”: ->,�. N l.:�ONSALL B _AT�ISFIED�` �:���_� �.� �:. 0-:',,-- - ��rg�°�°yy.��„r�r,,',°�'y ["`a ""9 ^tvy�....,.-,-•---,..--v-•.c-I•-�--• -y�-_ .� .q "°�'"�,�'c�CaSL�' � n; :.r�,F,. " PRIORFT -WI O ITLA {�y -� NA PLAT ° : . Y-= ; �". 'a;.:�.�.aa,',.°*ir,,w".ku, .,.e„f --"vA ar-fs.•�Sr��.a.�,•.: his'-:.'�r.:..:,.aa �a o.tes.-»v+a<m�`$+.'wT�E�la_eas,a�w xxs'° .: �,wa±.xis."�i��:,��s'>r�` d"��._��Y� Submit to the Engineering Department (Brian Rager, 639 4171, ext.-3'18) for review and approval: 4. Prior to approval of the final plat, the applicant shall have construction Pions submitted for review and approval by the City Engineer for the proposed extension of SW 154 Avenue. 5. The final plat shall show a right-of-way dedication for SW 154th Avenue of 38 feet, as shown on the preliminary plan. 6. The applicant's construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewer storm drainage, street trees, streetlights, and underground utilities shall be installed for SW 154 Avenue. Improvements shall be designed and constructed to local street standards. 7. A profile of SW 154th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade through the larger parcel as shown on the applicant's Future Street,Plan. 6. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to 'Erosion Prevention and Sediment Control Plans - Technical Guidance Handbook, February 1994." 9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's Global Positioning System (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: , . GPS tie networked to the City's GPS survey. . By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 2 OF 14 • B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. • C. The right-of-way dedication for SW 154 Avenue shall be made on the final plat. • D. NOTE: Washington County will not begin their review of the final plat until they.receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. .,; t : ,` THIS'APPROVAL IS�VALID IF. EXERCCISEDn11UIT1 INtEIGHTEEN L1:8 } - r-$P" R .aY ..^ `lr� ��'r"'3�d'S��.'°^4 �a'�i%`P...Y.e�`,�'r>:a�4�ca'+.Y$'+s�" .AJ a� �"�+ "+` ^ �' °S3r.,. `4�.��-:,�-�f�i. r•Y.as`-w,,,•.';'7f.,=•p' MONtISO.FEEEFFETI,VEA EOF i l ISDECI.SI IOTEC N' DER ' _.- .SHE iRrf. ,f,< `° _ P OCESSANDAPPEAL�SECS I.O N OFD HIS + ' n xY...at�a. '- SECTION III. BACKGROUND INFORMATION • Property History: • The subject parcel is located within the Urban Service Area. The property is designated Medium Density Residential on the Tigard Comprehensive Plan Map. No previous land use actions for this parcel appear in the City's land use records. Site Information and Proposal Descriptions The subject property is approximately 1.74 acres. The City's. Public Works Department proposes to partition the 1.74-acre lot to allow for the sale of a 1.35-acre portion of the property, which was originally acquired and now not necessary for access to the recently completed Mentor Reservoir located on the adjacent Tax Lot. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Twelve (12) letters were received addressing the City's land partition. Concerns throughout the responses to the project have common issues. Dedicating the 1.35-acre portion of the partition to parks or greenspace. Other issues include privacy, tree retention and property values. • Staff response: According to zoning districts, the parcel of land in question is located in an R-25 zone, which is designated "Medium-High Density Residential." Every property surrounding the subject site is designated medium-high density residential. The subject property is zoned R-25 which allows development. The City cannot deny an application based on possible affects to property values. Leaving the rest of the property as open space has been discussed with the Tigard Public Works Department and the Water District. Ownership by the District is separate from the City's ownership. According to Ed Wagner of the Public Works Department, "the property is owned by the Water service area, not the City, a fact by law. The District has chosen to sell the property for budgeting purposes. We need to sell this land to buy another reservoir site at a higher elevation; to provide water to those residents—water is a little more important than parks when it comes to fires and human needs. If we get another piece of property and we get the pump station located then, and only then, would we consider selling water land at the Menlor site to the City for park land."• The City is providing a nature path to extend to Menlor Park property to the south. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 3 OF 14 • • •i • Tree mitigation is an issue not only for the residents but with the City as well. The existing trees on the site are on a slope that is greater then 25%. According to the Tigard Development Code, slopes greater than 25% require "Sensitive Lands Review (SLR)." However, this does not mean no trees would be removed. The City's Development Code does allow for tree removal, but has strict mitigation measures to insure that tree replacement is implemented. Tree mitigation and sensitive land review will be required for any proposed development. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities are 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, or will be met as conditioned. 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. There is no minimum lot width required for the R-25 zoning district. Therefore, this standard does not apply. 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 loft area requirement in the R-25 zoning district is 3,050 square feet. The proposed The creates two lots that are 0.39 and 1.35 acres respectively. Therefore, this criterion has been satisfied. 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 plat demonstrates that both lots will have at a minimum, 35 feet of frontage onto SW 154 after dedication which will be a public street. Therefore, this criterion is satisfied. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing structure on the newly partitioned lot will not be in violation of applicable setbacks. Therefore, this standard has been satisfied. 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 4 OF 14 Neither lot will be considered as a flag lot. Therefore, this criterion is not applicable. 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 to the existing house on the newly partitioned lot is within ten feet of the proposed Ppartition line. A plan showing tax lot 600 being screened from the access drive of the newly partitioned ot according to 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 a detrimental effect on fire-fighting capabilities. - Fire district regulations will be reviewed at time of development. Therefore, this criterion does not apply. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The newly created lot (1.35 acres) is being partitioned from Tax Lot 600 because it is not needed for access to the reservoir property located on Tax Lot 400. Therefore, the access road, located on Tax Lot 600, will be used primarily for accessing the Menlor Reservoir. The City owns both tax lots. Therefore, a reciprocal easement is not necessary. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. Standards regarding the access road associated with this partition and Chapter 18.705 are discussed later in this decision. 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 partitioned lot is not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. No variances or adjustments have been submitted with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, not all of the criteria have been fully met. If the applicant meets the condition listed below, the standards will be.met. CONDITION: Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required planting. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1541H PAGE 5 OF 14 • . . • TABLE 18.510.2 -(Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES 'STANDARD _ � :... +_ O tMF U .'SF�DU Minimum Lot Size -Detached unit 1.480 sq.ft 3,050 sq.ft.per unit -Attached unit 1,480 sq.ft. -Duplexes 6,100 sq.ft.or 3,050 sq.ft.per - Boarding, lodging, rooming 6,100 sq.ft. unit house Average Lot Width None None Minimum Setbacks -Front yard 20 ft. 15 ft - -Side faring street on corner&through lots 20 ft. 10 ft. -Side yard 10 ft. 5 ft.[1] -Rear yard 20 ft. 15 ft. .- -Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. Distance between property line and garage entrance 20 ft. 20 ft. Maximum Height 45 ft. 45 ft. Maximum Lot Coverage[2] 80% 80% Minimum Landscape Requirement 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. Multiple-family dwelling unit Single-family dwelling unit Access, Egress and Circulation (18.705): Continuing obligation of property owner: The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The property owner will be required to maintain the subject site's access, egress, or circulation. Access Plan Requirements: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has submitted a site plan showing access, egress and circulation requirements that are to kale. Staff has reviewed the site plan and found it consistent with the criteria found in this chapter. 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. Joint access is not proposed nor required for this application. The access located on the reduced tax lot 600 is for the sole purpose of accessing the reservoir property. Therefore, joint access would not be beneficial to property owners or to the City. Public Street Access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 6 OF 14 All access and egress connect directly to SW 154th Avenue, which will be dedicated by the City of Tigard for public use. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be discussed under Section 18.810 later in this decision. Required Walkway Location: - Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets, which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall 13e constructed between new and existing developments and neighboring developments; 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall. be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. No development is proposed with this application. Therefore, this standard can be deferred until time of development. Inadequate or Hazardous Access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: • Would cause or increase existing hazardous traffic conditions; or • Would provide inadequate access for emergency vehicles; or • Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to.,.arterial or collector streets from single-family dwellings and duplex k lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The existing access for the newly partitioned lot will not increase hazardous traffic conditions, hinder emergency vehicles or cause hazardous conditions in any way. The access drive meets the standards set for access drives within residential zones. The existing drive is 18 feet wide and has 18 feet of paving. Therefore, this standard has been satisfied. Minimum Access Requirements for Residential Use: 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 as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ram , or elevator leading to the dwelling units. Private residential access drives shall be providedPand maintained in accordance with the provisions of the Uniform Fire Code; 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 circular, paved surface having a minimum turn NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1541/1 PAGE 7 OF 14 • • •:. . , . radius measured from center point to outside edge of 35 feet; 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; the maximum cross slope of a required turnaround is 5%. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. - No new vehicular access or development is associated with this application. Therefore, this standard can will deferred until time of development. FINDING: Based on the analysis above, staff finds that the Access, Egress, and Circulation Standards have been met. Density Computations (18.715): The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. Because no development is associated with this application, this section will be deferred until time of development. Landscaping and Screening (18.745): The provisions of this chapter shall apply to all development of new structures, remodeling existing structures, and where landscaping is non-conforming. Therefore, this section can be deferred until time of development. Off-Street Parking and Loading Requirements (18.765): This chapter deals with parking requirements for new construction, expansion of existing uses or a change of use. This application deals specifically with partitioning of property. Therefore, the standards of 18.765 will be deferred until time of development. Tree Removal (18.790): Prior to any building on-site, a tree mitigation plan will be required. Refer to condition #2 of the Conditions of Approval section. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision arba'shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. No obstructions have been proposed where the access located on the newly proposed parcel connects to SW 154 Avenue or the existing access to the residential dwelling located on the original Tax Lot 600. FINDING: Based on the analysis above, staff finds that the Vision Clearance Standards have been met. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1541}4 PAGE 8 OF 14 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 24 to 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 154th Avenue, which is classified as a local residential on thg City of Tigard Transportation adjacent Map. At present, there is approximately 38 feet of ROW on SW 154 Avenue north of this site, according to the most recent tax assessor's map. This narrow ROW was approved by Washington County as a part of the Round Tree Estates project. Because the narrow ROW is an existing condition, rt does not make sense to require a wider ROW on this parcel. Therefore, Staff recommends that the 38-foot ROW be continued into this site. SW 154th Avenue is currently fully improved to the north of this site. The City is proposing to extend this street partially into the site in order to provide a standard driveway approach to give access through the smaller parcel to Tax Lot 400 (site of a City reservoir). The extension is shown to be built to City standards to match the existing improvements. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or ermit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the-adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Theeapplicant's plan provides a Future Street Plan that shows conceptually how the extension of SW 154 Avenue could be extended easterly into the larger parcel for future development. The smaller parcel will not be developed, as it contains the access road to Tax Lot 400 (the reservoir site). The conceptual plan is acceptable, but if and when this parcel does develop, a hammerhead turnaround will not be approved. A circular bulb would need to be provided at the end. It is feasible for a bulb to be provided, but it may mean that the larger parcel will yield fewer lots than what is shown on the Future Street Plan. Cul-de-sacs: Section 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted .direct pathway to an adjacent street may be required to be provided and dedicated to the City. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 9 OF 14 *Ts\ . The Future Street Plan shows that an east/west street from SW 154th Avenue will likely be extended into the larger of the two new parcels. Due to steep slopes in excess of 25%, it is likely that this east/west extension will need to terminate as a cul-de-sac. The overall lerith of the cul-de-sac would be approximately 300 feet, as measured from the intersection of SW 154 Avenue/SW Firtree Drive. Due to the constraints of the adjacent topography and the fact that there are no feasible street connections to the east due to existing development, it is likely that Staff would support a future variance to the cul-de- sac length standard. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is,precluded when it is not possible to redesign, or reconfigure the street .pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show _ that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The City has shown that the only feasible extension of the public street is to the east. This partition does not preclude that extension. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on.arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The street extension proposed by this application appears to meet City standards. Block Designs: Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that 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 or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No street is proposed to be constructed with this application. Therefore, no City blocks will be formed as a result of this partition. Street patterns can be more adequately reviewed at time of development. Therefore, this standard has been met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 10 OF 14 • The City of Tigard has proposed to provide a 6-foot wide corridor along the proposed partition property line for future use as access to a City owned pathway located on Tax Lot 400. This is to allow access to . adjoining park property not related to street connections. Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The newly partitioned lot is a total of 58,050 square feet, 258 feet in depth and 225 feet wide. Therefore, this lot is in compliance with the criterion above. Lot Frontage: Section 18.810.060(B) requires that lots have at 'least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, .18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Tax Lot 600 has 35 feet of frontage onto SW 154t Ave. The proposed partitioned property will have a total of 73 feet of frontage onto SW 154 Avenue. Therefore, this standard has been met. 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. Sidewalks will be required on both sides of the proposed street extension. The applicant's plan indicates compliance with this standard. 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. There appears to be an existing.public sanitary sewer line in SW 154th Avenue. This line will need to be extended further south in the new street extension to allow for future service to adjacent development of the larger parcel: Final review of this line extension shall be by Unified Sewerage Agency (USA). 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 existing storm drainage line in SW 154t Avenue must be further extended with the roadway improvements. Final review of this extension shall be by USA. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 15471 PAGE 11 OF 14 • Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall- withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by. the Unified Sewerage agency in 2000 and including any future revisions or amendments In 1997 the Unified Sewerage Agency(USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,-unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, __ the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious surfaces. If the larger parcel is developed in the future, then these provisions will apply. 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. This standard has been satisfied under Section 18.810.040.B2. 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 is proposed with this application. Therefore, this standard is deferred until time of development. 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. The City proposes to dedicate a six-foot easement for a pedestrian nature path access to connect to an existing path on the adjacent Menlor property. The above section calls for a bike path to be eight feet unless it is within the roadway. This application is proposing an access to a pedestnan trail and does not address the access as a "bikeway." 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 operaing at 550,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding 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 NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 12 OF 14 • • •' • 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 no existing overhead utility lines on SW 154th Avenue. All new utilities shall be placed underground. FINDING: Based on the analysis above, not all of the criteria of the Public Facility Section have been fully met. If the applicant meets conditions 4 through 11 listed under the "Conditions of Approval" section of this decision, the standards will be met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The public water line in SW 154th Avenue must be extended along with the roadway improvements. Storm Water Quality: • The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewera a Agency (USA) Design and Construction Standards adopted by Resolution and Order No. 00-7j which require the construction of on-site water.quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Since this partition will not increase the amount of impervious surfaces, this section will not apply. If the larger parcel is developed in the future, these provisions will apply. 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 re uTations, the applicant is required to submit an erosion control plan for City review and approval-prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The public improvement plans must include a grading plan. Survey Requirements: The applicant's final plat shallcontain 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 Building Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has no objections to it. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 13 OF 14 • •'\ v 4 SECTION VII. AGENCY COMMENTS Unified Sewerage Agency Comments were received in the form of a letter. 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. 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. Veal: 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 5:00 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 03) 639-4171. - June 2. 2000 PREPARE D B ■ +• -w Sch- d:.ger DATE Assistant Planner OmairJ7 June 2. 2000 APPROVED BY: Ric and Bewersdo DATE Planning Manager • i:\curpin\Mathew\mlp\mip2000-00003.dec NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 14 OF 14 • pro r , 1 II. .... �..�.—.—.--..—..rte..—.\-7.......-...,.................-` ..—� .—..— �• L._.L..!__) ' 'i CITY o..atuwt.00 � ; I \ r • I VOV11.4•ilp(�• r"—."."�77T1lVI ' CITY of TIGARD ' r ..— r. —._.—_ TAX LOT 800 / 1 • ••�� r r in 7700) 1.74 ACRE$ X11---' r _ r-I _ 22S' -.WIZ-) / .0.1 pl.11000 +'� •- , rl - —�"`� �� ..) III 77tup -, 1 oh (4 Now 35' S17. ja,\ ( C 7\,-^�_�=- r• LL:---•--Jj I - 1Y� ..,:as ww a,B V��-�• -101mli rter rn 's10. I •� lR 1700 .117! \ • ' , .'STING IS4TH AVE 7\ (TL 800 ---- EXTENSION,PROPOSED . _ ;, AREA FOR OEDICATICN •-------- rOa TO ITY •IGHT-OF-W Y __ . • —±—�— t„6,, 7—• l PROPOSED TL,GOO I •ROPOSED AREA FOR I I . —1--—-- I --— --1-•— PARTITION LINE � ' —�-— �, I 7u 7� DEDICATION TO CITY • / / RICHT-OF-WAY FOR FUTURE I / --` 1 C lR^0°1, NATURE PATH ACCESS TO I \ ZR 70aop(R 7iW(R 7J0m' y' CITY OWNED TAX LOT 400 1 01pt-O.uI 1 11 i a ri..�IT•i i FIGURE 1 4ARCH 2000 "7”. • •'�� ---�iST'i�'%'r-a:.-i=.=------- CITY OFTTCiARD • -- -- .1 ;i I i� —1� r�----_-._ , ,_..,....-_.. PROPOSED TAXLOT 600 • _ PARTITION SITE PLAN • INO AX UAP/LOT 140 251050000800 �ITF P1 AK . «t 2. SEE FIGURE 2 FOR CONCEPTUAL RE-PARTITION SHADOW K'7"'-110° t/ OOl gm _ ......." Pte. —Z• • .. CITY OF TIGARD T CITY OF TIGARD PARTITION a . CRY Of MAIM SITE PLAN N (MLP)2000-00003 I (Map is not to scale) _—` -- ------ CITY of TIGARD ---\ • ' 1 / O. —1 OE 0ona�MIC IMf osa aTIOM iVeT[Y II s - _ �� 51>#) VICINITY MAP 1 k_l. / i I - hi► 4 ,voir, ' "URBAN SERVICE AREA".. % • :. :TO� VIIEsmiz----fi ,, r M1P2000-00003'". 01 1�1 1 Illlil/ lw Iliirellit''..� 0•... " s ■ A BU : . , 1Q r'' Q N••... CITY OF TIGARD ....:. 1 W111 ....�,:,1 �� z! ! III1iiii ►�-��.� ■ ...,=... 11111 0...,1 my a, A , ; a 1� �11� N3 3.)(- jig 1 54TH AVENUE pat 1iiiiIi. % ti� S dA7 rT 1 T ...111111 ....11111t II \\N 111 ,, . aila „___SW BRISTLECONE WAY ---,111A 11111111111 0 WO 200 300 +00 500 Q 1' 380 feet BRISTLECONE ikl . �= SUBJECT I TAX LO I Ak 3 City of Tigard Information on this map is for general location only and should be verified vain the Development Services Division. i , 13125 SW Hall Blvd i Tigard,OR 57223 I . — • - - (S m.cili Nit _ __ r '! l.�l I hltpalw..w.oi.lipard.or,us Community Development • Plot date:Apr 21,2000;C:Unagic\MAGIC03.APR • • • EXHIBIT B Jaime C. Ramsey APPEAL OF MLP2000-00003 15367 SW Fir Tree Drive CITY OF TIGARD PARTITION•@ 154TH Tigard OR 97223 (NOTICE OF FINAL ORDER BY THE HEARING OFFICER) Murray, Smith & Associates, Inc. Denice Won 121 SW Salmon Street, Suite 1020 6295 SW 155th Avenue Portland OR 97204 Beaverton, OR 97007 Margaret and Christopher Rollo Ed Wegner 15374 SW Fir Tree Drive City of Tigard Water Department Tigard OR 97223 Gary Parcher Mike Miller 15362 SW Fir Tree Drive City of Tigard Water Department Tigard OR 97223 Trevor Parker 15386 SW Fir Tree Drive Tigard OR 97223 Jan L. Stimson, M.D. 15286 SW Fir Tree Drive Tigard OR 97223 Christopher B. Farmer 15350 SW Fir Tree Drive Tigard OR 97223 I:\curpin\setup\labels\mlp\mIp2000-00003 appeal-HO FINAL ORDER.doc • • AFFIDAVIT OF MAILING `"`'''' CITY OF TIGARD Community(Development Shaping Better Community STATE OAFOREGON ) County of Was fiington )ss. City of Tigard ) I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Wasfiington County, Oregon and that I served the following: (Chedk Appropriate Bo:(s)6elrnv) © NOTICE OF PUBLIC HEARING FOR: MLP2000-00003/APPEAL OF CITY OF TIGARD PARTITION CE 1 54Th AVENUE / 1/24/2000 (File NoJName Reference) (Date of Public Hearing) — C• ity of Tigard Planning Director Z Tigard Hearings Officer _ Tigard Planning Commission • T• igard 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: Eri (File NoJName Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES] of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit' ; ',on me 30,2000, and deposited in the United States Mail on lune 30,2000, postage prepaid. ■ ',We" _.• (Person that '7.115-74PMSticy Subscribed and sworn/affirmed before me on the I / day of J tA , 2000. OFFICIAL SEAL SHERMAN S.CASPER NOTARY PUBLIC-OREGON ;`� COMMISSION NO.323409 MY COMMISSION EXPIRES MAY 13,2003 4 NOT 'Y PUBLIC OF ORE N My Commission Wires: 274V /. 20o3 NOTICE TO MORTGAGEE, LIENHOLQR,VENDOR OR SELLER: EXHIBIT A THE TIGARDDEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. A. CITY OF TIGARD Community(Development Shaping A(Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY, JULY 24, 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: MINOR LAND PARTITION (MLP) 2000-00003 FILE TITLE: APPEAL OF CITY OF TIGARD PARTITION @ 154TH AVENUE APPLICANT: City of Tigard OWNER: City of Tigard Water District 13125 SW Hall Boulevard 13125 SW Hall Boulevard Tigard, OR 97223 Tigard, OR 97223 ITEM ON APPEAL: On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154 Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE 'WISHING •TO PRESENT WEN TESTIMONY ON THIS PROPOS' ACTION MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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 (250 PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MATHEW SCHEIDEGGER AT(503) '639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. 1 A; VICINITY MAP 11111111` 1111... , "URBAN SERVICE AREA miiiikhe rVg�Esnom 5 — , ! MLP2000-00003 Mill f""iI _1111111118 �1111�1, ∎.§I:I ,Ii:_ JEE� / /i CITY OF TIGARD 11111 ����7t.,�� �� _ s PARTITION @ 111111111<I1111111 ::-11111111":• NT ; IN.. 154TH AVENUE „1111111 W LJ1�T=�i� N :��N �; 1111111 iw/In IJ S .AF - �111111� I I . 11111111 ..11111 ' rn'`RWLECONEWAY r,/111/mr - N I 111:RISTLE NE IM SUBJECT TAX LO ya.. 1 Cary of Tigard a enfts aaw. .r, I shwat ».+.■wn.v o»wo..Nmuts owo. ry...on wm tA4LPactS( 00.5 . Of g) --// g,-1-*i4z B 2S105CA-02100 2S105DB-00700EXHIBIT ANDEREGGEN DINO J BELMORE GERALD E/TANGIE R& 15500 SW WINTERGREEN WOOD ERVIN TIGARD,OR 97223 12091 SW WHEATLAND DR SHERWOOD,OR 97140 2S105DB-01100 2S105CA-12000 ARASU ANANDA SHANMUHA&CARRIE BERGEMANN AMY 13207 SW 154TH AVE 13159 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-19400 2S 105DB-01700 AUGUST THOMAS A&SUSAN A BERGER BARBARA A TR 15707 SW BRISTLECONE WAY 6625 SW PRESLYNN DR TIGARD,OR 97223 PORTLAND,OR 97225 2S105AC-01400 2S105CA-00400 BADRI SHAHIN BIKEL CLARA M 13040 SW 154TH AVE 15505 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-03700 2S105CA-12200 BASS ANTHONY R&JENNIFER L BILOZERTCHEV DMITRI&OLGA 15254 SW FIRTREE DR 13175 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-12600 2S105CA-23700 BEATY MICHAEL R& BIRCHALL JOHN RICHARD& ADAMS LACEY D LINDA ROSEMARY 13271 SW YARROW WAY 15704 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-02200 2S 105DB-03800 BECKER JUDY BLANKENSHIP ANTHONY W& 15372 SW WINTERGREEN JENNIFER M TIGARD,OR 97223 15262 SW FIRTREE DR TIGARD,OR 97223 2S105CA-02700 2S105AC-06500 BECKER TIMOTHY E AND JAMI M BOUTILIER CHARLES 0& . 15628 SW WINTERGREEN ST VIRGINIA M TIGARD,OR 97223 13062 SW 153RD TIGARD,OR 97223 2S105CA-12900 2S105CA-19800 BEE MICHEL F&MARCELLA ANN BRAUN WILLIAM A&KARINA S 13295 SW YARROW WAY 15637 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-08300 2S105CA-07200 BELL JEFFREY M BROWN THOMAS A&CHERI J 13178 SW YARROW WAY 13266 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • • • • 2S105CA-19600 % 2S105DB-01600 BUTLER CARROLL F&BARBARA A FARMER CHRISTOPHER B&PATRICIA 15691 SW BRISTLECONE WAY 15350 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-23500 2S 105CA-00300 CARDA CHRISTOPHER R FEENEY BRIAN K&JENNIFER 15688 SW BRISTLECONE WAY 15519 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 • 2S 105CA-20000 2S 105CA-08500 CASEY ANTHONY M&TRISTA C FLETCHER KENNETH&JENNIFER 15621 SW BRISTLECONE WAY 13162 SW YARROW WAY TIGARD,OR 97221 PORTLAND,OR 97223 2S105AC-07100 /; 2S105DB-01900 CHIU MICHAEL Y/HELEN H& / FLOYD LYDIA CHIU WING-ON 15379 SW FIRTREE DR 15308 SW ROUNDTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-22300 / 2S 105AC-06900 DAI XIQING DAI AND GOMAN WILLIAM C&JANET V DUAN QING 15341 SW WINTERGREEN 13352 SW 157TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-20200 //2S105DB-01000 DONG JIAN CHENG& , GRAY CHRISTOPHER E SUN GUI FU& 13189 SW 154TH AVE DONG LI TIGARD,OR 97223 15605 SW BRISTLECONE WAY TIGARD,OR 97223 2S105AC-06600 2S105AC-06700 DONITHORNE DARRIN P&TAMARA L j GRESS JAMES L&JULIE M 3532 NW PAISELY 15317 SW WINTERGREEN BEAVERTON,OR 97006 TIGARD,OR 97223 2S105CA-18700 2S105DB-02900 DORSETT DANIEL S&JOYCE P GRIFFIN MICHAEL W&KATHLEEN M 15861.SW SUNDEW DR 13033 SW MAYVIEW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-11800 2S105DB-05900 DUNN JAMES A&JEAN M GUHA ARUN P& 13143 SW YARROW WAY ROES HEATHER TIGARD,OR 97223 15312 SW WINTERGREEN ST TIGARD,OR 97223 2S 105AC-00600 2S 105CA-02300 ESSIEH MATTHEW S&EMMANUELLA E GWINN WILLIAM E 13564 SW BRIM PL 15548 SW WINTERGREEN ST TIGARD,OR 97224 TIGARD,OR 97223 • •. • 2S 105CA-23200 2S 105DB-00300 HACKNEY TERI A&H DEAN HVAM HJALMAR&VERA E TRS 15664 SW BRISTLECONE WAY 13370 SW MENLOR LN TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-02900 2S 105CA-01700 HAMAN LORI HWANG KUI SEON&JE HYEA 15660 SW WINTERGREEN ST 15635 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-07100 2S105CA-08200 HARRINGTON RYAN A IRVING MICHAEL J&BENNETTE M 13274 SW YARROW WAY 13186 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23000 - 2S105DB-05100 HEATON SHANNON&LANCE - JARAMILLO MICHAEL L& 15648 SW BRISTLECONE WAY ELIZABETH S TIGARD,OR 97223 15310 SW FIRTREE DR TIGARD,OR 97223 2S105CA-11500 2S105CA-02400 HEINO SCOTT E JARRETT,CURTIS E&KARON E 13262 SW 157TH AVE 15572 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S10508-04800 2S 105CA-12700 //HERRING SANDY H& JOHNSON JOSEPH C II&MANIZA A ELIZABETH W 13279 SW YARROW WAY 13186 SW 153RD AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-02100 2S 105AC-01100 HUFFMAN RONALD M JONG CHINPAI&KATALINA 405 SW 169TH PL 13436 SW CLEARVIEW WAY BEAVERTON,OR 97006 TIGARD,OR 97223 2S105AC-04300 2S105CA-23600 HUTCHISON JUDITH M JORDAN JOY A 13009 SW MAYVIEW WAY 15696 SW-BRISTLE CONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105AC-01300 2S 105CA-22400 HUYNH.HANG& JORGENSEN BRENT D&KRISTEN J LE DUNG 13374 SW 157TH AVE 13056 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1050B-00200 2S105CA-08800 HVAM HJALMAR&VERA E KOMIN JOHN M&ANGELA M 13370 SW MENLOR LN 13138 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 105CA-02600 2S 105AC-07000 KOTAM ANIL K MAKIN GAYLE 0&SUE A AND 15612 SW WINTERGREEN ST MCCLELLAN NEIL W&CRISTI D TIGARD,OR 97223 BY WESTERN GLEN DEVELOPMENT 18057 SW LOWER BOONES FERRY RD TIGARD,OR 97224 2S 105CA-11600 2S 105DB-03900 .KUANG SHAO XUAN&EVA LAM • MCCLELLAND BRADLEY R& 13236 SW 157TH AVE TRISHA L TIGARD,OR 97223 15270 SW FIRTREE DR TIGARD,OR 97223 2S105DB-05700 2S105CA-07400 KULLEN-ARNOLD DONNA S MCCORD MEREDITH A 15336 SW WINTERGREEN ST 13250 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23300 2S105DB-04000 LABAVITCH KATHLEEN MARIE . MCDOLE KIM E& 15672 SW BRISTLECONE WAY SCHNEIDER TRACY TIGARD,OR 97223, 15278 SW FIRTREE DR • TIGARD,OR 97223 2S105CA-11900 2S105AC-06400 LACHENMEIER KEVIN MEN ANATOLI&REVEKKA 13151 SW YARROW WAY 13040 SW 153RD AVE , TIGARD,OR 97223 • TIGARD,OR 97223 2S105AC-00800 2S105CA-08900 LARKI FARZAD MENELEY KENNETH A&RHONDA K 13083 SW 154TH AVE 13130 SW YARROW WAY TIGARD,OR 97223 • TIGARD,OR 97224 • 2S105CA-12400 • 2S105DB-05400 / LEIS ROBERT L MICHEL DOUGLAS H&JILL M �J 19145ADDIEST 15319SWFIRTREEDR GLADSTONE,OR 97027 TIGARD,OR 97223 • 2S105CA-12800 2S105CA-23400 LONG DOUGLAS M&KYEVE K MILLER TANYA R 13287 SW YARROW WAY 15680 SW.BRISTLECONE WAY • TIGARD,OR 97223 TIGARD,OR 97223 i 2S105CA-00500 2S105CA-12100 LUCAS JOSE B&MYRNA N MOHR ELLEN M • 15594 SW BULRUSH LN 13167 SW YARROW WAY TIGARD,OR 97224 TIGARD,OR 97223 2S1050B-02800 • 2S105CA-19300 • MAJD FARJAM& MOORE MICHAEL L&JESSICA E • KHOSRAVANI SOHEILA 15715 SW BRISTLECONE WAY PO BOX 6906 TIGARD,OR 97223 BELLEVUE,WA 98008 • • • . 2S105CA-07600 / 2S105DB-01500 MORADI KAMBIZ&HOMA SARDEH PARCHER GARY R 13234 SW YARROW WAY 15362 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 h 2S105DB-05600 2S105CA-02200 MORRISON PAULA& PARK HEE JIN&KUI HYUN • NORTHINGTON ALMA 18225 SW JEREMY ST ,' / 15343 SW FIRTREE DR BEAVERTON,OR 97007 TIGARD,OR 97223 2S105DB-04300 2S105DB-01300 MOYER BETH MARIE PHILLIPS& PARKER TREVOR L MOYER LON R PARKER DEBRA M 15265 SW FIRTREE DR 15386 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-06800 '2S105CA-12500 NARASIMHAN LIVING TRUST \ PERRY KATHLEEN JOYCE NARASIMHAN MYSORE N L&ROHINI TRS 13263 SW YARROW WAY 15329 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23800 2S105CA-07300 NASH JASON R&EVELYN D PETCHER DANIEL JOSEPH&LESLIE 15712 SW BRISTLECONE WAY - 13258 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 /% 2S105CA-22900 / 2S105AC-00900 NGUYEN XUANPHONG T& ,; PETERS FLORIAN P TRUSTEE NGUYEN LANPHUONG 15353 SW WINTERGREEN ST 15640 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-00800 2S 105CA-19500 O'BRIEN MARY M PHAM ANFi THU 13141 SW 154TH AVE 15699 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 j 2S105CA-00200 2S105CA-02800 O'LOUGHLIN DANIEL T ' PRANGER CHARLES F 15533 SW BULRUSH LN 15644 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 • 2S105DB-02300 / 2S105AC-01200 OYLER ALLEN&GERALEE RAMIREZ FERNANDO 12288 SW 131ST AVE 15389 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-18800 2S105DB-01800 PALLADINO JEFFREY A&ANNETTE A RAMSEY JAIME C 8,WENDY N 15853 SW SUNDEW DR 15367 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 • • 2S1050B-01200 2S105D8-04100 RENEGAR JANA L& SCHLOSS JOSEPH D SR&LEAH RAE STAIB DONNA K 15281 SW FIRTREE DR - 13219 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 . /i� 2S105DB-01400 2S105DB-04200 ' ROLLO MARGARET J SCOTT ANDREA LYNN 15374 SW FIRTREE DR 15273 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-22600 __ -) 2S105CA-08400 ROMAN ARMIN / SCOTT JOHN M AND COLLEEN T • 15616 SW BRISTLECONE WAY . 13170 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 ,i 2S 1 o5CA-07500 2S105CA-11700 ROMO TONIO C SCOTT MICHAEL J 13242 SW YARROW WAY 13214 SW 157TH AVE TIGARD,OR 97223 TIGARD,OR 97223. ' ) 2S105DB-05300 2S105CA-20100 . // ROSS MICHAEL JOHN& SEMENOV VITALY&LUBA KIMBERLY ANN • 15613 SW BRISTLECONE WAY 15338 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105AC-00700 2S 105CA-07000 RUBENSTEIN MICAH&KATY G SIMMONS ERIK STANTON& • 13067 SW 154TH AVE CHARISSA ROSE . TIGARD,OR 97223 13282 SW YARROW WAY TIGARD,OR 97223 • 2S 105CA-08100 2S 105CA-07700 % RUMELHART JEFF D&CHERI M SMITH KENNETH&KAREN. 13194 SW YARROW WAY • 13226 SW YARROW WAY • TIGARD,OR 97223 TIGARD,OR 97223 , 2S1o5CA-06700 , 2S105013-04700 RUNYON DAVID&KANDI • -�. -SORENSON BRYAN A& 13308 SW 157TH AVE ' , - STACY A TIGARD,OR 97223 13162 SW 153RD TER • TIGARD,OR 97223 • ✓ 2S105DB-04500 2S105AC-01000 / SACKLEY WAYNE M&ANNE B SPEER JONATHAN ISAAC& • 13114 SW 153RD TAMARA NICOLE TIGARD,OR 97223 15365 SW WINTERGREEN ST • TIGARD,OR 97223 2S105CA-06900 / : 2S105CA-12300 SAMPLE ALISA J • ,� STAHEL-EASTMAN CHERYLE AND • 13290 SW YARROW WAY EASTMAN GEORGE S TIGARD,OR 97223 13183 SW YARROW WAY TIGARD,OR 97223 • • 2S 105AC-04200 - 2S 105CA-07900 STANDRING INVESTMENT CO LLC TALLMAN MARK A AND JEANINE M 5 NANSEN SUMMIT 13210 SW YARROW WAY LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 105DB-03000 2S 105CA-02500 STAN NG VESTMENT CO LLC TALLUTO SAMUEL J AND LINDA M 5 NANS UMMIT 15596 SW WINTERGREEN ST LAKE. SWE ,OR 97035 TIGARD,OR 97223 2S 105AC-04100 2S 105CA-23900 STA RING VESTMENT CO LLC THOMPSON MATTHEW E&KRISTI L 5 NANS SUMMIT 15720 SW BRISTLECONE WAY LAK SW ,OR 97035 PORTLAND,OR 97223 2S105DB-04900 2S1050B-00600 STIMSON ROBERT W&JANIS L TRS TIGARD CITY OF 15286 SW FIRTREE DR 13125 SW HALL TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-13000 2S1050B-00400 STONE&CO INC AND TIGARD WATER DISTRICT TITAN PROPERTIES CORP ATTN:JOHN MILLER 4273 NE LINCOLN ST 8841 SW COMMERCIAL HILLSBORO,OR 97124 TIGARD,OR 97223 2S105CA-07800 2S105DB-04600 STONE EDGAR L TOBEY GEORGE H&KATHLEEN A 4273 NE LINCOLN 13138 SW 153RD AVE HILLSBORO,OR 97124 TIGARD,OR 97223 2S 5CA-2270 2S 105CA-22800 STO GAR L TRINH TUAN ANH& 427 LINCOLN NGUYEN NHYHANH LSBO 0,OR 97124 15632 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-22500 7 2S1050B-05500 STO GAR L TUCKER LARRY L& 4273 COLN SOLIS-TUCKER MARGARITA HI LSBORO,OR 97124 15331 SW FIRTREE DR TIGARD,OR 97223 2S105CA-06600 2S105DB-02400 SUH JUNG H&KIM A VAISBERG JAIME&CONNIE 1130 SW CHICKADEE TERR 15348 SW WINTERGREEN BEAVERTON,OR 97007 TIGARD,OR 97223 2S105CA-01800 ', ' j 2S105DB-05000 SUTTON LLOYD E&ROXANNE M VANHORN EDWARD E&MARY BETH 15619 SW WINTEGREEN ST 15294 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR.97223 i • 2S 105CA-02000 2S 105CA-18900 WANDERSHEID JOHN M JR&TRACY A YOUNG ARNI THOMAS& 15587 SW WINTERGREEN KENNEDY KATHLEEN E TIGARD,OR 97223 15845 SW SUNDEW DR TIGARD,OR 97224 2S 105DB-05200 2S 105DB-05800 WAYMIRE MELVIN G JR& YUEN ZEKIEL S JUDITH G PO BOX 3059 14467 SW 130TH EUGENE,OR 97403 TIGARD,OR 97224 2S105CA-06800 ,/92S105CA-08600 WHEELER BRIAN M/ANNE MARIE& j' ZEHNDER JOHN H JR&JODY M WHEELER WILLIAM CHARLES JR/JESSIE �" 13154 SW YARROW DR 13298 SW YARROW WAY PORTLAND,OR 97223 TIGARD,OR 97223 2S1050B-00100 2S105DB-02000 WHITE LEON D ZHANG JIANHUA& 15180 SW SUNRISE LANE CAO JINHUA TIGARD,OR 97224 15391 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-08700 2S 105CA-19700 WIESE RANDALL L AND SHELLY ZHANG SUXIA& 13146 SW YARROW WAY SONGHUA TIGARD,OR 97223 15645 SW BRISTLECONE WY TIGARD,OR 97223 2S105CA-11400 2S105CA-08000 WILLIAMS CATHIE L ZHOU SHAO ZENG AND 13288 SW 157TH AVE WU NING-NING AND TIGARD,OR 97223 n -ZHOU YI-BEI 13202 SW YARROW WAY TIGARD,OR 97223 2S105CA-23100 WOLLER CRAIG M&HELEN A 15656 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-19900 WUJIA& TU QING AN 15629 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-01900 YEE STANLEY& SALAMA DEENA M 15605 SW WINTERGREEN PORTLAND,OR 97223 2S1050B-00900 YOHE KENNETH D&CHERRIE 13165 SW 154TH AVE TIGARD,OR 97223 • • • Resident "RESIDENTS" LIST (.ptti-lion) 13255 SW Yarrow Way Tigard, OR 97223 MLP2000-00003 154TH CITY OF TIGARD PARTITION @ 154 Resident Cheryl Ray 13263 SW Yarrow Way 13035 SW 153rd Terrace Tigard, OR 97223 Tigard, OR 97223 Resident Resident 15350 SW Firtree Dr. 13018 SW 153rd Terrace Tigard, OR 97223 Tigard, OR 97223 Resident Steven & Patricia Schneider 15319 SW Wintergreen St. 15315 SW Roundtree Dr. Tigard, OR 97223 Tigard, OR 97223 Lisette Gibbons Frank & Marguerite Paris 15324 SW Wintergreen St. 13218 SW Yarrow Way Tigard, OR 97223 Tigard, OR 97223 Bob Miles 15377 SW Wintergreen St. Tigard, OR 97223 Bill Oyler 15360 SW Washington St. Tigard, OR 97223 Neal Ferdig 15524 SW Wintergreen St. Tigard, OR 97223 Ron & Laurie Vrirlo 15355 SW Firtree Dr. Tigard, OR 97223 Resident 13040 SW 153rd Terrace Tigard, OR 97223 • • Margarita & Larry Tucker 15331 SW Firtree Dr. Tigard, OR 97223 MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH Jennifer & Chuck Pranger Jennifer Pranger 15644 SW Wintergreen St. 15644 SW Wintergreen St. Tigard, OR 97223 Tigard, OR 97223 William C. Goman Daniel S. & Joyce P. Dorsett Janet V. Goman 15861 SW Sundew Dr. 15341 SW Wintergreen St. Tigard, OR 97223 Tigard, OR 97223 Florian P. Peters Kimberly Ross 15353 SW Wintergreen St. 15338 SW Firtree Dr. Tigard, OR 97223 Tigard, OR 97223-0614 Jaime C. Ramsey 15367 SW Firtree Dr. Tigard, OR 97223 Christopher& Patricia Farmer 15350 SW Firtree Dr. Tigard, OR 97223 Carrie Arasu 13207 SW 154th Avenue Tigard, OR 97223 Christopher & Margaret Rollo 15374 SW Firtree Dr. Tigard, OR 97223 Christopher E. Gray 13189 SW 154th Avenue Tigard, OR 97223 • Gary R. Parcher 15362 SW Firtree Dr. Tigard, OR 97223 • ' • Ed & Fran Egan Ellen Beilstein 14635 SW Bull Mountain Road 14630 SW 139th Avenue Tigard, OR 91224 Tigard, OR 91224 • Earl & Marilyn Elias Charlie & Larie Stalzer 13540 SW Village Glenn Drive 14181 SW Juliet Terrace Tigard, OR 91223 Tigard, OR 91224 Craig.Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 14I st Avenue Tigard, OR 91223 Tigard, OR 91224 Paul E. Owen CITY OF TIGARD 10335 SW Highland Drive WEST CIT SUBCOMMITTEE Tigard, OR 91224 Beverly Froude 12200 SW Bull Mountain Road is\curpin\setup\labels\CIT West.doc UPDATED: 12-Apr-00 Tigard, OR 97224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 91224 Joan Best 10105 SW Murdock Lane, #F2 Tigard, OR 91224 Kathy Palmer do John Tigard House 14260 SW High Tor Drive . • Tigard, OR 91224 Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 91224 Jack Biethan 15525 SW 109th Avenue Tigard, OR 91224 j • 3't n Alik AFFIDAVIT OF MAILING • '' CITY OF TIGARD Community(Devefopment Shaping Better Community STAr1E OE OREGON ) County off'Wasfiington )ss. City of Tigard ) . I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, 'Wasfiington 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: MI.040003/CITY OF TIGARD PARTITION P I54T AVENUE ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: ( 7 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:E77 I ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director • Ci Tigard Hearings Officer ❑ Tigard Planning Commission . ❑ Tigard City Council O NOTICE OE (Type/Kind of Notice) FOR: I ?. I (File No/Name Reference) (Date of Public Hearing.if applicable) • A cop a PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICES) of which is attached, marked ibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Ex ibit' ',on lune 2,2000 a/- deposite/in the )nited States Mail on lune 2,2000, postage prepaid. I .. r ,.__.moo A ..d. 1` (•: _o -:'rOar-. `:. e) Subscribed and sworn/affirmed before me on the 1 day of . (-c_(.y , 2000. o�)cw�sEA� _ _ ::fi= SHERMAN S.GASPER I ' ' I : I I ' I NOTARY PUBLIC-OREGON �^ �i COMMISSION NC.323409' MY COMM ISSEON IXPiF?ES MAY 13,2003 My.Commissuon Expires:•)v`V (3.) 2002 • 5,11414.1.:,,. i A NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" /0 MINOR LAND PARTITION (MLP) 2000-00003 CITY OF TIGARD Community 6Devethpment CITY OF TIGARD PARTITION @ 1 54TH Shaping, Better Community 120 DAYS = 07/28/2000 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard Tigard, OR 97223 OWNER: Same ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). 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 (250 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. Apt,eal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless'the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 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. . r11 TO Itt-• IQ IT-a--W_p. .— --w�i 7--1 C T� A A oA \ l�6 • I 17-----7e----ILc —or n — ,. L— ,T. e4; y: , � !STING Isom AV Q AREA/aOtacArloN fir--.. s I I — 1 PROPOSfDTLi600 i_ I•_ r _,....o M[A 4011 I -�-- •-r-•—�-�---- /- , PARTITION LINO I I/ • %OCOICATION TO CITY • • • . .`1. ilvly,// RIQIT-a/-WAY 4011 P01000 /• � ' NATU[GPATN ACCOST TO .._ M111+wM,I..pjp,MY' )' CITY OWNID 100L0T µ1 \•r--_-- - ' =•' / . .V..., 'v.,.`-----. - -- -- - MARCH 2000.'. .. noun, 1 _ y��—"--i'. �:5.-.-:I —CIW OPT70ARD I ,- —'�I _---- --•------ PROPOSED TAXLOT 600 ._— I;i .:I PARTITION SITE PLAN • 1.TAX IMRE i NO 731050800600 -,I•„ IIM ■ '1.SQ/IQAL 2 FOR 10508 06 RC-PMTITI011 91AD0'6 -'W'• lZ ZOO /F�- !- 411❑lI PLAN • • .a. CITY OF TIGARD t CITY OF TIGARD PARTITION SITE PLAN N (MLP)2000-00003 • (Map is not to scale) L L _ II i CITY of TIGARD lm�' s\N,60 VICINITY MAP , 4. e4' '' "URBAN SERVICE AREA ��-�° I 1 m r .. . I31-'41 _ �LL• 1I,� C _AI CITY OF TIGARD /1111111 ���7t,�� u °E �� PARTITION @ 111111111x11111111 ::'111111aJ �1 154TH AVENUE I�11111111 W NT N 111111 : Le — ;; ‘,1 MU , � 11111111 O 1 I �-�i.. c/ I ��imi .111111= :::::::! • ��\IIIIC , ._,(SW BRISTLECONE WAY .i ,,„„ ;r,„,dII.IIII„,„ N O ORN on I• 1111111111= CC Too .� ..., : 1111111��� __ w pi BRISTI.ECONE SUBJECT TAX LO Xa, . .....City o(Tigard III C/// \ p6aulp b•Hip.6 wN r,.()p..bTHlp 3.mwp Q.rupn - / - ti 1755w Hap aNa I q.ro.OR p]77] --1__„____ n,u+in....nwb a.. of S • • EXHIBIT B 2S 105CA-02100 2S 105DB-00700 ANDEREGGEN DINO J BELMORE GERALD E/TANGIE R& 15500 SW WINTERGREEN WOOD ERVIN TIGARD,OR 97223 12091 SW WHEATLAND DR SHERWOOD,OR 97140 2S 105DB-01100 2S 105CA-12000 ARASU ANANDA SHANMUHA&CARRIE BERGEMANN AMY 13207 SW 154TH AVE 13159 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-19400 2S 105DB-01700 AUGUST THOMAS A&SUSAN A BERGER BARBARA A TR 15707 SW BRISTLECONE WAY 6625 SW PRESLYNN DR TIGARD,OR 97223 PORTLAND,OR 97225 • 2S105AC-01400 2S105CA-00400 BADRI SHAHIN BIKEL CLARA M • 13040 SW 154TH AVE 15505 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-03700 2S 105CA-12200 BASS ANTHONY R&JENNIFER L BILOZERTCHEV DMITRI&OLGA 15254 SW FIRTREE DR 13175 SW YARROW WAY. TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-12600 2S105CA-23700 BEATY MICHAEL R& BIRCHALL JOHN RICHARD& ADAMS LACEY D LINDA ROSEMARY 13271 SW YARROW WAY 15704 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-02200 2S 105DB-03800 BECKER JUDY BLANKENSHIP ANTHONY W& 15372 SW WINTERGREEN . JENNIFER M TIGARD,OR 97223 15262 SW FIRTREE DR TIGARD,OR 97223 2S105CA-02700 2S105AC-06500 BECKER TIMOTHY E AND JAMI M BOUTILIER CHARLES 0& 15628 SW WINTERGREEN ST VIRGINIA M TIGARD,OR 97223 13062 SW 153RD TIGARD,OR 97223 2S105CA-12900 2S105CA-19800 BEE MICHEL F&MARCELLA ANN BRAUN WILLIAM A&KARINA S 13295 SW YARROW WAY 15637 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S 105CA-08300 2S 105CA-07200 BELL JEFFREY M BROWN THOMAS A&CHERI J 13178 SW YARROW WAY 13266 SW YARROW WAY • TIGARD,OR 97223 TIGARD,OR 97223 , • 2S 105CA-19600 2S 105D B-01600 BUTLER CARROLL F&BARBARA A FARMER CHRISTOPHER B&PATRICIA 15691 SW BRISTLECONE WAY 15350 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-23500 2S 105CA-00300 CARDA CHRISTOPHER R FEENEY BRIAN K&JENNIFER 15688 SW BRISTLECONE WAY 15519 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-20000 2S105CA-08500 CASEY ANTHONY M&TRISTA C FLETCHER KENNETH&JENNIFER 15621 SW BRISTLECONE WAY 13162 SW YARROW WAY TIGARD,OR 97221 PORTLAND,OR 97223 2S105AC-07100 2S105DB-01900 CHIU MICHAEL Y/HELEN H& FLOYD LYDIA • CHIU WING-ON 15379 SW FIRTREE DR 15308 SW ROUNDTREE DR TIGARD,OR 97223- TIGARD,OR 97223 2S105CA-22300 2S105AC-06900 DAI XIQING DAI AND v GOMAN WILLIAM C&JANET V DUAN QING 15341 SW WINTERGREEN 13352 SW 157TH AVE TIGARD,OR 97223 TIGARD,OR 97223 /2S1O5DB1OOO 2S105CA-20200 DONG JIAN CHENG& GRAY CHRISTOPHER E SUN GUI FU& 13189 SW 154TH AVE DONG LI TIGARD,OR 97223 15605 SW BRISTLECONE WAY TIGARD,OR 97223 2S105AC-06600 / 2S105AC-06700 DONITHORNE DARRIN P&TAMARA L / GRESS JAMES L&JULIE M 3532 NW PAISELY 15317 SW WINTERGREEN BEAVERTON,OR 97006 TIGARD,OR 97223 2S105CA-18700 2S105DB-02900 DORSETT DANIEL S&JOYCE P GRIFFIN MICHAEL W&KATHLEEN M 15861 SW SUNDEW DR 13033 SW MAYVIEW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA=11800 2S1050B-05900 DUNN JAMES A&JEAN M GUHA ARUN P& 13143 SW YARROW WAY ROES HEATHER TIGARD,OR 97223 15312 SW WINTERGREEN ST TIGARD,OR 97223 2S105AC-00600 2S105CA-02300 ESSIEH MATTHEW S&EMMANUELLA E GWINN WILLIAM E 13564 SW BRIM PL 15548 SW WINTERGREEN ST TIGARD,OR 97224 TIGARD,OR 97223 • • • • 2S 105CA-23200 2S 105D B-00300 HACKNEY TERI A&H DEAN HVAM HJALMAR&VERA E TRS 15664 SW BRISTLECONE WAY 13370 SW MENLOR LN TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-02900 2S105CA-01700 HAMAN LORI HWANG KUI SEON&JE HYEA 15660 SW WINTERGREEN ST 15635 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-07100 2S 105CA-08200 HARRINGTON RYAN A / IRVING MICHAEL J&BENNETTE M 13274 SW YARROW WAY (/ 13186 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23000 \ / 2S105DB-05100 HEATON SHANNON&LANCE ✓✓✓ JARAMILLO MICHAEL L& 15648 SW BRISTLECONE WAY ELIZABETH S TIGARD,OR 97223 15310 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-11500 2S 105CA-02400 HEINO SCOTT E JARRETT,CURTIS E&KARON E 13262 SW 157TH AVE 15572 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-04800 2S105CA-12700 /HERRING SANDY H&. JOHNSON JOSEPH C II&MANIZA A ELIZABETH W 13279 SW YARROW WAY • 13186 SW 153RD AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1050B-02100 2S105AC-01100 HUFFMAN RONALD M JONG CHINPAI&KATALINA 405 SW 169TH PL 13436 SW CLEARVIEW WAY BEAVERTON,OR 97006 TIGARD,OR 97223 2S105AC-04300 2S105CA-23600 HUTCHISON JUDITH M JORDAN JOY A 13009 SW MAYVIEW WAY 15696 SW,BRISTLE CONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-01300 2S105CA-22400 HUYNH HANG& JORGENSEN BRENT D&KRISTEN J LE DUNG 13374 SW 157TH AVE 13056 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-00200 2S105CA-08800 HVAM HJALMAR&VERA E KOMIN JOHN M&ANGELA M 13370 SW MENLOR LN 13138 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • • • 2S 105CA-02600 2S 105AC-07000 KOTAM ANIL K MAKIN GAYLE O&SUE A AND 15612 SW WINTERGREEN ST MCCLELLAN NEIL W&GRIST!D TIGARD,OR 97223 BY WESTERN GLEN DEVELOPMENT 18057 SW LOWER BOONES FERRY RD TIGARD,OR 97224 2S105CA-11600 2S105DB-03900 •KUANG SHAO XUAN&EVA LAM MCCLELLAND BRADLEY R& 13236 SW 157TH AVE TRISHA L TIGARD,OR 97223 15270 SW FIRTREE DR TIGARD,OR 97223 / 2S105DB-05700 2S105CA-07400 JKULLEN-ARNOLD DONNA S MCCORD MEREDITH A 15336 SW WINTERGREEN ST 13250 SW YARROW WAY • TIGARD,OR 97223 TIGARD,OR 97223 25 105CA-23300 2S 1050B-04000 LABAVITCH KATHLEEN MARIE MCDOLE KIM E& 15672 SW BRISTLECONE WAY SCHNEIDER TRACY TIGARD,OR 97223 15278 SW FIRTREE DR TIGARD,OR 97223 / 2S105CA-11900 / 2S105AC-06400 LACHENMEIER KEVIN I/ MEN ANATOLI&REVEKKA 13151 SW YARROW WAY 13040 SW 153RD AVE , TIGARD,OR 97223 TIGARD,OR•97223 2S105AC-00800 2S105CA-08900 LARKI FARZAD MENELEY KENNETH A&RHONDA K 13083 SW 154TH AVE 13130 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97224 / 2S105CA-12400 2S105DB-05400 J LEIS ROBERT L / MICHEL DOUGLAS H&JILL M 19145 ADDIE ST �/ 15319 SW FIRTREE DR GLADSTONE,OR 97027 TIGARD,OR 97223 2S105CA-12800 26105CA-23400 LONG DOUGLAS M&KYEVE K MILLER TANYA R 13287 SW YARROW WAY 15680 SW.BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-00500 V2S105CA-12100 LUCAS JOSE B&MYRNA N ✓ MOHR ELLEN M 15594 SW BULRUSH LN • 13167 SW YARROW WAY TIGARD,OR 97224 TIGARD,OR 97223 2S105DB-02800 2S105CA-19300 MAJD FARJAM& MOORE MICHAEL L&JESSICA E KHOSRAVANI SOHEILA 15715 SW BRISTLECONE WAY PO BOX 6906 TIGARD,OR 97223 BELLEVUE,WA 98008 • • 2S105CA-07600 2S105DB-01500 MORADI KAMBIZ&HOMA SARDEH PARCHER GARY R 13234 SW YARROW WAY 15362 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-05600 2S105CA-02200 MORRISON PAULA& PARK HEE JIN&KUI HYUN NORTHINGTON ALMA 18225 SW JEREMY ST ✓ 15343 SW FIRTREE DR BEAVERTON,OR 97007 TIGARD,OR 97223 2S 105DB-04300 2S 105D B-01300 MOYER BETH MARIE PHILLIPS& PARKER TREVOR L MOYER LON R PARKER DEBRA M 15265 SW FIRTREE DR 15386 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-06800 /2S105CA-12500 NARASIMHAN LIVING TRUST V PERRY KATHLEEN JOYCE NARASIMHAN MYSORE N L&ROHINI TRS 13263 SW YARROW WAY 15329 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23800 2S105CA-07300 NASH JASON R&EVELYN D PETCHER DANIEL JOSEPH&LESLIE 15712 SW BRISTLECONE WAY 13258 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-22900 / 2S105AC-00900 NGUYEN XUANPHONG T& PETERS FLORIAN P TRUSTEE NGUYEN LANPHUONG 15353 SW WINTERGREEN ST 15640 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-00800 2S 105CA-19500 O'BRIEN MARY M PHAM ANH THU 13141 SW 154TH AVE 15699 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223' 2S105CA-00200 "S105CA-02800 O'LOUGHLIN DANIEL T PRANGER CHARLES F 15538 SW BULRUSH LN 15644 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-02300 2S105AC-01200 OYLER ALLEN&GERALEE (/ RAMIREZ FERNANDO 12288 SW 131ST AVE 15389 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-18800 2S105DB-01800 PALLADINO JEFFREY A&ANNETTE A RAMSEY JAIME C&WENDY N 15853 SW SUNDEW DR 15367 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 1050B-0 1200 2S 105D B-04100 RENEGAR JANA L& SCHLOSS JOSEPH D SR&LEAH RAE 7 STAIB DONNA K 15281 SW FIRTREE DR 13219 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-01400 2S105DB-04200 ROLLO MARGARET J SCOTT ANDREA LYNN 15374 SW FIRTREE DR 15273 SW FIRTREE DR TIGARD,OR 97223 - TIGARD,OR 97223. 2S105CA-22600 7 2S105CA-08400 ROMAN ARMIN iv" SCOTT JOHN M AND COLLEEN T 15616 SW BRISTLECONE WAY 13170 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-07500 2S 105CA-11700 ROMO TONIO C SCOTT MICHAEL J 13242 SW YARROW WAY 13214 SW 157TH AVE TIGARD,OR 97223 TIGARD,OR 97223 / 2S105DB-05300 2S105CA-20100 ROSS MICHAEL JOHN& SEMENOV VITALY&LUBA KIMBERLY ANN 15613 SW BRISTLECONE WAY 15338 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105AC-00700 2S 105CA-07000 RUBENSTEIN MICAH&KATY G SIMMONS ERIK STANTON& 13067 SW 154TH AVE CHARISSA ROSE TIGARD,OR 97223 13282 SW YARROW WAY TIGARD,OR 97223 2S105CA-08100 2S105CA-07700 RUMELHART JEFF D&CHERI M SMITH KENNETH&KAREN. 13194 SW YARROW WAY 13226 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-06700 2S105DB-04700 RUNYON DAVID&KANDI ✓/ SORENSON BRYAN A& 13308 SW 157TH AVE STACY A TIGARD,OR 97223 13162 SW 153RD TER TIGARD,OR 97223 • / 2S105DB-04500 2S105AC-01000 SACKLEY WAYNE M&ANNE B SPEER JONATHAN ISAAC& 13114 SW 153RD TAMARA NICOLE TIGARD,OR 97223 15365 SW WINTERGREEN ST TIGARD,OR 97223 • 2S105CA-06900 2S105CA-12300 SAMPLE ALISA J ✓ STAHEL-EASTMAN CHERYLE AND 13290 SW YARROW WAY EASTMAN GEORGE S TIGARD,OR 97223 13183 SW YARROW WAY TIGARD,OR 97223 • • 2S105AC-04200 2S105CA-07900 / STANDRING INVESTMENT CO LLC / TALLMAN MARK A AND JEANINE M 5 NANSEN SUMMIT «�/// 13210 SW YARROW WAY LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 105DB-03000 2S 105CA-02500 STAN NG VESTMENT CO LLC TALLUTO SAMUEL J AND LINDA M 5 NANS UMMIT 15596 SW WINTERGREEN ST LAKE. SWE ,OR 97035 TIGARD,OR 97223 2S 105AC-04100 2S 105CA-23900 STA• RING VESTMENT CO LLC THOMPSON MATTHEW E&KRISTI L 5 NANS SUMMIT 15720 SW BRISTLECONE WAY LAK SW ,OR 97035 PORTLAND,OR 97223 • /2S10500-04900 2S105DB-00600 STIMSON ROBERT W&JANIS L TRS TIGARD CITY OF 15286 SW FIRTREE DR 13125 SW HALL TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-13000 2S105DB-00400 STONE&CO INC AND TIGARD WATER DISTRICT TITAN PROPERTIES CORP ATTN:JOHN MILLER 4273 NE LINCOLN ST 8841 SW COMMERCIAL HILLSBORO,OR 97124 TIGARD,OR 97223 • 2S 105CA-07800 2S 105D B-04600 STONE EDGAR L TOBEY GEORGE H&KATHLEEN A 4273 NE LINCOLN 13138 SW 153RD AVE HILLSBORO,OR 97124 TIGARD,OR 97223 2S 5CA-2270 2S105CA-22800 . STO GAR L TRINH TUAN ANH& 427 LINCOLN NGUYEN NHYHANH LSBO 0,OR 97124 15632 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-22500 / 2S105DB-05500 STO GAR L V TUCKER LARRY L& 4273 COLN SOLIS-TUCKER MARGARITA HILLSBORO,OR 97124 15331 SW FIRTREE DR TIGARD,OR 97223 2S105CA-06600 2S1050B-02400 SUH JUNG H&KIM A • VAISBERG JAIME&CONNIE I 1130 SW CHICKADEE TERR 15348 SW WINTERGREEN BEAVERTON,OR 97007 TIGARD,OR 97223 2S105CA-01800 /2S105DB-05000 SUTTON LLOYD E&ROXANNE M V VANHORN EDWARD E&MARY BETH 15619 SW WINTEGREEN ST 15294 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR.97223 • • 2S 105CA-02000 2S 105CA-18900 WANDERSHEID JOHN M JR&TRACY A YOUNG ARNI THOMAS& 15587 SW WINTERGREEN KENNEDY KATHLEEN E TIGARD,OR 97223 15845 SW SUNDEW DR TIGARD,OR 97224 /2S105D0-05200 2S1050 B-05800 /// WAYMIRE MELVIN G JR& YUEN ZEKIEL S JUDITH G PO BOX 3059 14467 SW 130TH EUGENE,OR 97403 TIGARD,OR 97224 2S105CA-06800 2S105CA-08600 WHEELER BRIAN M/ANNE MARIE& ✓ZEHNDER JOHN H JR&JODY M WHEELER WILLIAM CHARLES JR/JESSIE 13154 SW YARROW DR 13298 SW YARROW WAY PORTLAND,OR 97223 TIGARD,OR 97223 2S 105DB-00100 2S 105DB-02000 WHITE LEON D ZHANG JIANHUA& 15180 SW SUNRISE LANE CAO JINHUA TIGARD,OR 97224 15391 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-08700 2S 105CA-19700 WIESE RANDALL L AND SHELLY ZHANG SUXIA& 13146 SW YARROW WAY SONGHUA TIGARD,OR 97223 15645 SW BRISTLECONE WY . TIGARD,OR 97223 2S 105CA-11400 2S 105CA-08000 WILLIAMS CATHIE L ZHOU SHAO ZENG AND 13288 SW 157TH AVE WU NING-NING AND TIGARD,OR 97223 ZHOU YI-BEI 13202 SW YARROW WAY TIGARD,OR 97223 2S105CA-23100 WOLLER CRAIG M&HELEN A 15656 SW BRISTLECONE WAY TIGARD,OR 97223 • 2S105CA-19900 WUJIA& TU QING AN • 15629 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-01900 YEE STANLEY& SALAMA DEENA M 15605 SW WINTERGREEN PORTLAND,OR 97223 // / 2S105DB-00900 YOHE KENNETH D&CHERRIE 13165 SW 154TH AVE TIGARD,OR 97223 • • Ed & Fran Egan Ellen Beilstein 14635 SW Bull Mountain Road 14630 SW 139th Avenue Tigard, OR 91224 Tigard, OR 91224 Earl & Marilyn Elias Charlie & Larie Stalzer 13540 SW Village Glenn Drive 14181 SW Juliet Terrace Tigard, OR 91223 Tigard, OR 91224 Craig.Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 91223 Tigard, OR 91224 Paul E. Owen CITY OF TIGARD 10335 SW Highland Drive WEST CIT SUBCOMMITTEE Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road is\curpin\setup\labels\CIT West.doc UPDATED: 12-Apr-00 Tigard, OR .91224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 91224 • Joan Best 10705 SW Murdock Lane, #F2 Tigard, OR 91224 Kathy Palmer do John Tigard House 14260 SW High Tor Drive Tigard, OR 97224 Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 91224 Jack Biethan 15525 SW 109th Avenue Tigard, OR 91224 gf Resident 13255 SW Yarrow Way "RESIDENTS" LIST Tigard, OR 97223 MLP2000-00003 154TH CITY OF TIGARD PARTITION @ 154 Resident Cheryl Ray 13263 SW Yarrow Way 13035 SW 153rd Terrace Tigard, OR 97223 Tigard, OR 97223 Resident Resident 15350 SW Firtree Dr. 13018 SW 153rd Terrace Tigard, OR 97223 Tigard, OR 97223 Resident Steven & Patricia Schneider 15319 SW Wintergreen St. 15315 SW Roundtree Dr. Tigard, OR 97223 Tigard, OR 97223 Lisette Gibbons Frank & Marguerite Paris 15324 SW Wintergreen St. 13218 SW Yarrow Way Tigard, OR 97223 Tigard, OR 97223 Bob Miles 15377 SW Wintergreen St. Tigard, OR 97223 Bill Oyler 15360 SW Washington St. Tigard, OR 97223 Neal Ferdig 15524 SW Wintergreen St. Tigard, OR 97223 Ron & Laurie Vrirlo 15355 SW Firtree Dr. Tigard, OR 97223 Resident 13040 SW 153rd Terrace Tigard, OR 97223 • AFFIDAVIT OF MAILING CITY OF TI GARD Community Development Shaping Better Community STArJIE OE 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 Specialist II for the City of'Tigard, Washington County, Oregon and that I served the following: • (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: 1111.1497-00003/CITY OF TIGARD PARTITION @ 154TH AVENUE ❑ AMENDED NOTICE (File NoJName Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: i ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR:i ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director 0 Tigard Hearings Officer O Tigard Planning Commission O Tigard City Council •❑ NOTICE OF: (Type/Kind of Notice) FOR: (File NoJName Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marke• bit "A", was maile• to each •amed person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", on lune 2 0 0 0 /dep.- =• 'n they' nited States Mail on lune 2,2000,postage prepaid. • MP. Al (Person that Pree• •tice Subscribed and sworn/affirmed be: me on the Cr day of , 2000. OFFICIAL SGEAL AS SHERMAN S. PE6i `11 T RY PUBLIC OF GREG u -, NOTARY PUBLIC-OREGON • COMMISSION NO.323409 Commission Expires: �I f 2003 MY COMMISSION EXPIRES MAY 13,2003 My ) • EXHIRIT A NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" MINOR LAND PARTITION (MLP) 2000-00003CInJ-- i OF TIGARD Community(Deve[opment - CITY OF TIGARD PARTITION @ 154TH Shaping A Better Community 120 DAYS = 07/28/2000 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally • acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard Tigard, OR 97223 OWNER: Same • ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is • designed to accommodate existing housing of all types and new attached single- family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community.Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). 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. • NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 1 OF 14 S • • 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. Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required plantings. 2. Record a deed restriction on the parcels that requires Sensitive Land review prior to any trees being removed on slopes 25 percent or greater. 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: 3. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 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: 4. Prior to approval of the final plat, the applicant shall have construction plt�ns submitted for review and approval by the City Engineer for the proposed extension of SW 154 Avenue. 5. The final plat shall show a right-of-way dedication for SW 154th Avenue of 38 feet, as shown on the preliminary plan. 6. The applicant's construction drawings shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers storm drainage, street trees, streetlights, and underground utilities shall be installed for SW 154 Avenue. Improvements shall be designed and constructed to local street standards. 7. A profile of SW 154th Avenue shall be required, extending 300 feet either side of the subject site showing the existing grade and proposed future grade through the larger parcel as shown on the applicant's Future Street Plan. 8. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to plan Prevention and Sediment Control Plans — Technical Guidance Handbook, February 1994." 9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's Global Positioning System (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 2 OF 14 • • B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92. 5), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW 154 Avenue shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. 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. " SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the Urban Service Area. The property is designated Medium Density Residential on the Tigard Comprehensive Plan Map. No previous land use actions for this parcel appear in the City's land use records. Site Information and Proposal Descriptions The subject property is approximately 1.74 acres. The City's Public Works Department proposes to partition the 1.74-acre lot to allow for the sale of a 1.35-acre portion of the property, which was originally acquired and now not necessary for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Twelve (12) letters were received addressing the City's land partition. Concerns throughout the responses to the project have common issues. Dedicating the 1.35-acre portion of the partition to parks or greenspace. Other issues include privacy, tree retention and property values. Staff response: According to zoning districts, the parcel of land in question is located in an R-25 zone, which is designated "Medium-High Density Residential." Every property surrounding the subject site is designated medium-high density residential. The subject property is zoned R-25 which allows development. The City cannot deny an application based on possible affects to property values. Leaving the rest of the property as open space has been discussed with the Tigard Public Works Department and the Water District. Ownership by the District is separate from the City's ownership. According to Ed Wagner of the Public Works Department, "the property is owned by the Water service area, not the City, a fact by law. The District has chosen to sell the property for budgeting purposes. We need to sell this land to buy another reservoir site at a higher elevation, to provide water to those residents—water is a little more important than parks when it comes to fires and human needs. If we get another piece of property and we get the pump station located then, and only then, would we consider selling water land at the Menlor site to the City for park land." The City is providing a nature path to extend to Menlor Park property to the south. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 3 OF 14 • • • Tree mitigation is an issue not only for the residents but with the City as well. The existing trees on the site are on a slope that is greater then 25%. According to the Tigard yDevelopment Code, slopes greater than 25% require "Sensitive Lands Review (SLR)." However, his does not mean no trees would be removed. The City's Development Code does allow for tree removal, but has strict mitigation measures to insure that tree replacement is implemented. Tree mitigation and sensitive land review will be required for any proposed development. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities are 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, or will be met as conditioned. 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. There is no minimum lot width required for the R-25 zoning district. Therefore, this standard does not apply. 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-25 zoning district is 3,050 square feet. The proposed partition creates two lots that are 0.39 and 1.35 acres respectively. Therefore, this criterion has been satisfied. 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 plat demonstrates that both lots will have at a minimum, 35 feet of frontage onto SW 154 after dedication which will be a public street. Therefore, this criterion is satisfied. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing structure on the newly partitioned lot will not be in violation of applicable setbacks. Therefore, this standard has been satisfied. 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. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 4 OF 14 • • Neither lot will be considered as a flag lot. Therefore, this criterion is not applicable. 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 to the existing house on the newly partitioned lot is within ten feet of the proposed partition line. A plan showing tax lot 600 being screened from the access drive of the newly partitioned • lot according to 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 a detrimental effect on fire-fighting capabilities. Fire district regulations will be reviewed at time of development. Therefore, this criterion does not apply. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The newly created lot (1.35 acres) is being partitioned from Tax Lot 600 because it is not needed for access to the reservoir property located on Tax Lot 400. Therefore, the access road, located on Tax Lot 600, will be used primarily for accessing the Menlor Reservoir. The City owns both tax lots. Therefore, a reciprocal easement is not necessary. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. Standards regarding the access road associated with this partition and Chapter 18.705 are discussed later in this decision. 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 partitioned lot is not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. No variances or adjustments have been submitted with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, not all of the criteria have been fully met. If the applicant meets the condition listed below, the standards will be.met. CONDITION: Submit a plan indicating how tax lot 600 being screened from the access drive of the newly partitioned lot according to 18.745.040 and implement the required planting. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154"' PAGE 5 OF 14 • • TABLE 18.510.2 - (Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD MF DU* SF DU** Minimum Lot Size -Detached unit 1.480 sq.ft. 3,050 sq.ft.per unit -Attached unit 1,480 sq.ft. -Duplexes 6,100 sq.ft.or 3,050 sq.ft.per - Boarding, lodging, rooming 6,100 sq.ft. unit house Average Lot Width _ None None Minimum Setbacks -Front yard 20 ft. 15 ft. -Side facing street on comer&through lots 20 ft. 10 ft. -Side yard 10 ft. 5 ft.[1] -Rear yard 20 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. 30 ft. Distance between property line and garage entrance 20 ft. • 20 ft. Maximum Height 45 ft. 45 ft. Maximum Lot Coverage[2] 80% 80% Minimum Landscape Requirement 20% 20% [1]Except this shall not apply to attached units on the lot line on which the units are attached. [2]Lot coverage includes all buildings and impervious surfaces. * Multiple-family dwelling unit ** Single-family dwelling unit Access, Egress and Circulation (18.705): • Continuing obligation of property owner: The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The property owner will be required to maintain the subject site's access, egress, or circulation. Access Plan Requirements: No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has submitted a site plan showing access, egress and circulation requirements that are to scale. Staff has reviewed the site plan and found it consistent with the criteria found in this chapter. 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. Joint access is not proposed nor required for this application. The access located on the reduced tax lot 600 is for the sole purpose of accessing the reservoir property. Therefore, joint access would not be beneficial to property owners or to the City. Public Street Access: • All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1547} PAGE 6 OF 14 • • All access and egress connect directly to SW 154th Avenue, which will be dedicated by the City of Tigard for public use. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be discussed under Section 18.810 later in this decision. Required Walkway Location: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets, which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall 13e constructed between new and existing developments and neighboring developments; 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. No development is proposed with this application. Therefore, this standard can be deferred until time of development. Inadequate or Hazardous Access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: • Would cause or increase existing hazardous traffic conditions; or • Would provide inadequate access for emergency vehicles; or • Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The existing access for the newly partitioned lot will not.increase hazardous traffic conditions, hinder emergency vehicles or cause hazardous conditions in any way. The access drive meets the standards set for access drives within residential zones. The existing drive is 18 feet wide and has 18 feet of paving. Therefore, this standard has been satisfied. Minimum Access Requirements for Residential Use: 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 as provided in Table • 18.705.1 and Table 18.705.2; Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 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 circular, paved surface having a minimum turn NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1547} , PAGE 7 OF 14 • • radius measured from center point to outside edge of 35 feet; 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; the maximum cross slope of a required turnaround is 5%. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in,opposite directions meet on driveways in excess of 200 feet in length; Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. No new vehicular access or development is associated with this application. Therefore, this standard can will deferred until time of development. FINDING: Based on the analysis above, staff finds that the Access, Egress, and Circulation Standards have been met. Density Computations (18.715): The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. Because no development is associated with this application, this section will be deferred until time of development. Landscaping and Screening (18.745): The provisions of this chapter shall apply to all development of new structures, remodeling existing. structures, and where landscaping is non-conforming. Therefore, this section can be deferred until time of development. Off-Street Parking and Loading Requirements (18.765): This chapter deals with parking requirements for new construction, expansion of existing uses or a change of use. This application deals specifically with partitioning of property. Therefore, the standards of 18.765 will be deferred until time of development. Tree Removal (18.790): Prior to any building on-site, a tree mitigation plan will be required. Refer to condition #2 of the Conditions of Approval section. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. No obstructions have been proposed where the access located on the newly proposed parcel connects to SW 154 Avenue or the existing access to the residential,dwelling located on the original Tax Lot 600. FINDING: Based on the analysis above, staff finds that the Vision Clearance Standards have been met. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 8 OF 14 • • • 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 24 to 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 154th Avenue, which is classified as a local residential on thg City of Tigard Transportation Plan Map. At present, there is approximately 38 feet of ROW on SW 154 Avenue north of this site, according to the most recent tax assessor's map. This narrow ROW was approved by Washington County as a part of the Round Tree Estates project. Because the narrow ROW is an existing condition, it does not make sense to require a wider ROW on this parcel. Therefore, Staff recommends that the 38-foot ROW be continued into this site. SW 154th Avenue is currently fully improved to the north of this site. The City is proposing to extend this street partially into the site in order to provide a standard driveway approach to give access through the smaller parcel to Tax Lot 400 (site of a City reservoir). The extension is shown to be built to City standards to match the existing improvements. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is 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 and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the.adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. Theeapplicant's plan provides a Future Street Plan that shows conceptually how the extension of SW 154 Avenue could be extended easterly into the larger parcel for future development. The smaller parcel will not be developed, as it contains the access road to Tax Lot 400 (the reservoir site). The conceptual plan is acceptable, but if and when this parcel does develop, a hammerhead turnaround will not be approved. A circular bulb would need to be provided at the end. It is feasible for a bulb to be provided, but it may mean that the larger parcel will yield fewer lots than what is shown on the Future Street Plan. Cul-de-sacs: Section 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154T PAGE 9 OF 14 • . • The Future Street Plan shows that an east/west street from SW 154t' Avenue will likely be extended into the larger of the two new parcels. Due to steep slopes in excess of 25%, it is likely that this east/west extension will need to terminate as a cul-de-sac. The overall lerth of the cul-de-sac would be approximately 300 feet, as measured from the intersection of SW 154 Avenue/SW Firtree Drive. Due to the constraints of the adjacent topography and the fact that there are no feasible street connections to the east due to existing development, it is likely that Staff would support a future variance to the cul-de- sac length standard. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The City has shown that the only feasible extension of the public street is to the east. This partition does not preclude that extension. • Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on. arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: • Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and • Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or sionalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The street extension proposed by this application appears to meet City standards. Block Designs: Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that 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 or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No street is proposed to be constructed with this application. Therefore, no City blocks will be formed as a result of this partition. Street patterns can be more adequately reviewed at time of development. Therefore, this standard has been met. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154Th PAGE 10 OF 14 • The City of Tigard has proposed to provide a 6-foot wide corridor along the proposed partition property line for future use as access to a City owned pathway located on Tax Lot 400. This is to allow access to . adjoining park property not related to street connections. Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The newly partitioned lot is a total of 58,050 square feet, 258 feet in depth and 225 feet wide. Therefore, this lot is in compliance with the criterion above. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Tax Lot 600 has 35 feet of frontage onto SW 154th Ave. The proposed partitioned property will have a total of 73 feet of frontage onto SW 154 Avenue. Therefore, this standard has been met. 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. Sidewalks will be required on both sides of the proposed street extension. The applicant's plan indicates compliance with this standard. 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. There appears to be an existing public sanitary sewer line in SW 154th Avenue. This line will need to be extended further south in the new street extension to allow for future service to adjacent development of the larger parcel. Final review of this line extension shall be by Unified Sewerage Agency (USA). 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 existing storm drainage line in SW 154th Avenue must be further extended with the roadway improvements. Final review of this extension shall be by USA. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH PAGE 11 OF 14 • • Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall- withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997 the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the • Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious surfaces. If the larger parcel is developed in the future, then these provisions will apply. 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. This standard has been satisfied under Section 18.810.040.B2. 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 is proposed with this application. Therefore, this standard is deferred until time.of development. . 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. The City proposes to dedicate a six-foot easement for a pedestrian nature path access to connect to an existing path on the adjacent Menlor property. The above section calls for a bike path to be eight feet unless it is within the roadway. This application is proposing an access to a pedestrian trail and does not address the access as a bikeway. 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 operaing at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 1547" PAGE 12 OF 14 • • • 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 no existing overhead utility lines on SW 154th Avenue. All new utilities shall be placed underground. FINDING: Based on the analysis above, not all of the criteria of the Public Facility Section have been fully met. If the applicant meets conditions 4 through 11 listed under the "Conditions of Approval" section of this decision, the standards will be met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The public water line in SW 154th Avenue must be extended along with the roadway improvements. Storm Water Quality. The City has agreed to enforce Surface Water Management (SWM) re ulations established by the Unified Sewerage Agency (USA) Design and Construction Standards adopted by Resolution and Order No. 00-71 which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. Since this partition will not increase the amount of impervious surfaces, this section will not apply. If the larger parcel is developed in the future, these provisions will apply. 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. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The public improvement plans must include a grading plan. 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 Building Division has reviewed the proposal and has no objections to it. City of Tigard Police Department has reviewed the proposal and has no objections to it. NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 13 OF 14 • • SECTION VII. AGENCY COMMENTS Unified Sewerage Agency Comments were received in the form of a letter. 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. 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. A eal: The 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 18.390.040.6.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. • Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 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 03) 639-4171. June 2. 2000 PREPARED B : 1 > +• -w Sch- d=•ger DATE Assistant Planner r n - - .JC June 2. 2000 APPROVED BY: Ric and Bewersdo DATE Planning Manager is\curpl n\Mathew\mip\mIp2000-00003.dec NOTICE OF DECISION MLP2000-00003 CITY OF TIGARD PARTITION @ 154'" PAGE 14 OF 14 • 1 . ' �I I �I ' 1 1 ' ✓ L._.L,_i JJ 1 �__ '%_, -------- I ∎Lj —II - -- I - I _. •_ /r. - i(0013."011 CITY OF TIGARD _—_ __—__— TAX LOT 600 ' -- ,/ , (n'uo0) IJ4 ACRES b i 1 �I i _ _ 225' _ T In■LOp) , >I L In x0) i .- - cl In lw0l ‘0) 1x-' ' .\ _ ^ 1 ill in,� L__ Na�i'� - I w, \ E J'''-----.4e. I— 1 V i_ EXISTING 154TH AVE )\ (TL 600 EXTENSION,PROPOSED ' _-1� AREA FOR DEDICATION --------- ►tom TO ITT •IGHT-OF-W Y d w0�r PROPOSED TL;600 I —*-7 — I PARTITION LINE j I-� -- . ROPOSED AREA FOR I • I — 1_�__— —/ — „u'1„� 'DEDICATION TO CITY In>m) RIGHT-OF-WAY FOR FUTURE t \ K�oo.c NATURE,PATH ACCESS TO I • I I \—,in T+m1Irn 7' i cn nml m ng10,: - ' ■ CITY OWNED TAX LOT 400 ' • J -- '— _�1 OWNED ._ .— - - — -- 87 MARCH 2000 ..._.— r• ilr. re000• •ii .—_— .. . - FIGURE- i , - CITY of T1C3ARo . (�-_=-- rte_ --- --_._I�_:�o� -•=------ - _—__ �g_-—- ------ —' — — PROPOSED TAXLOT 600 —7. I :I . . I• ' PARTITION SITE PLAN =ES; • I.TAX YAP/LOT NO 2S1050B00600 I) 61 ,T I 2. SEE FIGURE 2 FOR CONCEPTUAL RE-PARTITION SHADOW "•'2.° t =200 , F la PLAN • OF TAG CITY OF TIGARD PARTITION . •- A- CITY TIGARD . C8Y Of TIGARD SITE PLAN N (MLP)2000-00003 • (Map is not to scale) • ZCITY of TIGARD i I )-- S I / 5 GEOGRAPHIC INFORMATION SYSTEM SY s� C3 r ° / VICINITY MAP •, • "URBAN SERVICE AREA" gialll �z .' � G REA S o mmill.4 1 �, . / �1� 0$ as -�1 MLP2000 00003 4 WAY W=��=r• 4D Urah-1 .-�� -� 111111I , � i1 , � � � � 1111100 1111 _ RO E �� �r� CITY OF TIGARD �111� 1111 tIIIi i D_ TR�Z D � PARTITI INTER . 1111 x11111111 a ON C�EN ST . , . , r1111 • N3 3a �..� 1 54TH AVENUE 11�� 1111 �U1 • mm PIIIMIe 1101 r S �11�1� ��I�� 9 liii .. _:iiiit ! S �R 1 / -f • N •.111111• 111 , . 1111 in - 111 ' /// ligio SW BRISTLECONE WAY - fII A iii DRIVE MP N I X111111111= •Ilililni 1 , - 0 700 200 300 400 500 Feet II ' 1"=380 feet ` BRISTLECONE j SUBJECT T 2 TAX LO !!i City of Tigard Information on this map is for general location only and �— should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 I"' I (503)639-4171 ci lligard.or.us Community Development Plot date:Apr 21,2000;CArnagicWIAGIC03.APR fie( Pie et.s.e.o-►. .� EXHIBIT B Margarita & Larry Tucker 15331 SW Firtree Dr. Tigard, OR 97223 MLP2000-00003 CITY OF TIGARD PARTITION @ 154TH Jennifer & Chuck Pranger Jenni r Pr ger 15644 SW Wintergreen St. 15644 Wintergreen St. Tigard, OR 97223 Tig , 0 97223 William C. Goman Daniel S. & Joyce P. Dorsett Janet V. Goman 15861 SW Sundew Dr. 15341 SW Wintergreen St. Tigard, OR 97223 Tigard, OR 97223 Florian P. Peters Kimberly Ross 15353 SW Wintergreen St. 15338 SW Firtree Dr. Tigard, OR 97223 Tigard, OR 97223-0614 Jaime C. Ramsey 15367 SW Firtree Dr. Tigard, OR 97223 Christopher & Patricia Farmer 15350 SW Firtree Dr. Tigard, OR 97223 Carrie Arasu 13207 SW 154th Avenue Tigard, OR 97223 Christopher & Margaret Rollo 15374 SW Firtree Dr. Tigard, OR 97223 Christopher E. Gray 13189 SW 154th Avenue Tigard, OR 97223 Gary R. Parcher 15362 SW Firtree Dr. Tigard, OR 97223 • • • CITY OF TIGARD �` `'/ ®�c�D 04, 33usA , • CITY HALUPLANNING DIV. uC �PM -�°�.. ' ..4-41, _ CIT �vJ 13125 SW HALL BLVD. ° kv °�"'` 'h dfl®� TIGARD, OR 97223 3° ''� � X?■ 0:-opq, J��e 'J 4 \\)- %c3 ��qqO Jv o s DONITHORNE DARRIN P&TAMARA L ��GW' V t• 3532 NW PAISELY G\�ypF V.1 o BEAVERTON,OR 97006 ■i . / DONI59d 9700 10 16`,`9 15 U7/0 00 ®o FORWARD TIME EXP RTN TO SEND DONITHORNE • \� TIGARD SO 153RD TER kA. TIGARD OR 97223-0699 ` n�`y1 it l tt lt 1 i � �� � qq j1 l t 11 ll l a v l ii ttititie4iftiiii iiiliiti ilitiltilitil • • • • NOTICE TO MORTGAGEE,LIENH(•ER,VENDOR OR SELLER: • THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER CITY OF TIGARD Community(Development Shaping Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY. JULY 24. 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: MINOR LAND PARTITION (MLP) 2000-00003 FILE TITLE: APPEAL OF CITY OF TIGARD PARTITION @ 154T" AVENUE APPLICANT: City of Tigard OWNER: City of Tigard Water District 13125 SW Hall Boulevard 13125 SW Hall Boulevard Tigard, OR 97223 Tigard, OR 97223 ITEM ON APPEAL: On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154 Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS.OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY. ON THIS PROPO D ACTION,.MAY DO SO IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, °AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25 ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MATHEW SCHEIDEGGER AT(503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. WM I ) 7 s�e�`a°� . VICINITY MAP MOM I aNt_ '„n..r "1 �cM- '• "URBAN SERVICE AREA" MI � u�i � �g-�,�-_!� � •� ! MLP2000-00003 IIIIIII��;iii111I ���� CITY OF TIGARD BILIMINI au : �� WNW= ..yv 11111111 nom'7 MI�� " a : �.1 a� �� PARTITION @ N1�1¢11111111 ...1111111--ia. n��m . V�11111M. 11U111� 1 N�n1 "; _ aNni 154TH AVENUE �IIIn1= =1 111/ N 1�3\n�� =I Ili s•0111 alum \N 0 - . V in AVI 'q/111ua111•1 _ •• . 111;11111 1� — — -- 33usA '--://1/7,• I .. • ‘,.,,,IA 0 0,9 , QiCri.,1,........._.... ' C:1 7 Y OF Tr-s-A - E) • - - ,....' Ls? ir PM ---, ' 7- • : Irv:ow. = .44varaY f ‘... r%) TY HALL/PLANNING DIV. 0 , ......0,,„ INiiili .....,,s „ F..0 JIM . -A /3125 SW HPLL. BLVD. r...esmats.....--.....— "."..."--- ---- z-oo3 TIGARD, c: 97223 44;,.. 4, •lars't>.\ 0 ■It." 46-.- 141■1114 , C Resident % miti, IAECE1‘15)1111) e#4, 1531.9.SW Wintergreen_Sf1.14 jut. 1 0 2.0ta Tigard, OR 97223 ‘;ITY Of TIGARD I . . . . • • . . • I _ , _ . _ . _ _ . ...-1.: 4.-4...-:•s :...:::::..1 1 ' 1 • . __ -- -- NOTICE TO MORTGAGEE,LIENH•ER,VENDOR OR SELLER: 0 THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER CITY OF TIGARD Community(Development Shaping A Better Community PUBLIC NEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY, JULY 24. 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: MINOR LAND PARTITION (MLP) 2000-00003 FILE TITLE: APPEAL OF CITY OF TIGARD PARTITION @ 154T" AVENUE APPLICANT: City of Tigard OWNER: City of Tigard Water District 13125 SW Hall Boulevard 13125 SW Hall Boulevard Tigard, OR 97223 Tigard, OR 97223 ITEM ON APPEAL: On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequately address the following: public access and egress to the trailhead and park via SW 154 Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, .25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. ANYONE WISHING TO PRESENT WRITTEN TESTIMONY ON THIS PROPO D ACTION MAY,DO Sid IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25c ) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MATHEW SCHEIDEGGER AT(503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. 1��11's I i l s�e )/ F I VICINITY MAP n1/1111` j ,,,..., ,�,.. 4� ! URBAN SERVICE AREA" mm ill r ` :• rw1g� : MLP2000-00003 111111 1 111111► i 1I111��1anW� WAV 1 � � r MI 11=1011' �i �i1 Dop CITY OF TIGARD 11111 imam it 1 Mi� ad PARTITION @ NIIIv1111<11111111 ra-111111 ilr pr il I54TH AVENUE E �1=/111�111� min o 111 /— U.1 C/ o I1MI 111x . J o I �I��I \\ 111111\ _ ,° i SW'R15TLECONE WAY <Lammq ',�111111 i IIIII� /l. N• aN 11 I .01 III�IUIII� — ' • 11 I BRISTIEGONE '„" IN_,i , ' X A T L TTTTTTTTT� TAX LO / (/ City of Tigard I wwe...,a.w Sa. 8150 s.n,...a..� 1 � rwaa.csun I IL' • "" .•-.......0---,-,,,,,--,. "11.""riVitrie•• :.., M -.IV m.: ,, 41,:.' OA D 0, . -or' , " --' `- /,.-7+,,4.:‘ 1 -.. — -: 7C.-AFI'D Ni Lf? (-_.•• *.:s.";‘.:,S"Ari,1,,,r;IV". a i i.V _ .... 11 t c. .,'..._- . o .--__-..._. ,4,,,,,,,,,...• .q )7.2„----.._-,, ___,--- ‘-cl:tti/ ,i'-' ---•41' '' . l'S125 ,1"0 —..-,.._?.._ —....., , . Nr• . -, m I-N-limr —, 0 44 4e,c14° ` 3.0 ' .... TiGARD, OR 9 r z.20 . ,.. ,.. NO 007 tokr• ET. (GICY 4s0 7-67-i, e\-t's 4, - • 0 _ _ i‘ Ci*I \I tf 25 105CA-12900 111)04° 14) *‘• ‘2:' BEE MICHEL F&MARCELLA ANN .0° Nikt/ 13295 SW YARROW WAY 1\G _ TIGARD,OR 97223 CM Cf% ._ .7.1.4.17,44::•:: r:.A.,7..ili lititlinhiiiitilitinliiiiiwilltiltilliiiiitil I ■ NOTICE TO MORTGAGEE, LIENH•ER,VENDOR OR SELLER: • THE TIGARD PEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER CITY OF TIGARD Community(Development S(ntping A Better Community PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN THAT THE TIGARD HEARINGS OFFICER,AT A MEETING ON MONDAY, JULY 24, 2000 AT 7:00 PM, IN THE TOWN HALL OF THE TIGARD CIVIC CENTER, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223 TO CONSIDER THE FOLLOWING APPLICATION: "URBAN SERVICE AREA" FILE NO.: MINOR LAND PARTITION (MLP) 2000-00003 FILE TITLE: APPEAL OF CITY OF TIGARD PARTITION @ 154T" AVENUE APPLICANT: City of Tigard OWNER: City of Tigard Water District 13125 SW Hall Boulevard 13125 SW Hall Boulevard. Tigard, OR 97223 Tigard, OR 97223 ITEM ON APPEAL: On June 2, 2000, the City of Tigard approved a request to partition a 1.74 acre lot into 2 parcels. The property was originally acquired by the Water District for access to the recently completed Menlor Reservoir. The access is now no longer necessary and the partition would have separated the access to the reservoir from the remaining 1.35 acres. The 1.35 acres would then be able to be sold and/or built upon. On June 16, 2000 an appeal was filed stating that City staff failed to adequate address the following: public access and egress to the trailhead and park via SW 154m Avenue, adequate public facilities, tree preservation, erosion, storm drainage, and nature trail specifications. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. CRITERIA BEING APPEALED: Community Development Code Chapters 18.420, 18.705, 18.765, 18.790, and 18.810. THE PUBLIC HEARING ON THIS MATTER WILL BE CONDUCTED IN ACCORDANCE WITH THE RULES OF CHAPTER 18.390 OF THE COMMUNITY DEVELOPMENT CODE AND RULES OF PROCEDURE ADOPTED BY THE TIGARD HEARINGS OFFICER AND CITY COUNCIL AND AVAILABLE AT CITY HALL. ASSISTIVE LISTENING DEVICES ARE AVAILABLE FOR PERSONS WITH IMPAIRED HEARING. THE CITY WILL ALSO ENDEAVOR TO ARRANGE FOR QUALIFIED SIGN LANGUAGE INTERPRETERS AND QUALIFIED BILINGUAL INTERPRETERS UPON REQUEST. PLEASE CALL (503) 639-4171, EXT. 320 (VOICE) OR (503) 684-2772 (TDD - TELECOMMUNICATIONS DEVICES FOR THE DEAF) NO LESS THAN ONE WEEK PRIOR TO THE HEARING TO MAKE ARRANGEMENTS. • ANYONE WISHING TO PRESENT WRITTEN TESTIMONY.ON THIS PROPOSED ACTION MAY DO SO,IN WRITING PRIOR TO OR AT THE PUBLIC HEARING. ORAL TESTIMONY MAY BE PRESENTED AT THE PUBLIC HEARING. AT THE PUBLIC HEARING, THE HEARINGS OFFICER WILL RECEIVE A STAFF REPORT PRESENTATION FROM THE CITY PLANNER, OPEN THE PUBLIC HEARING, AND INVITE BOTH ORAL AND WRITTEN TESTIMONY. THE HEARINGS OFFICER MAY CONTINUE THE PUBLIC HEARING TO ANOTHER MEETING TO OBTAIN ADDITIONAL INFORMATION OR CLOSE THE PUBLIC HEARING AND TAKE ACTION ON THE APPLICATION. IF A PERSON SUBMITS EVIDENCE OR DOCUMENTS LESS THAN 7 DAYS PRIOR TO THE PUBLIC HEARING DATE, THE .HEARINGS AUTHORITY MAY ALLOW A CONTINUANCE OF THE HEARING, SUBJECT TO ORS 215.428 OR 227.178. IF THERE IS NO CONTINUANCE GRANTED AT THE HEARING, ANY PARTICIPANT IN THE HEARING MAY REQUEST THAT THE RECORD REMAIN OPEN FOR AT LEAST SEVEN (7) DAYS AFTER THE HEARING. A REQUEST THAT THE RECORD REMAIN OPEN CAN BE MADE ONLY AT THE FIRST EVIDENTIARY HEARING (ORS 197.763(6). INCLUDED IN THIS NOTICE IS A LIST OF APPROVAL CRITERIA APPLICABLE TO THE REQUEST FROM THE TIGARD . COMMUNITY DEVELOPMENT CODE AND THE TIGARD COMPREHENSIVE PLAN. APPROVAL OR DISAPPROVAL OF THE REQUEST BY THE HEARINGS OFFICER WILL BE BASED UPON THE CRITERIA LISTED OR OTHER CRITERIA IN THE COMPREHENSIVE PLAN OR DEVELOPMENT CODE WHICH THE PERSON BELIEVES TO APPLY TO THE DECISION. AT THE HEARING IT IS IMPORTANT THAT COMMENTS RELATING TO THE REQUEST PERTAIN SPECIFICALLY TO THE APPLICABLE CRITERIA IN THE COMPREHENSIVE PLAN OR THE DEVELOPMENT CODE. FAILURE TO RAISE AN ISSUE IN PERSON OR BY LETTER AT SOME POINT PRIOR TO THE CLOSE OF THE HEARING ON THE REQUEST, ACCOMPANIED BY STATEMENTS OR EVIDENCE SUFFICIENT TO ALLOW THE HEARINGS AUTHORITY AND ALL PARTIES TO RESPOND PRECLUDES AN APPEAL, AND FAILURE TO SPECIFY THE CRITERION FROM THE COMMUNITY DEVELOPMENT CODE OR COMPREHENSIVE PLAN AT WHICH A COMMENT IS DIRECTED PRECLUDES AN APPEAL TO THE LAND USE BOARD OF APPEALS BASED ON THAT ISSUE. 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 (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. AT LEAST SEVEN (7) DAYS PRIOR TO THE HEARING, A COPY OF THE STAFF REPORT WILL BE AVAILABLE FOR INSPECTION AT NO COST, OR A COPY CAN BE OBTAINED FOR TWENTY-FIVE CENTS (25G) PER PAGE, OR THE CURRENT RATE CHARGED FOR COPIES AT THE TIME OF THE REQUEST. FOR FURTHER INFORMATION PLEASE CONTACT THE STAFF PLANNER MATHEW SCHEIDEGGER AT(503) 639-4171, TIGARD CITY HALL, 13125 SW HALL BOULEVARD, TIGARD, OREGON 97223. I St•1L•1rYl•l_...•_ 11� M I1 �� 11111111` 0 ecs'vk•sNY VICINITY MAP .11 ::,...r "URBAN SERVICE AREA /� \ *V/►�f "` • ;• a $� _ �g3 , ! MLP2000-00003 .iI III III 4.1 3 cf 11111111; ,, � W � �LL 111111111x%1111111 AQ¢1111h, Ha�!11 �"�� �% CITY OF TIGARD CC�7t �n PARTITION @ 11 WIIII 11111111 �. IIIIII�ti��N� p; � :_��I 154TH AVENUE ©1111�ii arm II I • %11W111 'an — ..111111-,\\ 1111111 ( mu _ . I SW:JL RN /111111111 i 11111111111/ x 3 Iw^_ __ I .. ., BR,STIEOONE Q- __ SUBJECT /) ! ! TAX LOT t I .C... , .e ».b \' City of Tigard ...,,,' • . _ 1 - - -- -- - --- , 3,3USA ,,14. //L . . • .„‘1 D Otp ' ,/,.1 Jeri - L9 *Willi-"1 7'.'" :---- 1 G.4.RD o N ==.......-.......-----■". .,‘:-..---,;_.,„. „,,....---ti& ■ DIV Ft AL LI: 1,, '..if':!NG V. ''. 30 JUN •-• ,-,.....--- -..,-...,..._,......._,__ --- '::. 13125 :::\,..n.i H. J C.3!YD. TIGAD, C;:- 97223 %paliff: "N ib ea/ ,9eivo,„. • _ -175h-, Bill Oyler 6 , 1 ets° 15360 SW Washington St. • sgx0 Tigard, OR 97223 , • Ot1\ 011 .._ . . , - _ ' . . • • • . ,.__ . _ _ . . . , . . . . • ...f..-.??7-57n:::44.,.•-.73'.-3 illiiiiiilLiiilliiiilfilli.iiiimliiiiiiiiiiiliffil 1 , • . • 1 i ' . . _ ' 0 NOTICE OF TYPE II; DECISION "URBAN SERVICE AREA":...a'.: '.- MINOR LAND PARTITION:.(MLP);2000-00003 : �c!rvoFTIGARD Community Development CITY OF TIGARD PARTITION: @ ,154TH :. skapingA getter Community 120 DAYS = 07/28/2000 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard Tigard, OR 97223 OWNER: Same ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). 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 (250 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. Veal:A ector's Decision is final on the date that it is mailed. Any party with standing as provided in Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 0 0 ] L Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shell 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. I • THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 16, 2000. I 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. i :w i....�._....._.. _ .._......� \ \ \ / L._ -- it _ _ --— _---_I •• •• f.-- lc--� CITY OF TIGARD TAZ wr eao \ i�.i 1 r. ry • — ;.) ! 'Th0;:— ■) j.• .--—.. ..1 Th-.1.— ,.. :i., 1- \/ ...„.\____.,....:_,,C3 ., ,/– ,,,, „I . . . (110 h 1. X1'11 •WINO W I q•� ' —PPP�./- • PROPOSED Rlaro I'—117 :" —• _ •p I PARTITION LINE I '•7 DICATi AauCII7 ' I 1 T– ._�.� �.— .T .. '• .Cr* OEDICATIW TO CITY I RIWT-OI-WAY FPI MIAC • i I N.., CITY 0001 WM M LOT TO. I• .._ 4.+u n.l.�1/_•w CITY OWHLD TO LOT 4C •.D. . •• fit_._. _ -...' - C MYRl1 YMCY 1000•.. — � . • ' ,I' __..—"1 --.-.' ..-_..–'.----. .— PROPOSED TA70_OT 800 • tiLID` PARTITION SITE PLAN 1.TAE Yt YO ISIOICEPTI 00 ". I -„ . �y ��q]]] ••] LT{L TAPALL!ON 105DTWL RE-►MTITIW SHADOW ''� l,�ZDO (/{.`�,� �,L{\/!�A . 111{�ll,"' • • .4--4.,4-.. CITY OF TIGARD •T CITY OF TIGARD PARTITION SITE PLAN N (MLP)2000-00003 (Map is not to scale) 111111-1 _ i CITY oIYTIGARD• g0- I 44 a 4'. VICINITY MAP ,,,-,r / ' '• -URBAN SERVICE AREA" 1111111 / 't �� I t ;e• A* - .� r�� � ����:• c MLP2000-00003 • 111111 1 1111 �W111111`1�::Willill=i. : N. 1111111118111 ' 111==:1 ;1''� `1.1,111 : == : 0=, CITY OF TIGARD 111111111x11111111 : CITY OF TIGARD ° `` I qua a•oo G-/c5 4%�� ® .3 13125 S.W. Hall Blvd. `�,, R Tigard,Oregon 97223 1 j= ,' �ti 8339996 ' RF. 4 0 •ro ' � 0,3co,FO '•y �grF�9( , Bill Oyler �s�^Gy�QOtiO09�g009 15360 SW Washington St. • 'vsc,,�cy sr,�,O9,titb E,Ass Tigard, OR 97223 /%ivG F9 FAG 0 4'-}-A,‘9 sa; :.:. moo.: i • 9.72:2:3/99S3 ii,i„i,,,i„i,i„i,i„ii,i„,ii i„i,l„ii,i,i,,i,i„1,1„l,i,,,i,i„l,l,i,i„1 • • e_�rV NOTICE OF TYPE II DECISION:. "URBAN SERVICE AREA" �,�,�.� MINOR LAND PARTITION (MLP) 2.000-00003 ,CITY OF TIGARD'°', Commumti iDevelopment CITY OF TIGARD PARTITION @ 154TH shapingfBetterCommunity 120 DAYS = 07/28/2000 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: CITY OF TIGARD PARTITION @ 154th CASE NO: Minor Land Partition (MLP) MLP2000-00003 PROPOSAL: The applicant is requesting Minor Land Partition approval to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent Tax Lot. APPLICANT: City of Tigard Water Department 13125 SW Hall Boulevard Tigard, OR 97223 OWNER: Same ZONING DESIGNATION: R-25: Medium High-Density Residential District. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1,480 square feet. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.790 (Tree Removal); 18.810 (Street and Utility Improvement Standards). 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 (250 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 party with standing as provided in Community Development Code Section 18.390.040.G.1. may appeal this decision in accordance with Community Development Code Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. •1 :do 111 Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to tvhg., 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. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JUNE 16, 2000. I 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. • _. _ _-T\.___.. ._-.......... _—_._..–..– – .� J-1T L—L�J I ii I _�—•_ __ __ E Ic ? . CITY ACCP R CTS I C AaO , •— L i1' aLO1100 X ---.. 1_ ,V--.) 1 –7". ..) :1 c.''" --...-' ,...___ ...1 ,A. -------\111 ...... ' ' ' ,..._.._.!.... . ct. C3 :11---.'.....,[----..lr' 1 ,. , , , • IAA FPI s 1571110 I l I CA s� . ''."77.''' ot7oNS1aN,PROPOSdI PPP 1 I W-Or-w Y .7 I PARTITION LINE 1 f� .. . , :C l RI IT- - TO CITY .` ,1�^'•,/ � NA1n&,p o1 AMF53 TO C i 1`- +..fin.In r..l+r' y CITYCnm TANLATWO ' . • r-_-• •._r 1l w=:: \( _ RBNM, NMCN 1000 –" I.I ,;I' I " PROPOSED TAROT S00 • tl�• PARTITION SITE PLAN I.TAY NAP/LOT NO 751050800100 R.. I �� •N I.SC(NIOIIC 7 FOR IOS000 Wi RL-PMTITION 9UDOW '''M t":x,00 PLAN • CITY OF TIGARD CITY OF TIGARD PARTITION SITE PLAN N (MLP)2000-00003 • (Map Is not to scale) .i . I --1.. .,i CITY of TIGARD..dt - . . • . , • NI e• VICINITY MAP , I : e4 t "URBAN SERVICE AREA", do:,:_•1 rImili�. _•� ! : ::-11-rThj 1111111rp111 '' 4,gmai • r - I' .■�� m=� 1111 11111111111 �n��'�•�m �� PARTITION @ 1e ��' III. -1. �N ai - . _g 154TH AVENUE • 1111jll n 111U111I- •1111 ' a111IIe lamp= 6111111M "111111`x- , ' = • !:::::::! ..111111 ∎ \\ 1,�\\1 ,� • 14.1111 ! elt�«� CONE WA i1 a ___- , I111 ��� : _ N .RN ,� _ Ii1NIIIII _!II III —` ` _1111111111 110 SUBJECT �j TAX LO I 41.1.1t01 City of Tigard - '— _t I "'""e MM]ntlrra a uNrgnrr4l•tkn.,o•N I 1 I ,...._ i , I I 9•'1 53 11]]1 Mp/MxrI 4YyNaw • L. - CITY OF TIGARD r6 ' ‘.,s.,i,-. , -('; : 1 JUN-2'00 C.2 ' 2: 0 .3 3 • 13125 S.W. Hall Blvd. Tigard,Oregon 97223 0 4/ Ion '94/1, 06N 1/06 A. 164 kiks410 °et - , 0 Ca -v = CA 5 ■ Resident E ri, 8 15319 SW Wintergreen St. ...1 ) ' ' Tigard, OR 97223 Wt5 c.) ) Cr S.7'7'*::'7::X 0:S.A.1:1.471/P-'1-44 i Pill%ti)ithhi ill i i 11 ilt iliiiitidA141,1Nhliii 11!JIM . L--;:.: CITY OF TIGARD vt--)_,T_41 ,,,,,.,...,, _. w. JUN-2°00 .i.„,..,v,r),„,0 „.--.. 0 .3 3 __ g "Tv . ftE Rtyr,,, ,.,-,9 7 N.__ 13125 S.W. Hall Blvd. fir, TO '''' ': 223 liore SENDER 0 Fiz p!,;Arrciq kriA.nyttceig--: 2, Tlgard,Oregon 97223 elp 1 8359996 ' t.%, Not Deliverable as Addressed Unable to Forward v - - o et) a , 25105CA-12900 BEE MICHEL F&MARCELLA ANN e 4 13295 SW YARROW WAY TIGARD,OR 97223 I .,... . . . ) : —3 "../ • CC ' 1 _ - .1.. jiiiiiiiiiiitielidsilthilentilliiititililiziti – __------- __ A AFFIDAVIT OF MAILING CITY OFTIGARD Community Development • Scraping)Better Community STATE of ougcnr ) County off`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 gigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2000-00003/CITY OF TIGARD PARTITION @ 154Th AVENUE ❑ AMENDED NOTICE (Fie NoJName Reference) ® City of Tigard Planning Director ❑ NOTICE OF DECISION FOR: • ❑ AMENDED NOTICE (File NoJName Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: GD i ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR:l ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearings) • • ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard,Planning Commission ❑ Tigard City Council ❑ NOTICE OF: (Type/Kind of Notice) FOR: I (File NoJName Reference) (Date of Public Hearing,if applicable) A cop e the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S) of which is attached, marked hibit "A", was mailed to each na -d person(s) at the address(s) shown on the attached list(s), marked Exhibit": ',on rift I �I I and de.r.ited i► the United States Mail on April 21,2000, postage prepaid. 4 ( 'er •• ha'J7' red oti- •) • Subscribed and sworn/affirmed be"ore me on the o day ofnlje/--- , 2000. oFFicuLsou �'�;• - NIT, • 41r0111( SHERMAN$:,CASPER NOTARY P 0 2EGO My Commission Expires: i'f/l 4 7�3 MY COMMISSION EXPIRES'MAY 13,2003 • A NOTICE TO MORTGAGEE, LIENHOWR,VENDOR OR SELLER: • EXHIBIT 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 Aso z„lt MINOR LAND PARTITION CITY OF TIGARD Community Devefopment Shaping A Better Community DATE OF NOTICE: April 21, 2000 FILE NUMBER: MINOR LAND PARTITION (MLP) 2000-00003 FILE NAME: CITY OF TIGARD PARTITION @ 154T" AVENUE PROPOSAL: The City proposes to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was originally acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adjacent tax lot. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 13230 SW 154`h Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. 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 5. 2000. All comments should be directed 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 25. 2000. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient'specificity on that issue. Failure of any party to address• relevant approval criteria with 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." CITY of TIGARD o,00 A VICINITY MAP 111���r \ 11111111 _ ' ,,",.� . "URBAN SERVICE AREA" 111111 ��° g1k o a " WS •D 11�r\11a��...M�p �Z� MLP2000-00003 1 111111 -,IN 1 W I ���Z _ =LL �; ,, � �—II IIIII 'W .� � eU �iLLLL �N�� CITY OF TIGARD W !! I11J 7 _NTE; E 1/ . � 1 54TH AVE N U E IIW k •' * 3� N �d'LY 9 SW I-NE WAY 1 / • *.fdlitry weN ''1; '� I 0 100 3- -]00 .DO SW f.•1 1110111 r•MO feet u > BRISTLECDNE Q SUBJECT III f TAX LO City of Tigard w Nlmveon on tm•m.f nin a.^s.a iouu.n oxy.m vend.T Ou C.r.bf.M.l Sm.,Dm.= rJr15 SW N..Siv Wm,OH Y131) Ib/Mwx co nova Or us__ (/ • EXHIBIT B 2S`105CA-02100 2S105DB-00700 ANDEREGGEN DINO J BELMORE GERALD E/TANGIE R& 15500 SW WINTERGREEN WOOD ERVIN TIGARD,OR 97223 12091 SW WHEATLAND DR SHERWOOD,OR 97140 2S 105DB-01100 2S 105CA-12000 ARASU ANANDA SHANMUHA&CARRIE BERGEMANN AMY 13207 SW 154TH AVE 13159 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-19400 2S1050B-01700 AUGUST THOMAS A&SUSAN A BERGER BARBARA A TR 15707 SW BRISTLECONE WAY 6625 SW PRESLYNN DR TIGARD,OR 97223 PORTLAND,OR 97225 2S105AC-01400 2S105CA-00400 BADRI SHAHIN BIKEL CLARA M 13040 SW 154TH AVE 15505 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-03700 2S105CA-12200 BASS ANTHONY R&JENNIFER L BILOZERTCHEV DMITRI&OLGA 15254 SW FIRTREE DR 13175 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-12600 2S105CA-23700 BEATY MICHAEL R& BIRCHALL JOHN RICHARD& ADAMS LACEY D LINDA ROSEMARY 13271 SW YARROW WAY 15704 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-02200 2S105DB-03800 BECKER JUDY BLANKENSHIP ANTHONY W& 15372 SW WINTERGREEN JENNIFER M TIGARD,OR 97223 15262 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-02700 2S 105AC-06500 BECKER TIMOTHY E AND JAMI M BOUTILIER CHARLES 0& 15628 SW WINTERGREEN ST • VIRGINIA M TIGARD,OR 97223 13062 SW 153RD TIGARD,OR 97223 2S105CA-12900 2S105CA-19800 BEE MICHEL F&MARCELLA ANN BRAUN WILLIAM A&KARINA S 13295 SW YARROW WAY 15637 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-08300 2S105CA-07200 BELL JEFFREY M BROWN THOMAS A&CHERI J 13178 SW YARROW WAY 13266 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-19600 2S105DB-01600 BUTLER CARROLL F&BARBARA A FARMER CHRISTOPHER B&PATRICIA 15691 SW BRISTLECONE WAY 15350 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-23500 2S 105CA-00300 CARDA CHRISTOPHER R FEENEY BRIAN K&JENNIFER 15688 SW BRISTLECONE WAY 15519 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-20000 2S105CA-08500 CASEY ANTHONY M&TRISTA C FLETCHER KENNETH&JENNIFER 15621 SW BRISTLECONE WAY 13162 SW YARROW WAY TIGARD,OR 97221 • PORTLAND,OR 97223 • 2S 105AC-07100 2S 105DB-01900 CHIU MICHAEL Y/HELEN H& FLOYD LYDIA CHIU WING-ON 15379 SW FIRTREE DR 15308 SW ROUNDTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-22300 2S105AC-06900 DAI XIQING DAI AND GOMAN WILLIAM C&JANET V DUAN QING 15341 SW WINTERGREEN 13352 SW 157TH AVE TIGARD,OR 97223 • . TIGARD,OR 97223 2S105CA-20200. 2S105DB-01000 DONG JIAN CHENG& . GRAY CHRISTOPHER E SUN GUI FU& 13189 SW 154TH AVE DONG LI TIGARD,OR 97223 15605 SW BRISTLECONE WAY • TIGARD,OR 97223 2S 105AC-06600 2S 105AC-06700 DONITHORNE DARRIN P&TAMARA L GRESS JAMES L&JULIE M • 3532 NW PAISELY 15317 SW WINTERGREEN • BEAVERTON,OR 97006 TIGARD,OR 97223 • 2S105CA-18700 2S105DB-02900 DORSETT DANIEL S&JOYCE P • GRIFFIN MICHAEL W&KATHLEEN M 15861 SW SUNDEW DR 13033 SW MAYVIEW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-11800 2S105DB-05900 DUNN JAMES A&JEAN M GUHA ARUN P& 13143 SW YARROW WAY ROES HEATHER TIGARD,OR 97223 15312 SW WINTERGREEN ST TIGARD,OR 97223 • 2S105AC-00600 2S105CA-02300 ESSIEH MATTHEW S&EMMANUELLA E GWINN WILLIAM E • 13564 SW BRIM PL 15548 SW WINTERGREEN ST TIGARD,OR 97224 TIGARD,OR 97223 • • • • • 25 105CA-23200 2S 105D B-00300 HACKNEY TERI A&H DEAN HVAM HJALMAR&VERA E TRS 15664 SW BRISTLECONE WAY 13370 SW MENLOR LN TIGARD,OR 97223 TIGARD,OR 97223 25 105CA-02900 2S 105CA-01700 HAMAN LORI HWANG KUI SEON&JE HYEA 15660 SW WINTERGREEN ST 15635 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-07100 2S105CA-08200 HARRINGTON RYAN A IRVING MICHAEL J&BENNETTE M 13274 SW YARROW WAY 13186 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 25 105CA-23000 2S 105DB-05100 HEATON SHANNON&LANCE JARAMILLO MICHAEL L& 15648 SW BRISTLECONE WAY ELIZABETH S TIGARD,OR 97223 15310 SW FIRTREE DR TIGARD,OR 97223 25105CA-11500 2S105CA-02400 HEINO SCOTT E JARRETT CURTIS E&KARON E 13262 SW 157TH AVE 15572 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 25 105DB-04800 2S 105CA-12700 HERRING SANDY H& JOHNSON JOSEPH C II&MANIZA A ELIZABETH W 13279 SW YARROW WAY 13186 SW 153RD AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-02100 2S 105AC-01100 HUFFMAN RONALD M JONG CHINPAI&KATALINA 405 SW 169TH PL 13436 SW CLEARVIEW WAY BEAVERTON,OR 97006 TIGARD,OR 97223 2S105AC-04300 2S105CA-23600 HUTCHISON JUDITH M JORDAN JOY A 13009 SW MAYVIEW WAY 15696 SW BRISTLE CONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-01300 2S105CA-22400 HUYNH HANG& JORGENSEN BRENT D&KRISTEN J LE DUNG 13374 SW 157TH AVE 13056 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-00200 2S105CA-08800 HVAM HJALMAR&VERA E KOMIN JOHN M&ANGELA M 13370 SW MENLOR LN 13138 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • • 2S105CA-02$00 2S105AC-07000 KOTAM ANIL K MAKIN GAYLE 0&SUE A AND 15612 SW WINTERGREEN ST MCCLELLAN NEIL W&CRISTI D TIGARD,OR 97223 BY WESTERN GLEN DEVELOPMENT 18057 SW LOWER BOONES FERRY RD TIGARD,OR 97224 25 105CA-11600 2S 105DB-03900 KUANG SHAO XUAN&EVA LAM MCCLELLAND BRADLEY R& 13236 SW 157TH AVE TRISHA L TIGARD,OR 97223 15270 SW FIRTREE DR TIGARD,OR 97223 2S 105DB-05700 2S 105CA-07400 KULLEN-ARNOLD DONNA S MCCORD MEREDITH A 15336 SW WINTERGREEN ST 13250 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23300 2S105DB-04000 LABAVITCH KATHLEEN MARIE MCDOLE KIM E& 15672 SW BRISTLECONE WAY SCHNEIDER TRACY TIGARD,OR 97223 15278 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-11900 2S 105AC-06400 LACHENMEIER KEVIN MEN ANATOLI&REVEKKA 13151 SW YARROW WAY 13040 SW 153RD AVE TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-00800 2S105CA-08900 LARK!FARZAD MENELEY KENNETH A&RHONDA K 13083 SW 154TH AVE 13130 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97224 2S105CA-12400 2S105DB-05400 LEIS ROBERT L MICHEL DOUGLAS H&JILL M 19145 ADDIE ST 15319 SW FIRTREE DR GLADSTONE,OR 97027 TIGARD,OR 97223 2S 105CA-12800 2S 105CA-23400 LONG DOUGLAS M&KYEVE K MILLER TANYA R 13287 SW YARROW WAY 15680 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-00500 2S105CA-12100 LUCAS JOSE B&MYRNA N MOHR ELLEN M 15594 SW BULRUSH LN 13167 SW YARROW WAY TIGARD,OR 97224 TIGARD,OR 97223 2S 105DB-02800 2S 105CA-19300 MAJD FARJAM& MOORE MICHAEL L&JESSICA E KHOSRAVANI SOHEILA 15715 SW BRISTLECONE WAY PO BOX 6906 TIGARD,OR 97223 BELLEVUE,WA 98008 • • 2S105CA-07600 2S105DB-01500 MORADI KAMBIZ&HOMA SARDEH PARCHER GARY R 13234 SW YARROW WAY 15362 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-05600 2S 105CA-02200 MORRISON PAULA& PARK HEE JIN&KUI HYUN NORTHINGTON ALMA 18225 SW JEREMY ST 15343 SW FIRTREE DR BEAVERTON,OR 97007 TIGARD,OR 97223 • 2S105DB-04300 2S105DB-01300 MOYER BETH MARIE PHILLIPS& PARKER TREVOR L MOYER LON R PARKER DEBRA M 15265 SW FIRTREE DR 15386 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-06800 2S105CA-12500 NARASIMHAN LIVING TRUST PERRY KATHLEEN JOYCE NARASIMHAN MYSORE N L&ROHINI TRS 13263 SW YARROW WAY 15329 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23800 2S105CA-07300 NASH JASON R&EVELYN D PETCHER DANIEL JOSEPH&LESLIE 15712 SW BRISTLECONE WAY 13258 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-22900 2S105AC-00900 NGUYEN XUANPHONG T& PETERS FLORIAN P TRUSTEE NGUYEN LANPHUONG 15353 SW WINTERGREEN ST 15640 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-00800 2S105CA-19500 O'BRIEN MARY M PHAM ANH THU 13141 SW 154TH AVE 15699 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-00200 2S105CA-02800 O'LOUGHLIN DANIEL T PRANGER CHARLES F 1553$SW BULRUSH LN 15644 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-02300 2S105AC-01200 OYLER ALLEN&GERALEE RAMIREZ FERNANDO 12288 SW 131ST AVE 15389 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-18800 2S105DB-01800 PALLADINO JEFFREY A&ANNETTE A RAMSEY JAIME C&WENDY N 15853 SW SUNDEW DR 15367 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 105DB-01200 2S 105DB-04100 RENEGAR JANA L& SCHLOSS JOSEPH D SR&LEAH RAE STAIB DONNA K 15281 SW FIRTREE DR 13219 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1050B-01400 2S105DB-04200 ROLLO MARGARET J SCOTT ANDREA LYNN 15374 SW FIRTREE DR 15273 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-22600 2S 105CA-08400 ROMAN ARMIN SCOTT JOHN M AND COLLEEN T 15616 SW BRISTLECONE WAY 13170 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-07500 2S105CA-11700 ROMO TONIO C SCOTT MICHAEL J 13242 SW YARROW WAY 13214 SW 157TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-05300 2S105CA-20100 ROSS MICHAEL JOHN& SEMENOV VITALY&LUBA KIMBERLY ANN 15613 SW BRISTLECONE WAY 15338 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 23105AC-00700 2S105CA-07000 RUBENSTEIN MICAH&KATY G SIMMONS ERIK STANTON& 13067 SW 154TH AVE CHARISSA ROSE TIGARD,OR 97223 13282 SW YARROW WAY TIGARD,OR 97223 2S 105CA-08100 2S 105CA-07700 RUMELHART JEFF D&CHERI M SMITH KENNETH&KAREN. 13194 SW YARROW WAY 13226 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • 2S105CA-06700 23105DB-04700 RUNYON DAVID&KANDI SORENSON BRYAN A& 13308 SW 157TH AVE STACY A TIGARD,OR 97223 13162 SW 153RD TER TIGARD,OR 97223 2S105DB-04500 2S105AC-01000 SACKLEY WAYNE M&ANNE B SPEER JONATHAN ISAAC& 13114 SW 153RD TAMARA NICOLE TIGARD,OR 97223 15365 SW WINTERGREEN ST TIGARD,OR 97223 2S105CA-06900 2S105CA-12300 SAMPLE ALISA J STAHEL-EASTMAN CHERYLE AND 13290 SW YARROW WAY EASTMAN GEORGE S TIGARD,OR 97223 13183 SW YARROW WAY TIGARD,OR 97223 • • 2S 105AC-04200 2S 105CA-07900 STANDRING INVESTMENT CO LLC TALLMAN MARK A AND JEANINE M 5 NANSEN SUMMIT 13210 SW YARROW WAY LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S10500-03000 2S105CA-02500 STAND' NG ■ ESTMENT CO LLC TALLUTO SAMUEL J AND LINDA M 5 NANS '.UMMIT 15596 SW WINTERGREEN ST LAKE. SWE :4,OR 97035 TIGARD,OR 97223 2S105AC-04100 2S105CA-23900 STA RING VESTMENT CO LLC THOMPSON MATTHEW E&KRISTI L 5 NANS SUMMIT 15720 SW BRISTLECONE WAY LAK SW ,OR 97035 PORTLAND,OR 97223 2S 105DB-04900 2S 105DB-00600 STIMSON ROBERT W&JANIS L TRS TIGARD CITY OF 15286 SW FIRTREE DR 13125 SW HALL TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-13000 2S105DB-00400 STONE&CO INC AND TIGARD WATER DISTRICT TITAN PROPERTIES CORP ATTN:JOHN MILLER 4273 NE LINCOLN ST 8841 SW COMMERCIAL HILLSBORO,OR 97124 TIGARD,OR 97223 • 2S 105CA-07800 2S 105D B-04600 STONE EDGAR L TOBEY GEORGE H&KATHLEEN A 4273 NE LINCOLN 13138 SW 153RD AVE HILLSBORO,OR 97124 TIGARD,OR 97223 2S 5CA-2270 2S105CA-22800 STO GAR L TRINH TUAN ANH& 427 LINCOLN NGUYEN NHYHANH LSBO 0,OR 97124 15632 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-22500 2S1050B-05500 STO GAR L TUCKER LARRY L& 4273 COLN SOLIS-TUCKER MARGARITA HILLSBORO,OR 97124 15331 SW FIRTREE DR TIGARD,OR 97223 2S105CA-06600 2S105D8-02400 SUH JUNG H&KIM A VAISBERG JAIME&CONNIE I 1130 SW CHICKADEE TERR 15348 SW WINTERGREEN BEAVERTON,OR 97007 TIGARD,OR 97223 2S105CA-01800 2S105DB-05000 SUTTON LLOYD E&ROXANNE M VANHORN EDWARD E&MARY BETH 15619 SW WINTEGREEN ST 15294 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR.97223 • • 2S 105CA-02000 2S 105CA-18900 WANDERSHEID JOHN M JR&TRACY A YOUNG ARM THOMAS& 15587 SW WINTERGREEN KENNEDY KATHLEEN E TIGARD,OR 97223 15845 SW SUNDEW DR TIGARD,OR 97224 2S105DB-05200 2S105DB-05800 WAYMIRE MELVIN G JR& YUEN ZEKIEL S JUDITH G PO BOX 3059 14467 SW 130TH EUGENE,OR 97403 TIGARD,OR 97224 2S 105CA-06800 2S 105CA-08600 WHEELER BRIAN M/ANNE MARIE& ZEHNDER JOHN H JR&JODY M WHEELER WILLIAM CHARLES JR/JESSIE 13154 SW YARROW DR 13298 SW YARROW WAY PORTLAND,OR 97223 TIGARD,OR 97223 • 2S105DB-00100 2S105DB-02000 WHITE LEON D ZHANG JIANHUA& 15180 SW SUNRISE LANE CAO JINHUA TIGARD,OR 97224 15391 SW FIRTREE DR TIGARD,OR 97223 2S105CA-08700 2S105CA-19700 WIESE RANDALL L AND SHELLY ZHANG SUXIA& 13146 SW YARROW WAY SONGHUA TIGARD,OR 97223 15645 SW BRISTLECONE WY TIGARD,OR 97223 2S105CA-11400 2S105CA-08000 WILLIAMS CATHIE L ZHOU SHAO ZENG AND 13288 SW 157TH AVE WU NING-NING AND TIGARD,OR 97223 ZHOU YI-BEI 13202 SW YARROW WAY TIGARD,OR 97223 2S105CA-23100 WOLLER CRAIG M&HELEN A 15656 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-19900 WUJIA& • TU QING AN 15629 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-01900 YEE STANLEY& SALAMA DEENA M 15605 SW WINTERGREEN PORTLAND,OR 97223 2S 105DB-00900 • YOHE KENNETH D&CHERRIE 13165 SW 154TH AVE TIGARD,OR 97223 • Ed & Fran Egan Ellen Beilstein 14635 SW Bull Mountain Road 14630 SW 139th Avenue Tigard, OR 91224 Tigard, OR 91224 Earl & Marilyn Elias Charlie & Larie Stalzer 13540 SW Village Glenn Drive 14781 SW Juliet Terrace Tigard, OR 91223 Tigard, OR 91224 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 91223 Tigard, OR 91224 Paul E. Owen CITY OF TIGARD • 10335 SW Highland Drive WEST CIT SUBCOMMITTEE Tigard, OR 91224 Beverly Froude 12200 SW Bull Mountain Road is\curpin\setup\labels\CIT West.doc UPDATED: 12-Apr-00 Tigard, OR 97224 Craig Smelter 14900 SW 103rd Avenue Tigard, OR 91224 Joan Best 10105 SW Murdock Lane, #F2 • Tigard, OR 97224 Kathy Palmer " do John Tigard House 14260 SW High Tor Drive Tigard, OR 91224 • Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 91224 • Jack Biethan 15525 SW 109th Avenue Tigard, OR 91224 ) 12 GEOGRAPHIC of I A' B PHIC INFORMATION SYSTEM �' 0 g0°�' , VICINITY MAP �� "URBAN SERVICE AREA u SIN SORA'CT r sw�A��'r� ' A 61%Z'N� •.E MLP2000-00003 —HO -,■r� WAY W����r - W%` ► 11•..11 . BULRU _1 -��•.. CITY OF TIGARD ill 1111 = z SW PARTITION @ • INTERGREEN 11¢11111111 , 11111�� � 3 154TH AVENUE 14 iii.III ST IV._i_VrVINTRG� lEN h3 y3 cn II 1I r m pi SW G_AZECT__ I/I/ IlinowitrAl■,„_\111111 2-i - d• 1/ _ _..111111 _ • 111111 . / N WAY \\ k c> . ,ik loo SW BRISTCECONE WAY _ .—{7 . �-- ti N ______. E � Eir N I 11 I� t 0 100 200 300 400 500 Feet . 11''11' _ — 1"=380 teat CONE " s ` BRISTLE w - A --.= SUBJECT w TAX LO A. _, City of Tigard Information on this map is For general location only and should be verified with the Development Services Division. 13125 SW Hall Blvd • Tigard,OR 97223 (503)639-4171 �- http:lhww+.ci.tigard.or.us 1w Plot date:Apr 21,2000;C:ImagicWIAGIC03.APR Community Development ,`r • 41) • • REQUEST FOR COMMENTS CIO TIIGARD Community(Deveoopment Shaping A Better Community DATE: April 21,2000 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner 1x3171 • Phone: 1503)639-4171/Fax: [503)684-7291 "URBAN SERVICE AREA" MINOR LAND PARTITION[MP)2000-00003 ➢ CITY OF TIGARD PARTITION @ 154Th AVENUE Q PROPOSAL: The City proposes to partition the 1.74 acre lot to allow for the sale of a 1.35 acre portion of the property, which was on inallyy_�acquired and now not necessary, for access to the recently completed Menlor Reservoir located on the adacent tax lot. LOCATION: 13230 SW 154th Avenue; WCTM 2S105DB, Tax Lot 00600. The subject site is located south of SW Scholl's Ferry Road, at the end of SW 154th Avenue. ZONE: Multiple-Family Residential, 25 Units Per Acre; R-25. The R-25 zoning district is designed to accommodate existing housing of all types and new attached single-family and multi-family housing units at a minimum lot size of 1, 480 square feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.105, 18.715, 18.730, 18.745, 18.765, 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 5,2000. 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: • V '► (Base provide the fort-owing information)Name of Personfsl Commenting: I I Phone Numberfsl: I • CITY.TIGARD REQUEST FOR CONSENTS . • ' it • NOTIRCATION LIST FOR IAND USE&COMMUNITY DEVELOPMENTAPPLICATIONS . . [CITAretICHEMS10114‘;WW7ISA"- -1:4541AA%AlP:11.4KRINVOAVUOANTAAM.A) ,n1g:_,11:.:t Call.faCOOMMCW in uhramert_Book4U:VA FILE NOIS]:. "1/1200/5*---e9 )3 FILE RAMO): 7f7....1,11.,,, V 0 vi::-.pi:,;,,-,..-;...f-A:-,iiiiiifiiiiiiair-6,-,.::7--,7,5.-,: ,:-, ',::-:,.;-4,- 1,,T -:::,•:,,:=;..--i.:;i:'5Y- . :-..-::-----:-.:..±::,:,:::--,,::7-;:-..;-,-.:;:; ':!:''';".. ::::.•,..,..;,r;;;:A,..,W I ArAnilllgoLO LONG RANGE PLANNING/Nadine Smith,swervi... COMMUNITY DVLPMNT.DEPT./D.1pm SVCS.Technicians POLICE DEPTJJim Wolf,Oime Prevention Officer W3UILDING DIVISION/Gary Lampella,Buidn2 Mist 1(51e-ENGINEERING DEPTJBrian Rager,mip.nr.Review Engineer WATER DEPTJMichael Miller,Ulla=Manager CITY ADMINISTRATION/Cathy Wheatley,cdyri.....«. OPERATIONS DEPTJJohn Roy,Pmperty Maruger OTHER r7.4:17.-.:'ff.i''-•''';.•'!';',1';.:". ,.;: rr?il':;4.1‘776-§"'-fj1IT'_:=- '7;;;.'1,-S: '::'t0::''Ti::;itpE'cuuiDisTnieTsyt.:0 ,;::2.;:.. ",',,-':'.-;:-5:1'::;.:',:`-''',:'.,;-/,;::::,, -7t:::;:,!,;,:::4,;-.3 ..:,;:1„,. :4;.;;_:, TUAL.HILLS PARK&REC.DIST.CIKTUALATIN VALLEY FIRE&RESCUE* <..TUALATIN VALLEY WATER DISTRICT* "( 1UNIFIED SWRGE.AGENCY* 1 Planning Manager . Fire Marshall Administrative Office • fia 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 •,:..,. ,..,:;.-„im•,..i-.,7%%"i''.ii;:,'•,•:',--.,',.;.-. ,-"-• -,°.'i'''' ''''''''Ci''.• 1 - --TAN--'''- Eigrimite-rilairg—Wig—fe,"—7. ,,t...e,": '.,:;-;',',F,:',:',F,'-'.`,:7,11,,ii.i-•,,",,,'"':;',i.'-,:4-',t.'' -".rii 44'7 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,Devebranent services PO Box 369 PO Box 59 - Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 OR.PUB.UTIUTIES COMM. METRO-LAND USE&PLANNING * OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street,NE _ CITY OF DURHAM* 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 —US ARMY CORPS.OF ENG. Durham,OR 97281-3483 Paulette Allen,Growth Managemnt e Coordinator OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPAJZOA) - Larry French . PO Box 2946 CITY OF KING CITY* Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-29.46 City Manager Salem,OR 97301-2540 15300 SW 116th Avenue . WASHINGTON COUNTY * King City,OR 97224 _ OR.DEPT.OF ENERGY(Powedines 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 lice(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 Qqhil Healy(General Apps.) 1120 SW Fifth Avenue Portland,OR 97201-4987 . Portland,OR 97209-4037 r.Cartographer(CPAJZCA)MS 14 Portland,OR 97204 Jim Nims(Zc.A)MS is ODOT,REGION 1 -DISTRICT 2A*. Doria Mateja(ZCA)MS 14 Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 . , . •, , . .,.., • .,_ . „. ...,.„ ,„._ . le-',.?•;L:2:f"P','::'':,;!-': , „',,"':. ,.,;.,•'.:.-;•:',- UTILITY'PRO VIOERSANIfSPECIAL AGENCIES1-:---- 1:--•,:,/,,',, ,,--,-, -,,,,- -----,-, • PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe RJR Predecessor) Robert I.Melbo,President&General Manager . 110 W. 10th Avenue Albany,OR 97321 . • •SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS TCI CABLEVISION OF OREGON TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann (If Project is Within Vi Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Michael Kiser,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 . . —PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _GENERAL TELEPHONE US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine.Self,Engineering Lod Domey,Engineering 9480 SW Boeckman Road • 220 NW Second Avenue MC: 0R030546 8021 SW Capitol Hill Rd,Rm 11( Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 • TIGARD/TUALATIN SCHOOL DIST.-#23J BEAVERTON SCHOOL DIST.#48 TCI CABLE(pops.E.of Hall/N.of 99W) Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. Diana Carpenter • • 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 i3eaverton,-OR 97006 Portland,OR 97232 INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner It Responsible For Indicating Parties To Notify).' hApatt)Arnasters\Request For Comments Notification List.doc (Revised: 2-Nov-99) . • . NOTE: PROPERTY OWNER INFORMATION IS VALID FOR 3 MONTHS FROM THE DATE PRINTED ON THIS MAP m■IIIIN• ■■■■■...�.-j �,' `- =��-= =; CITY of T I G A R D A BU LN -� `-�■l VJ_ GEOGRAPHIC INFORMATION SYSTEM r mum /111 111 281,50001500 - - _ 05110066 I : • ► D . E/ 1 800 650866261 8105RC0190,705AC0700t21300 °�, Z pR AREA N OT I F I E D I UJ W Q 1 <05CA0030I2a1058C1�1 : i811 000 ��// .Z -■ (500 )• • '' tat SCAO X100 Vii+05800:.1� ISCAO 800 050000401 tS1 1 ;o,1s::o 0 : I;15 LI •tO5AC0471•l 150008 1 ,. ..I:I0 :05800651. m ST - � �- A A ►H.1 G R ,.°5060421 I Q 1111 28115000 00 1,,,1 05000881: (/� �3 FOR: MIKE MILLER scan 400 058800 10 aoo 2a11,OB0'°11 _,�� 11518 OO 11 •' 500 181,5000 151 1:1 tat 5:01:00 5080700 R. OSDBOOSt•050004111 2S105DB00600 I— r. 28115880 300 15000 400 281150805 I,N 1 s 0508008 1► 5000:600 , .I:,II 0 D:n: 151181 00 r 05080::10 i8115CA0 11 15gA0 .11 •.SI 1:1 000 t8115D80'600 1 1804011 ���900 500 050008101 :050802900 �1 8200 iStl 1:1 800 1811,080 500 ,;050804 281)50802300 • 0508010 0 I ,• II SW 50805 050008001 `151181.00 05001110 t8105D81 00 t.OSOB048m 28115DBO4D50 1 ,I 11 15080 00 �� ta1D50804t00 • :11 81050007901 281 I'I 500 281150/11 800 p �5105C1111801 :I1 �T,� I. 28115081 500 '`TRE DR N 8105000780. ` • 050011501 1 ,:11 O \ i r.11 I .:I I 1 .•I•. 056007)01 \ O5C01140 11 4,150805100 • t3105°BO',00 2815080480° 281150803 00 1141111 • 8105000780:. ., 1.:•,::, _ Y 28115080 00 t8ID5DB04100�50B07:00 M I t:i i 80'0080 100 04,00 281050 „mom' 05000870 ICAO 00 '15CA6751n 111 :11 1815080+00 Ou\\ . :050808811 1 00 :05080140 C> . u11 cal 1:11 1 • 'IT ,,050022301 :a,1 SUBJECT SIT: 0500231, . ill 050022401 .000 :II :050027101 BRISTLECONE WAY H. ::I1 281050800300 000 tE1osCA2aaoo 2811 1 115Ca1700 • 1 � III 2511��S1i1'800 2810501127400 050019610 231050023500 •050018801 � '• 50111• 0 2 0500195 0 281058823800 281050800100 DRIVE .oscAiB901 281050023700 • ,1 10 2 0500193l0 2a16500:3800 281050823800 • N • >._J j 0 100 200 300 Feet 281050800400 I - 1"=259 feet Iiiii LL .of c� 41111■ City of Tigard Information on this map is for general location only and should be verified with the Development Services Division. 13125 SW Hell Blvd Tigard,OR 97223 (503)639.4171 _ http://www.ci.tigard.or.us Community Development Plot date: Mar 16,2000;C:\magic\MAGIC03.APR Patty Lunsford -2 Sets of Pre-addresse e-stamped envelopes 41110 Page 1 From: Mike Miller To: Patty Lunsford Date: Tuesday, March 14, 2000 3:33:39 PM Subject: 2 Sets of Pre-addressed/Pre-stamped envelopes Hi Patty! The Tax Lot number for our property is 2S105DB00600:\,/7// 7/ 1'7 Thanks! � �%� ‘ �� \ _ \\ j, • j • • • \\\ \,_ _, • • \\ .• Kt. • ;4 v ■ Ii \. \),))A • • • • • • • • • • • • I • 2S 105CA-02100 2S 105D B-00700 ANDEREGGEN DINO J BELMORE GERALD E/TANGIE R& 15500 SW WINTERGREEN WOOD ERVIN TIGARD,OR 97223 12091 SW WHEATLAND DR SHERWOOD,OR 97140 2S1050B-01100 2S105CA-12000 ARASU ANANDA SHANMUHA&CARRIE BERGEMANN AMY 13207 SW 154TH AVE 13159 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-19400 2S105DB-01700 AUGUST THOMAS A&SUSAN A BERGER BARBARA A TR 15707 SW BRISTLECONE WAY 6625 SW PRESLYNN DR TIGARD,OR 97223 PORTLAND,OR 97225 • 2S 105AC-01400 0 2S 105CA-00400 BADRI SHAHIN BIKEL CLARA M 13040 SW 154TH AVE 15505 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-03700 2S 105CA-12200 BASS ANTHONY R&JENNIFER L BILOZERTCHEV DMITRI&OLGA 15254 SW FIRTREE DR 13175 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-12600 2S 105CA-23700 BEATY MICHAEL R,& BIRCHALL JOHN RICHARD& ADAMS LACEY D LINDA ROSEMARY 13271 SW YARROW WAY 15704 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-02200 2S105DB-03800 BECKER JUDY BLANKENSHIP ANTHONY W& 15372 SW WINTERGREEN JENNIFER M TIGARD,OR 97223 15262 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-02700 2S 105AC-06500 BECKER TIMOTHY E AND JAMI M BOUTILIER CHARLES 0& 15628 SW WINTERGREEN ST VIRGINIA M TIGARD,OR 97223 13062 SW 153RD TIGARD,OR 97223 2S105CA-12900 2S105CA-19800 • BEE MICHEL F&MARCELLA ANN BRAUN WILLIAM A&KARINA S 13295 SW YARROW WAY 15637 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-08300 2S 105CA-07200 BELL JEFFREY M BROWN THOMAS A&CHERI J • 13178 SW YARROW WAY 13266 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 • • • 2S105CA-19600 2S105DB-01600 BUTLER CARROLL F&BARBARA A FARMER CHRISTOPHER B&PATRICIA 15691 SW BRISTLECONE WAY 15350 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-23500 2S 105CA-00300 CARDA CHRISTOPHER R FEENEY BRIAN K&JENNIFER 15688 SW BRISTLECONE WAY 15519 SW BULRUSH LN TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-20000 2S 105CA-08500 CASEY ANTHONY M&TRISTA C FLETCHER KENNETH&JENNIFER 15621 SW BRISTLECONE WAY 13162 SW YARROW WAY TIGARD,OR 97221 PORTLAND,OR 97223 2S105AC-07100 2S105DB-01900 CHIU MICHAEL Y/HELEN H& FLOYD LYDIA CHIU WING-ON 15379 SW FIRTREE DR 15308 SW ROUNDTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-22300 2S 105AC-06900 DAI XIQING DAI AND GOMAN WILLIAM C&JANET V DUAN QING 15341 SW WINTERGREEN 13352 SW 157TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-20200 2S 105DB-01000 DONG JIAN CHENG& GRAY CHRISTOPHER E SUN GUI FU& 13189 SW 154TH AVE DONG LI TIGARD,OR 97223 15605 SW BRISTLECONE WAY TIGARD,OR 97223 2S 105AC-06600 2S 105AC-06700 DONITHORNE DARRIN P&TAMARA L GRESS JAMES L&JULIE M 3532 NW PAISELY 15317 SW WINTERGREEN BEAVERTON,OR 97006 TIGARD,OR 97223 2S 105CA-18700 2S 105DB-02900 DORSETT DANIEL S&JOYCE P GRIFFIN MICHAEL W&KATHLEEN M 15861 SW SUNDEW DR 13033 SW MAYVIEW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-11800 2S 105D8-05900 DUNNJAMESA&JEANM GUHAARUNP& 13143 SW YARROW WAY ROES HEATHER TIGARD,OR 97223 15312 SW WINTERGREEN ST TIGARD,OR 97223 2S 105AC-00600 2S 105CA-02300 ESSIEH MATTHEW S&EMMANUELLA E GWINN WILLIAM E 13564 SW BRIM PL 15548 SW WINTERGREEN ST TIGARD,OR 97224 TIGARD,OR 97223 • S 2S10bCA-23200 2S1050B-00300 HACKNEY TERI A&H DEAN HVAM HJALMAR&VERA E TRS 15664 SW BRISTLECONE WAY 13370 SW MENLOR LN TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-02900 2S105CA-01700 HAMAN LORI HWANG KUI SEON&JE HYEA 15660 SW WINTERGREEN ST 15635 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-07100 2S105CA-08200 HARRINGTON RYAN A IRVING MICHAEL J&BENNETTE M 13274 SW YARROW WAY 13186 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23000 2S 105DB-05100 HEATON SHANNON&LANCE JARAMILLO MICHAEL L& 15648 SW BRISTLECONE WAY ELIZABETH S TIGARD.,OR 97223 15310 SW FIRTREE DR TIGARD,OR 97223 • 2S105CA-11500 2S105CA-02400 HEINO SCOTT E JARRETT CURTIS E&KARON E 13262 SW 157TH AVE 15572 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-04800 2S105CA-12700 HERRING SANDY H& JOHNSON JOSEPH C II&MANIZA A ELIZABETH W 13279 SW YARROW WAY 13186 SW 153RD AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-02100 2S 105AC-01100 HUFFMAN RONALD M JONG CHINPAI&KATALINA 405 SW 169TH PL 13436 SW CLEARVIEW WAY BEAVERTON,OR 97006 TIGARD,OR 97223 2S 105AC-04300 2S 105CA-23600 HUTCHISON JUDITH M JORDAN JOY A 13009 SW MAYVIEW WAY 15696 SW BRISTLE CONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-01300 2S105CA-22400 HUYNH HANG& JORGENSEN BRENT D&KRISTEN J LE DUNG 13374 SW 157TH AVE 13056 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S105DB-00200 2S105CA-08800 HVAM HJALMAR&VERA E KOMIN JOHN M&ANGELA M 13370 SW MENLOR LN 13138 SW YARROW WAY • TIGARD,OR 97223 TIGARD,OR 97223 • • • 2S105CA-02600 2S105AC-07000 KOTAM ANIL K MAKIN GAYLE 0&SUE A AND 15612 SW WINTERGREEN ST MCCLELLAN NEIL W&CRISTI D TIGARD,OR 97223 BY WESTERN GLEN DEVELOPMENT 18057 SW LOWER BOONES FERRY RD TIGARD,OR 97224 2S105CA-11600 2S105DB-03900 KUANG SHAO XUAN&EVA LAM MCCLELLAND BRADLEY R& 13236 SW 157TH AVE TRISHA L TIGARD,OR 97223 15270 SW FIRTREE DR TIGARD,OR 97223 2S105D6-05700 2S105CA-07400 KULLEN-ARNOLD DONNA S MCCORD MEREDITH A 15336 SW WINTERGREEN ST 13250 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-23300 2S105DB-04000 LABAVITCH KATHLEEN MARIE MCDOLE KIM E& 15672 SW BRISTLECONE WAY SCHNEIDER TRACY TIGARD,OR 97223 15278 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-11900 2S 105AC-06400 LACHENMEIER KEVIN MEN ANATOLI&REVEKKA 13151 SW YARROW WAY 13040 SW 153RD AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 105AC-00800 2S 105CA-08900 LARKI FARZAD MENELEY KENNETH A&RHONDA K 13083 SW 154TH AVE 13130 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97224 2S105CA-12400 2S105DB-05400 LEIS ROBERT L MICHEL DOUGLAS H&JILL M 19145 ADDIE ST 15319 SW FIRTREE DR GLADSTONE,OR 97027 TIGARD,OR 97223 2S105CA-12800 2S105CA-23400 LONG DOUGLAS M&KYEVE K MILLER TANYA R 13287 SW YARROW WAY 15680 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-00500 2S 105CA-12100 LUCAS JOSE B&MYRNA N MOHR ELLEN M 15594 SW BULRUSH LN 13167 SW YARROW WAY TIGARD,OR 97224 TIGARD,OR 97223 2S 105D B-02800 2S 105CA-19300 MAJD FARJAM& MOORE MICHAEL L&JESSICA E KHOSRAVANI SOHEILA 15715 SW BRISTLECONE WAY PO BOX 6906 TIGARD,OR 97223 BELLEVUE,WA 98008 • • 2S105CA-07600 2S105DB-01500 MORADI KAMBIZ&HOMA SARDEH PARCHER GARY R 13234 SW YARROW WAY 15362 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105D B-05600 2S 105CA-02200 MORRISON PAULA& PARK HEE JIN&KUI HYUN NORTHINGTON ALMA 18225 SW JEREMY ST 15343 SW FIRTREE DR BEAVERTON,OR 97007 TIGARD,OR 97223 2S105DB-04300 2S105DB-01300 MOYER BETH MARIE PHILLIPS& PARKER TREVOR L MOYER LON R PARKER DEBRA M 15265 SW FIRTREE DR 15386 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105AC-06800 2S 105CA-12500 NARASIMHAN LIVING TRUST PERRY KATHLEEN JOYCE NARASIMHAN MYSORE N L&ROHINI TRS 13263 SW YARROW WAY 15329 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 25 105CA-23800 2S 105CA-07300 NASH JASON R&EVELYN D PETCHER DANIEL JOSEPH&LESLIE 15712 SW BRISTLECONE WAY 13258 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-22900 2S 105AC-00900 NGUYEN XUANPHONG T& PETERS FLORIAN P TRUSTEE NGUYEN LANPHUONG 15353 SW WINTERGREEN ST 15640 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-00800 2S 105CA-19500 O'BRIEN MARY M PHAM ANH THU 13141 SW 154TH AVE 15699 SW BRISTLECONE WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-00200 2S105CA-02800 O'LOUGHLIN DANIEL T PRANGER CHARLES F 1553$SW BULRUSH LN 15644 SW WINTERGREEN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-02300 2S 105AC-01200 OYLER ALLEN&GERALEE RAMIREZ FERNANDO 12288 SW 131ST AVE 15389 SW WINTERGREEN ST TIGARD,OR 97223 5 TIGARD,OR 97223 2S105CA-18800 2S105DB-01800 PALLADINO JEFFREY A&ANNETTE A RAMSEY JAIME C&WENDY N 15853 SW SUNDEW DR 15367 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 • • • 2S105DB-01200 2S105DB-04100 RENEGAR JANA L& SCHLOSS JOSEPH D SR&LEAH RAE STAIB DONNA K 15281 SW FIRTREE DR 13219 SW 154TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-01400 2S 105DB-04200 ROLLO MARGARET J SCOTT ANDREA LYNN 15374 SW FIRTREE DR 15273 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S 105CA-22600 2S 105CA-08400 ROMAN ARMIN SCOTT JOHN M AND COLLEEN T 15616 SW BRISTLECONE WAY 13170 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-07500 2S105CA-11700 ROMO TONIO C SCOTT MICHAEL J 13242 SW YARROW WAY 13214 SW 157TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 105DB-05300 • 2S 105CA-20100 ROSS MICHAEL JOHN& SEMENOV VITALY&LUBA KIMBERLY ANN 15613 SW BRISTLECONE WAY 15338 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 2S105AC-00700 2S105CA-07000 RUBENSTEIN MICAH&KATY G SIMMONS ERIK STANTON& 13067 SW 154TH AVE CHARISSA ROSE TIGARD,OR 97223 13282 SW YARROW WAY TIGARD,OR 97223 '2S105CA-08100 2S105CA-07700 RUMELHART JEFF D&CHERI M SMITH KENNETH&KAREN • 13194 SW YARROW WAY 13226 SW YARROW WAY TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-06700 2S105DB-04700 RUNYON DAVID&KANDI SORENSON BRYAN A& 13308 SW 157TH AVE STACY A TIGARD,OR 97223 13162 SW 153RD TER TIGARD,OR 97223 • 2S 105DB-04500 2S 105AC-01000 • SACKLEY WAYNE M&ANNE B SPEER JONATHAN ISAAC& 13114 SW 153RD TAMARA NICOLE TIGARD,OR 97223 15365 SW WINTERGREEN ST • TIGARD,OR 97223 2S105CA-06900 2S105CA-12300 SAMPLE ALISA J STAHEL-EASTMAN CHERYLE AND 13290 SW YARROW WAY EASTMAN GEORGE S TIGARD,OR 97223 13183 SW YARROW WAY TIGARD,OR 97223 1 2S105AC-04200 2S105CA-07900 STANDRING INVESTMENT CO LLC TALLMAN MARK A AND JEANINE M 5 NANSEN SUMMIT 13210 SW YARROW WAY LAKE OSWEGO,OR 97035 TIGARD,OR 97223 • 2S 105DB-03000 2S 105CA-02500 STAN NG ESTMENT CO LLC TALLUTO SAMUEL J AND LINDA M 5 NANS UMMIT 15596 SW WINTERGREEN ST LAK SWE ,OR 97035 TIGARD,OR 97223 2S 105AC-04100 2S 105CA-23900 . STA RING VESTMENT CO LLC THOMPSON MATTHEW E&KRISTI L 5 NANS SUMMIT 15720 SW BRISTLECONE WAY LAK SW ,OR 97035 PORTLAND,OR 97223 2S105DB-04900 2S105DB-00600 STIMSON ROBERT W&JANIS L TRS TIGARD CITY OF 15286 SW FIRTREE DR 13125 SW HALL ' TIGARD,OR 97223 TIGARD,OR 97223 2S105CA-13000 2S1050B-00400 STONE&CO INC AND TIGARD WATER DISTRICT TITAN PROPERTIES CORP ATTN:JOHN MILLER 4273 NE LINCOLN ST 8841 SW COMMERCIAL HILLSBORO,OR 97124 TIGARD,OR 97223 2S 105CA-07800 2S 105DB-04600 STONE EDGAR L TOBEY GEORGE H&KATHLEEN A 4273 NE LINCOLN 13138 SW 153RD AVE HILLSBORO,OR 97124 TIGARD,OR 97223 2S 5CA-2270 2S105CA-22800 STO GAR L TRINH TUAN ANH& 4273 LINCOLN . NGUYEN NHYHANH LSBO 0,OR 97124 15632 SW BRISTLECONE WAY TIGARD,OR 97223 2S105CA-22500 2S105DB-05500 STO GAR L TUCKER LARRY L& 4273 COLN SOLIS-TUCKER MARGARITA HILLSBORO,OR 97124 15331 SW FIRTREE DR TIGARD,OR 97223 2S105CA-06600 2S105DB-02400 SUH JUNG H&KIM A VAISBERG JAIME&CONNIE I 1130 SW CHICKADEE TERR 15348 SW WINTERGREEN BEAVERTON,OR 97007 TIGARD,OR 97223 2S105CA-01800 2S105DB-05000 SUTTON LLOYD E&ROXANNE M VANHORN EDWARD E&MARY BETH 15619 SW WINTEGREEN ST 15294 SW FIRTREE DR TIGARD,OR 97223 TIGARD,OR 97223 • 2S 105CA-02000 2S 105CA-18900 WANDERSHEID JOHN M JR&TRACY A YOUNG ARNI THOMAS& 15587 SW WINTERGREEN KENNEDY KATHLEEN E TIGARD,OR 97223 15845 SW SUNDEW DR TIGARD,OR 97224 • 2S 105DB-05200 2S 105DB-05800 WAYMIRE MELVIN G JR& YUEN ZEKIEL S JUDITH G PO BOX 3059 14467 SW 130TH EUGENE,OR 97403 TIGARD,OR 97224 2S 105CA-06800 2S 105CA-08600 WHEELER BRIAN M/ANNE MARIE& ZEHNDER JOHN H JR&JODY M WHEELER WILLIAM CHARLES JR/JESSIE 13154 SW YARROW DR 13298 SW YARROW WAY PORTLAND,OR 97223 TIGARD,OR 97223 2S 105D8-00100 2S 105DB-02000 WHITE LEON D ZHANG JIANHUA& 15180 SW SUNRISE LANE CAO JINHUA TIGARD,OR 97224 15391 SW FIRTREE DR TIGARD,OR 97223 2S 105CA-08700 2S 105CA-19700 WIESE RANDALL L AND SHELLY ZHANG SUXIA& 13146 SW YARROW WAY SONGHUA TIGARD,OR 97223 15645 SW BRISTLECONE WY TIGARD,OR 97223 2S 105CA-11400 2S 105CA-08000 WILLIAMS CATHIE L ZHOU SHAO ZENG AND 13288 SW 157TH AVE WU NING-NING AND TIGARD,OR 97223 ZHOU YI-BEI 13202 SW YARROW WAY TIGARD,OR 97223 2S105CA-23100 WOLLER CRAIG M&HELEN A 15656 SW BRISTLECONE WAY TIGARD,OR 97223 2S 105CA-19900 WUJIA& TU QING AN 15629 SW BRISTLECONE WAY TIGARD,OR 97223 2S 105CA-01900 YEE STANLEY& SALAMA DEENA M 15605 SW WINTERGREEN PORTLAND,OR 97223 2S 105DB-00900 YOHE KENNETH D&CHERRIE 13165 SW 154TH AVE TIGARD,OR 97223 \1 NED sEcE = 2.00i IFEB 1 Murray Smith&Associates,Inc. Engineers/Planners 121 S.W.Salmon,Suite 1020 o Portland,Oregon 97204 a PHONE 503-225-9010 a FAX 503-225-9022 LETTER OF TRANSMITTAL To: City of Tigard , Date: February 1, 2001 13125 SW Hall Blvd Job No. 94-0310.466 Tigard, Oregon 97223 Re: Menlor Reservoir • Tax Lot 600 Partition Attn: Mr. Brian Rager, P.E. MLP 2000-00003 WE ARE SENDING YOU: 1 Attached ❑ Under separate cover ❑ Shop Drawings RI Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change Order Copies Date Description 3 1/4/01 Draft Partition Plat 1 , 1/01 Figure 3—Profile of Proposed Conceptual Tax Lot 600 SW 154`''Avenue Extension (per MLP 2000-00003 Condition of Approval No. 7) 1 8/22/97 Full Size Menlor Reservoir Sheets C-3 &C-4, Including As-Constructed SW 150 Avenue Extended Plan and Profile (per MLP 2000-00003 Condition of Approval No. 4) 1 6/97 Half Size Menlor Reservoir Sheets C-3 &C-4 1 _ 3/00 Figure 2 & 3 from Tax Lot 600 Minor Partition Application THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit_copies for approval O For your use Cl Approved as noted ❑ Submit_copies for distribution El As requested ❑ Returned for corrections ❑ Return_corrected prints EI For review/comment ❑ REMARKS Brian: As requested, please find attached the above listed items for the above referenced project. Please do not hesitate to call me if you have any questions or comments in this regard. Thank You. SIGNED: Thomas Boland, P.E. F3PROJECTS\94\0310.466\Transmhuls\Roger 1-31-01 doc 320 320 SIDEWALK I I � 310 � y 310 7 STA 5+75.06 END OF SW 154TH - _ 7 AVE EXTENSION ' 'Sg% EL=31 2.88 300 z . 300 STA 3+00.00 BEG I NG I NG OF SW _ EXISTING GRADE 1 54TH AVE EXTENSION 7 PROPOSEDD GRADE 290 SW 1 54Th I AVE 290 5g5% , , � V� I EXTENSION _ n v 280 A..15% - - 280 EXISTING GRADE SW 154TH AVE 270 270 0+00 0+50 1 +00 . 1 +50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+00 6+50 7+00 PROFILE co o N SCALE: I " = 50' HOR I Z, 111= 10' VERT FIGURE 3 JANUARY 200 I CITY OF TIGARD . PROPOSED TAXLOT 600 T 3 J SW 154TH AVENUE -, a EXTENSION - PROFILE / v O 4 a !,17,! _ — —s cm of TIGARD o ORE60N r_- - - _ 94-0310.466 7,7 •?s.ffr-4z.;-!-:;::,''' ' • t,-- -;:rj.: ' ,_ I ; • . .24- •-':',,a.-:::":1-1:f':" . MORN I NGS I OD CITY OF TIGARD , - 1- : CEVP_OPLIENT TAX LOT 600 1 I 1 THIS SHADED AREA IS 4-;•, •,:.;;;.1::, , i I t SENSITIVE LAND AREA W/ - w-117.,., : ' .., -,T., I SLOPE EXCEED I NG 25% • [ I 6 - I/-.-- : : : • (1L5300) • 1...--7- I I 2.-0"-7------1-•---I 2.-0"--•1 h VW.I ,..,.-,z•-....-.--:.-.--„----.......,--, , . o- „,,,,,- .4-..,:, , _-_,.. --- - --..-•::,,, --z..... - „...,-- .. •,‘x‘\ , t . 5-0 ce 4S '.- _ - .--‘,...1---%, \ \—a.-- .......■■-■■• -...t:. s..,- ''''\'''‘'' - • 311 ' v- —r- x --,)`......-”..• • • • • . - 0. ,-:.--"•••7'...”'Z...:*-■ .-•\*.■•••••\ ..N‘s Vs.tj'A\" • • 4.1n 4.177: 1-,.., \ ,\ \ , .„.s„ „„.•...N_.,-AA,A20,N, 1,HA A:a,. . ,..4. (IL 1600) ,ztt\‘‘‘‘‘ 1‘ t ‘ \ A%\\A‘A‘\‘‘, .., ,:, \ :4„\-,„\_-S.1‘S,A%.,,>‘':',,,,re,: ;-,.■,,,s••‘‘‘‘„4•, ..y.‘'•":_c•I•IY.-t).%4,qt,A.:.a..,■.: - '--. -- ,.,,,,,,,..ry. .1.,.471,..,..:77.- 13.71L•• •fi.'Oil At . — _.. _.<,.. ,:•• tl..iif.ii •!..11.,...P.V.••................:...,,,,,,,,,,,,,,e”C.....7y:..F...•:::,....1r WASHINGTON COUNTY '''''' `-, ••\•\ • % • • ss • • •I• \rw-,0:.> '. :• -k:''' ' It ■‘n.•.•,XX ' . XX\',.‘'"X`,X, - STO SW. TYP so•A, A • • \ . \‘,..1% ‘ '''' ''N,N.' ' - l' \ '‘-'• .•'XX\ 'X X ‘'‘'X'c• 3" CLASS "C" ASPHALTIC CONC .„\v,,,■,,,,,N, \‘‘,,,,,,,,- m ‘,,A . \N ,„,...‘ WASHINGTON COUNTY . w•,:: • •• I--A• ••s. • ' ` A 1 •\ 'S' ‘'N•••-• • ••. I.10.•••Z'AON ••\'•'•■•1 111 116.-0 BASE ROCK , • \,.....% „ \ , -.\. \ , ,,, • N. , ''....`,. .•0',',\‘i\'\ \\,,,6k, cv.7, 'N.N. ,:ciZ\!;\,z STD CURB & GUTTER, A • • t k A •,• . ‘ II • • S • • \ ''-'"--•,‘,.S'A.A,A•IN-', `•- '''••* 0,,••• ••2 (TL 300) . 2" +4---0" LEVELING ROCK TYP \ A ‘ ).• • • ‘ --4- .0, ,NN:- ` \-A•Nk‘•--A's•-•NA s..."- - \ \ \ 1 \ 1\ \ \ N - ' --S\,,,-,‘,‘.., AAV,A.,■, ANNAN,S,A,S,'-;.: : • % \ • , \ .•‘•\ 1 A . • • • " ..\^.VIA".\\AN ' \t!'\"•\ \NV' \•\‘-' " 1 N. 4 , ‘_ _..L..._•.7\.\_•._.4 `, • I‘.‘• \• ‘\ .N".)‘' ■ ••6‘,.‘,,,.•,,4‘,„,-‘0.W,' 1 , \•\ • • • ‘• --A• , .,‘4, _-\,,A.,• ‘,,, • • \ % \\_‘ %\ \\ ‘N. O.\ .0P x N ‘ ‘ \ \ \\ \ -`.—1 \VZ ,\\'‘\\\\V\'‘N.\.'\‘■ • -\\W' Cll. 1500) A .1 -- 1 . • ‘ , \ \ 1 , \ .„. V.:-"S , Nes!: .,,,,,,tw ,c,AA,A,,,,, N., ANV“, NOTE: k \ 1 \ \ , \ .... ' s•- : :\,.'‘'‘‘‘\..\ \ VNA\/i,; " AVS ANA - I. I 54th AVE EXTENDED MATCHES EXISTING I 54th AVE.. ‘ „ . . • ,N,`■,•‘-' A • Am's, A.''-: A A.•• 'l'-' A ‘ A A ‘ A • • • • '''" AO:AAAAA AN'\'''‘‘• •N•k • ' • N •• . • .W t • _ ,t ! , CONCEPTUAL ROAD , ‘ eh \ \ \ \ \ , . , - •••. •••• :\ \ ' \ \‘‘‘‘ \ \ \ ‘ NA\ \ '‘ \ N. • ‘‘‘'‘"\'' . ' \ \ ‘ \ % \: % ....... N. ,.. \ \ .\ \ ' '‘./A,1,0\ \* ..X, -X. -N.• , , r , . EXIST I NG SW I 54TH AVENUE EXTENS I ON ALIGNMENT - ,.,13.1 A \ ‘ A % \ .. ,. ‘ • \ • -v..At,AAINI 1•044.4,.%•40,;•, ( . • .. \ • • A• silltL`6,60).-7/ \ • r • •• 'IC'''-‘•••,•-V••‘'SA•;‘. •A-A". • TYPICAL STREET SECT ION S E.-E. - PaoiPt L.E_ • • __-‘ , ‘ \ •, ‘ 1 .,... 4. • \ • • '-' "•••t'‘• \\''v--i '-..' •• ■ -.•' AA v' • ' ' A . X. . ,, \Ft C.v kJ ft-E. 3 . ,,, A •`■,-:•' , \VANA A , SCALE I"=10'--0" ..-r-11 -.t--1_I_1_ _1 . ‘■ • '• • •:_—_,v \v,x8A:c ,-‘, ,•,‘ -0. 0 . „ ..._ _ - ‘_-,._. 11 „,,..‘,v,.-s .. xc\-Ni.„„, 0 ,. , .‘‘, 1/4‘ \ \ \ \ \: N‘I ‘ ( \\\ ‘‘\ A A__Iikxl.k.k,‘A-A.A.N.,:‘,1 v‘A..\\-,%,„ \\\.‘‘ Li i , 1 ‘ ,iuttiti 11,0 \\ (IL 1400) ''• • • ' • • • i , , „ „\._ eSIA.,,_ .:s,N.*N NN-. 1-r 1 ‘ c, n,,/ or l*t• \ \ \ i i 1 , , --. emA, ■,,,,;:1„,y,si,\AVt,',.!..,,,,,;.%.,N, 0\A‘ \ \ N ''1 // 1,\ .- lic.•V'Y.''',,ANNNV,\A - -i.7-‘I I I til•; ‘ A\' 1\"\\A\\ \\' . I I • CONCEPTUAL 1 0 \ \ , 1 . I 1 / N ‘‘V:V` 4.0411.tVWS V I A N\ N A0 11 ‘11\ \‘ • I I ' ) \ \0 ‘'' ‘'‘‘‘' r' •• -ANN XX N‘' ‘ " '-- i '‘ \ \•••\\\ • \ PROPERTY L I NE 1 1 t . \ \ 1 / ,;,.•.:t,,,„,,,\„-, ,..., .‘v t,,\A-vv,\A t, ,...• , -., ,1,I 1 0 ,\‘A„s ,, PlYC STA = 8+44.78 •,,I 1 , 1 , N •or i • ‘ AM1A'V.".-""..,‘." "..- " ' "`" . \\X‘ X ‘"• P1VC EL = 290.56 / 1 1 ' \ eP \ I 1 % % • \ I 1 / \ ..\\\\VI! 'NN\ \ \ ‘ \\\ \" , /.I I I I I I /.--‘ Mk:,I 1 / '■ \111‘t•'‘•••: )'8'''':.<'-"•".4. 4 ••\ 0\‘• \\0,1\••• \•,• ,••••, --i'-2- vc---- ..‘ <=-. ,-,N';i;.\1/4.N-N"'‘ N 1\\ \$r . . ‘ "' "% : AD = 4.6 03 , 1 \ rs - • }- ./_ ,I "4- —--—-- -0, \AV■-••-''s -"Y=‘="4441k. %% \\ ( 1-‘• " •\\• X X\ \\. K = 15.22 • • I ) / ,--k s, N..-- ..-\‘‘‘‘.,0-',v, i-vvtvi 1- \ x ,, \ . ‘\\\ N`• 6 310 (IL 1300) A 1 I i i t . ''‘A•A'..VA... "A:•,;j:i.- - 1 :•t• \t•Ili II l ,\ A\\ \ \\„ \ 310 L co I ss \ \ I % \ N... \ \ s •\\\‘•a-?..:-':,.A 1,-,--,,•-,' A V • 1•I l I I 1 \\N. \\ A\ \ \N.N.\ + \ \ I ‘ 0 \ 1 • ' -,-'• I-, 1 •1 I ••■ • \\1‘ \\\\ ‘,"'s „ s\ \ . iQ‘',\'4,- A.1-\A..\ ,,,,,,,6, • ,1,1 , g rali? ' -.-1 a2 \ \ A A, t 1 • a OLD DWY 00 a I A I I , • • A . A A --,EXiITTN4 ‘.‘‘Qi.:-,*.f:o•e;A: 0 t 1111 110 t A \•\•\A\.A \\,‘ 6 _._:- +cr •- GRADE . , Nom co in•-i . ......,.... ,r \Niss,• \ ‘ \\\j .„‘,is‘,‘ ,,, \ \ c to ,,_ (., I A::11\‘‘ \..-1\ \‘‘% ‘‘,‘,\ \'■..\0, . ■Ir4 W 5' u c‘c 300 ( ' 1 •••••■ ‘‘\\ ‘• s s, ,s ..• 300 -_, •4 11\ . \ •, \ \ • .. 1 A _ inx 5 . - _- DWY APRON '" il E-111. -• *II 1 A s‘ \ .....• \ . .••• . -- . .... . A..., I t...a CD CL tu , ... 0 CNI .... ■ \ >0 It EXIST . I •11 \ • • . 1..‘,,v,: ,-N,AN.-,0,, • A ••,•A•\ ‘ \ ,• A , r-z _t \ N‘..\:*•‘Xi, . s" \\ \\\\\\\\\ \ \ \ .\ \ CLU.1 la GRADE . I A. • • '''',,' .•-•.. . A - --4.- N .•.. \ \ \..\,:‘,‘ , I& •'A 290 /W• . '','"..•"' ••• •••••\•• A. •\'-'• • • 290 : . Ogilli - We N I\ .• N s *i•-..----. , ....., N. NA, . \:\ \ \\ ‘•\ \ ‘ \ \ ■ 1 ‘, 1 , 1 1 1 \ .‘ \% ‘ ■--•'•--- °V N-\,‘\kAN't 0 N \\" \ "\\\\ \ \ \ 1 1 \ is \ \ .'■ '■ iN OA\ ‘ ‘\‘‘ \\\\\\\‘,/‘ \ \ • REMOVED 8+39t78 END S.W. I 54th AVE. ri 1 ....,.-Z *; tY4liri I__ ol I \ • \ \ • . ''. 'r -‘'.0":"•.■:•.XX:0 • % 011\-• •‘ \1•1. '• \\•\\ Ef 1ST DWY I 154TM AVE EXT NS ION I I •-•4 ck., • A •„ At \ \ • --.„/‘ w‘A-At‘ • .. • •• \ AN \• • ''''r ' A , - — 1 ,•, „..;el. .,,, \ , , .\ \ • O-V i 1 11 11 \\ \•IX' \ • • \ APRON EL=10.65 :,4, .. •••. r••• 1% ‘. •\','t• • -4.\ • -----TO SCHOLLS FERRY RD ,•:--".':i..4.- I iA''- \ .1---- A_ • ‘.-.; „N ,- •11 111/4 •• \ \ 280 280 - I ..v.`443:•••• t,2,tel s_,....„ , 1 IF/ ., . .... .1, , A, , .,,, „1.> ,..,,1 .,. ,.....,A\\ t .......- t..__ , .,.. \ \ \ l ' \\\\ 7+80 8+10 8+40 8+70 9+00 9+30 ww, \V.,..11.251•.:Thk. --NI--.1,_, N , -..._ ... -- „. .‘ \ \ ‘ c.-10f,T,\■\\\ ••••- ,A,41 11 A \\,._-, ... -• 2,, 1 .-. . \ N ...\ \/ ‘, , 1 pi . \ \\ \\ \\ k \N." 154TH EXTENDED STA 8+26.78 • dp1111.1, I -_,-."11116..._1 ‘ \ i • . • A • • 41., \A A A- • 1 A t.s. s•• \ • A -4. A. \ \ \ ..., st: c „..\ t = 04-00 ACCESS ROAD q (TL 1200)' ri 1 , .,...1504 _ . _ . ....,... ,. ,..1". , : . 81,,..„•_ . . --.4g_41,..,,.....tn.,..1k . - .11Pilik. 01 .1.. _.•_ ,..f.: • A \ \\\\ \ 1 s\ \.• .% '/\\ \ \ \\ ‘ \\\ \' s \ , 4! .,.. . _si.....4, ------.• 11 r ;—"--:-7■11mal-e--• 111. \ \\ \‘ ‘. ' \ ‘ \ 1 1 % \)'--- N \ 'In ' X• \\A \X " • X \ , f 1 / • \ 1 . / ‘‘■• • 1 1 II ••11•11XX ‘• • • , 0 II, AO k -744:111111\% \\ ",‘‘\\‘ ‘\'‘‘A\\ : ' \„. . EX I ST I NG $W I 54TH I • 1111/PI 1 1 / •i '(-fi.‘600) 4.- , I ■••••••„. , % k ‘ • 1.li, , •,, .. 4. • • •• ••,•••‘\\ ‘• • .. NOTE: I 54th AVE EXTENSION ROAD SECTION SEE ABOVE. ) 1 t ' %/ -EXISTING FENCE ••• ••• • I I 11 1•'%••A • '- AVENUE itTENS I ON, / . / r 1 , \ 1 , . \‘‘ .. \\ ,1 • !lit PROPOSED REA FOR f \■ i 1: / .• 1 l -...L, I ' /, \\ \‘ ,i ■ , ■ .....-- ,, , ,-- „ , t;,- DED I CAT I ON TO C I TY r • -, , . •N.1 / , „,-,--- \\\...‘\N I Ext2IlligSALakAyi Elmusiptuagna 1 , ....,.....1 ... ....... ._ SCALE: I" = 60 HOR 12, r=20' VERT ' E R I GH TrOF-WAY r r \ . 1 k om........ / i , 1 X ‘1,....••••••11 , •N PROPOSED AREA FOR it 1 1 t 1 \ „/ 1 . _% . , / ■ \ ___ ■••••■••■■•■......■,. ., LYN .61110 \\\\ \ \ DEDICATION TO CITY \ ‘ ■ \\ \ \ PROPO4D TL 600 1 `‘ • 1 / , , ) , , - 1_--, , , <N...-_ i''Jr If I ri■‘ ‘\\‘ ‘ \ \.\\\ ‘ R I GHT-OF-WAY FOR FUTURE ..., -„,„, . r r 1 , , , • \ ‘ \ - .\\ 1 •• --...- ---, - , PART 1 1 I ON LINE NE I \-- ,1 ''' .---_-- , , '225' ,1 ----/./r;',' i I r i \ 1 \` \ \ • • \ 0\\ NATURE PATH ACCESS TO CITY _ t FIGURE 2 . MARCH 2000 .__ ., , , ■:\ \` ‘,\< \` `1\:\•\‘ OWNED TAX LOT 400 -0 • , , , , \.\\ ‘ ,„ ,„ (IL 7900) (TI. MOO) (IL 7700) (TL 7600) • • •• (TL 7500) ' \ \\ ‘( • \\.' a 1 1 1 I I \ - CITY OF TIGARD , , . i , , 1 1 , PROPOSED TA 600 ! „ . 1 3 I 1 / \ . . 1 CIAULEADL OMWT-35 1 1 1 CONCEPTUAL RE-PARTITION _ Q / • t : t 1 1 1 / \ . , j 1 1 / / / i . SHADOW PLAN , . L. • ,/ io I i - .--_,...J-...,, ,........... / C.a ,i to v 1 / / 1 I , CRY OF TIGARDA Nam; s I TE PLAN ._-...,-__‘. •-..,_-=-_ - - I. TAX MAP/LOT NO 2S105D800600 SCALE I” = 50' : 94-cs,0.466 -. --'/I ., ___ , Sc' wycV •. 377-90 s - _ - - - - - I - - - - - - -� - - - - - _ - I i • 4 �..,,. 615.64' II nom- a _" - 4 � - - T // I 4z ••-` :`.: ^ iii• CITY • lCARD TAX LOT 400 I •F } I h / P_f_,. MORNINGSIOD I L DEVELOPMENT I 1 / °_ - �.a CITY OF T I GARD 4 ,Jr< / - - - - -=-1 . TAX LOT. 600 , -.,-4,,,,44-,41,:-,'' - - I / / - (TL 15300) o // . EL::T ;�-� 0 ,•,---,,u, s:-- - Ei : / (TL300). 1,."- :.=1:,'.qt.-: , - \ _ /�TRESTS 1400) . 1 348.16 1... 58' ' • .7 CC (TL 1300) 1 p ( 400) I I EXI� C 1 C 1 .41 .35 1 I - - - -- J j _ _ ■ 1 ACCESS ROAD I ' 1 S_W. 154 A Q ...���I �- - T• CHO S FERRY RD N,:am-4 �v_ y AC i 6 '/ I c 1.15 1 (TL 1200I,r EXISTING 15;TH.•A E : � `\ (TL 601 o.39 AC �� '; EXTENS ON, .PROPOSD 77 i 1� 1 AREA FoR DEDICATI oN =-- 1.0*— ,e ' T0 CITY ' .I GHT- F-W•Y a- 225 __ I1 _ _ _ 965.64' - - - - - - - - - - _ �L PR'POSED TL 600 ■r rPOSEO AREA FO ' i 1 PA'TITION INE I I I I 1 I 1 I 1 ; _ , , 1 , BULL MTN) I DE CATION TO C I � 1 1 1 1.. I I I 1 ..: 1 / W - -� \ 1 1 1 CEADIOWS I': / R I G T-OF-WAY FORT FUTU E (n75oo). / NATURE PATH ACCESS TO I / J \ Jri. 7900)(IL 7800) (Ti.I 7700)I(TL 7600) CITY OWNED TAX L T 400` 1 . v - -� ' _ _ l ♦ BULL MTN. 1 I 1 1 I I I I / / I ' ` - - 25' UTILITY CEADOWS 1 I ! I I I I I _ _ _ _ RIGHT-OF-WAIF - I I I L L _ _ _ 4GURE1 MARCH 2000 - - I 5 W. YARROW WAY I L - � - - - - L--- -. . - - + - - - - I N e WAY Y CITY F TIGARD. i \\ // \\ /� _ - 1 __ _ _ 5. W. B R 1 5 T L E C 0 _ - - - O �� I. O - - i - - - - - � — - — _ 1 r - - - l — — PROPOSED TAROT 600 , . 1 I 1 1 i SITE PLAN -. PARTITION S a NOTES; ..II. TAX MAP/LOT NO 2S 105D800600 5 I TE PLAN c `a° SCALE I' = 100' -! - F_-....=--.. -%---: ci 2. SEE F 2 FOR CONCEPTUAL RE-PART SHADOW _ o_ PLAN =g.ra ves-o3lo.dae . — 150 VC PTVC STA 8+05 PIVC STA = 7+30 EL = 387.44 ,-- - IR , P1VC ELEV - 38579 . :..: 33 89 00 , • i • i A.D. .,1-0L3.68 , , , I `°oli 96 : .. ---1. -- ' . - i • r, „-, , , ,.._,.... to.^, ' .----- 1 ; -- ! _:ci c. . , _. , i -- 380 -----------i--.- -- - 1 • , i . , • ; , - -- 1 .____. . , - ,... „ •v - 11 . . _...----c....1 il; • N C.)-j ' I - - - - -----, -- -- --- 1 I--- ! ! 1 I . ; tl -° ;< Nr-03 , : I I Cl.t.4 1 --; ..i. 1 i i i . I c03- n azi s ! .:--- ; 1 I I l',4") n i i 18" SO ----- , , I I I I 1 1 . -on --0 ■ I 1 I 370, -----.I- -- ; _.....1 --------------- _i 1 _1 ____ -- ---4,-cc ;0. - ---- I ---H. sD- in--,---R-=,82-F-T/FT - - - i370 . I o:-;! I I aElf1 I-- i I I I --.1- 18 1 ! I 1 ,---vi z t./144 -0 i I ; --- : , --- 1 Fl/FT a I cc t-)1 z 1 N 1 1 ---I . D 08g9 I I , = ••,(• --6.,,,-2 6.,,,1 , I 0 " 000--1--- -:,0; if,_ir.li s_L- .-,0 at 1 liao N )--J 1 1 . - I __L _....03 1 j 2•C -Cr ' f-t 'i 360 • 360,-- -or.., ------- I 06, +c■A TAN 4 0,■i .,_ Cc ,o3 . I I EXIST GROUND 1 --- 1 • ! ! „-i--! 1 eo 1 I cc oZ 1 tn ____ H.,-,a 1,1 'Q., .:-... -No, i AT g ROAD ' ! --- 1 2 1 i I •k I i I I ------ ....--- I I C3F-. u . "rZ,-, 1 : Rg z , FALnIct 11 ,1 350 ii•-----coy)1 - . - -- -- ---- - .-■ • Ct 1 350 Iiitn<10 4i ";5zg,'.. 1 Kv o i I J (A evitu ' i i:i§ 1 < i Z 1 LI vi0 eo ....._31 ..... X Lo-,-4-IZZZI0 cenct.00 1 00. (-1 i to on _ i 41 I.-.Ul Z L.I ta. i I tr)L.J.- 1 .a. CC , 03 -0 : tri '6,4 o 1 i ,r, . 1, 1 1 - . L' -'`x (....... 1 o -o 0 , +oc,;--) r. - 00 L..t N' wi - 1 crL >- met , II I co;:i - . 15.61 i ..,+, II,i. 1 1143...03 1 to.1 tr3 (flax r .. - , , Yx oLic),,,,, ,_ 150j VC 0 ; __Z__ I ti _ Q:i0,_ _,,,;!_a_l____ ,to 00: .1.5n - 340 ■ fi.z) ,-- _ ,__ ..(,,,. coi:-- - .0 • -- - 340 • •C--°1c.11 oni) 1 li'F n 3c3 N 1 '.3 I,0 0 1 ----1 - PIVC STA = 1+82.86 .-oXzo lin . . I • /1, ' 1 ' I en.-ctn.*, 4 H 1 ^In to, to - ,nr.o, + n n.0 • N to Pi VC ELI = 298.96 cnt.J.Z-o zNolo, u e--0N 1 LI , „ , Ox.r) 0. a ° Lay) to XX z si 1 r: K =1 14.61 • I ‘5 _ I I ,-,..„, i ii..,._"1 ..x. ,1--, ,z,,csu I,..); .• u,_- ol 1 t% ca to ca no n cs+'Ll'„.-0 n "'AI ,-..LI N ..... 4. Lo- r: 4..r3__CC 7, II I ..•...- .15-1:6 2 z ail,j, _____-_,LC 7 1,, 11 -1 330 .40_ Zs, t• •- 330-- . 112 cp . n-- ''';- --*:1 -- t• OH Z-00j ........- .: ICUI Oti tu I I .. i 11-3,1X221 °. <CV) :Cf I CI-1Q(A,L1 I 3.-.1.r)2zz . .A 0 1--mr N°3 +c0 tow A---.0, / LoLo A--0, I C)(.3 CI 1.J W.' - I I trm co--1 l xzzzl (3 ■ inN . ¢ci i ca I to(61Z----ol ouowu.o...) I 01.0 VI•--... , 1 [ V/•C til---....- I C3(3 C34./L, ,Lui I 1 1 1 320 cri 19 N I a_ _,..:, _ -c.c..._:: ire..i1:7..3,,I. Qt.j ), L i 1 - . - 320 - I- ,....,u__ , r [ _f___ _._ • ,__, 4 Q.I-Li I I I i CLASS "0" SACKFUL, TYP urcn ! 1 Mn 3noN -Ccr's I.-..coao i/ i el°111. I i I 1 1 -o) + li.c1:ANN 4, II la ul I 1 1 i , , , - ---- -• -• -•-•- -- 310 310 --------- -00----ii- 040---- thinc,NI--11 4• - - _2- - -• - 1 1 I III Ell j ,01•1.11.1fig 1 1 1 1 1 1 1 ...,--= .-- •-• I 6-- -1- t7i, Kix"crt2c{:43 it :.;;,--1;, 1-'z._-F- - 1 i i 1 -1 I 3, 4c.,,,, ..,,,, , .....- v., ,......oiya SL=.06 I f FT/FT as 01C3 0 I,CC, U I-4,12Z Z0 I 117.6 I I - . I CC. e %EU" U-- U16-IZ-.-r.-00 'CV •C;-3 1 [I ' I 300' - . a-4g 6-44.•?--8 eiaesui..tuttf - - - L-z- ' ,-)i,.. • ......0%01r4. + ■ T -; , -1 1 -- - i 300 (..stri ii cc-x:14,w ;OW INOTE: 1 i . . cnev,-- I ---c I I. SEE SHEETS C-1 AND C-2 FOR ROAD PLANS AND I , I e-t...1 r.01001105 c-T fil - 1 1 I • . 1 1 :5A-, i HORIZ ICURVE 1 NFORMA T I ON.I I ! i 1 5.-6t --i- , - A 1092° ' 1 L 1 2. ALL STORM DRA INAGE PIPING 10" ANC), LARGER I I 1 ..,.. 290 t- immooli =3 A -;--- i I I I i 1 00 L.I •i. -TO BE HOPE, ADSIN=12UNLESS-OTHERWISE ! i - 1 I I 290 ,,' 1- t.mi- I NOTED,'AND PVC FOR SMALLER PIPINGj SEE I I I 18 Sd SL=0375 FT/r,i I I I , I. _.....11••■••• . i I • SPECS'1 1 1 I , . ._ 71 illi!ir.....i FT/Fi=.0.139 FT/FT 1 L , 1 I 1 i 1 i ; 1 , i El l 1 280- • 1 ' , ,__ ' 1 i 1 1 I A_ ._;... t 1 0+00 0+30 •0+60 0+90 1+20 1+50 1+80 2+10 2+40 2+70 3+00 3+30 3+60 3+90 4+20 4+50 4+80 5+10 5+40 5+70 6+00 • 6+30 6+60 6+90 7+20 7+50 7+80 8+10 8+40 • P1VC STA = 8+44.78 • t- -I 430 PI VC EL = 290.56 ACCESS ROAD ( .PROF 1 LE 43°1- - gi i I PIVCISTA = 8+98 PI VC ELEV = 389.48 I -50' VC- A.D. I I r I , ! 1 :- 1 1 I i I -, 70' VC SCALE: 1'' = 30' HORIZ, C=10' VERT I I 1 __ -- -- ___ ___ 1 1 • • AD = 4.6 - ,T i al I I . K = 15.22 oi • '4201 , I P 1 IN", 1 i I I i 1 /. 310-- -1-• co -1-- n- --1 310 ct + P-IV-C.4S-TA-=-140 • I 1,, I-- .I__ •- _4,, 420 n + 1 0 •. __ I cop, 1 ci,2 1 . e„..4.vcia = 393.r8 r I - 1 I pit/C STA = 12+01.61 I N o W.-air4 -41 co „,.-- A.D. = -8.66 I PI VC EL = 385.40 To ol .4- I EXIST ' ,!_c cd . '40 1 t \ 1 00 1 i A.D. = 0.68 / I I pi o-oi 4 iz GRADE i 1 X 1 1 K 73.53 a3 /II o P-i [ 1.5_0 VC . 1 1 ‘■ i ... / I .-- 300,_•___________;_i.gin od__ _ ISTALL__5'_Lc?C4_.!_._ _., 300 _ 410- --tr --i- u-z., -1,-. 0 .11i-- -0 \-- ' -g•-,.., 1 410 th tnIc ai DIWY-i1POONI .... I; ' , -18A-...:, C3 / 0 I I 50' VC ' tu 1 tai TO .3 N I a.Lai,/ 1.,............. I - ■ V . ui N7 - ui I N I I, 0.; P. 8 1 + 1 \ E i >ca n -1/41,,_FUTURE NCI NO I r , . . . t,-.6 GI , 40.or--wz-tv,(11 r1-„,27.-,°39-- - "A,r2, _ 0 i GRADE / e0 I .1 . i - - -g: -- - ' \\-1,-t 1 290 _Atig - -.... --:._ I. --, I- 290 j---7---- 'qk---- i i -- .-, c, , • - , 400 -4.. , t" 1.-Cri r•••• 1-ults. r:2.8 .,-i . I REMOVE 1 8+39!78 END 1 0 int.on (Awn I 08Z 0822, I ,fr u u 1 u ol cs, 154TH AV. XT N 10N 1 1 , , _____,....„____I A I to L3.-J EXIST OW)' 1 / I otw n 1 APRON I EL=290.65 i I - i In.0- Ol ai- 1 . _-, .___. -__.,.... . 1 eL , U co 'x th I I 1 I . 0 1 2801 - I- i 280 3901 ■ -2:2=7_ .t..:_,__ 1 - --4 z. ' ---1-. u •. --LI -- .q. -. ----1 390 • I i •I I I N lel d o 7+80 8+10 8+40 8+70 9+00 9+30 • • 1 154TH EXTENDED STA 8+26.78 I 1 , ■ • 11 (., co • = 0+00 ACCESS ROAD I > ----' i SO STA 15+77= I I I 1 1 . N . L=289.9* -. i ,,,1 I ACCESS ROAD STA 8+74.5, 24.5' R T I 1 I I I .:. .-4.9.3X , 1 I i n NOTE: -- , , I _.- ' I . l SD MH -15, RIM = 388.97 . 1 . , I , 1 x 1 :! . - I. TAPER EXIST GRAVEL DRIVEWAY TO MATCH 380..-f__. - -1.- 1g-iai 4)=378.0-- ' t- - i -t• -----: 1 380 ! '1 ., NEW DRIVEWAY APRON. I 1 1E OUT (N) =373.8 1 I i -., I ■ I ' 0 I IE STUB (S):=374.0 (PliUGGED) I 1 I 1 1 I 66, O 2 154th AVE EXTENDED ROAD SECT ION SEE allk i or S I ! k • N I I I • • i ---• 1 I 1 , 1 , , . ., SL=.02 FT FT I 1 I I 1 1 1 , 370!. -- - -I- - --' 9.,.60 , I. i _ __1_ 1 ---- 1 370 , o _ 8+10 8+40 . 8+70 9+00 9+30 9+90 10+20 10+50 10+80 11+10 11+40 11+70 12+00 12+30 12+60 12+90 . ---- S.W. 1 54TH AVE EXTEall ON PROF I LE . ,0 . 0, ACCESS ROAD t PROFILE SCALE: I* = 30• HORIZ, I''.10' VERT . ___, -. . . . ir tri o. .- SCALE: I° = 30' HOR II, I =10' VERT ul u '1. 9.:, - ^ NOTICE '/• ' SHEET 0 laH '..-- -- --.7-f=7:::: I CC 4 :::: •-: _ E• -1,,_ DESIGNED A01"11N ' riA ci. o h 1 .--"=-4 =7,----=Murray Smith&Associates,Inc ACCESS ROAD AND cr, tiammaggA HCM 4 . _ 1 .I.i. L.k CITY OF TIGARD ' IAJ DRAWN .... 1.,.. • - • -- - - • - -- - - Engineers/Planners CITY OF 11GARD STORM DFtAINAGE PROFILE C-3 :Jo N MENLOR RESERVOIR C:3 NOT MEASURE I- JIM , jae o# .e THEN DRAWING IS CHECKED 44..... 1 C. 1/4# i U NOT TO SCALE -..F8 I. ON' 121 Si.Salmon.Suite 1020 Phone (503)225-9010 - -- NO. DATE BY REVISION Portland,Oregon 97204 Fax (503)225-9022 7 OF 32 EXPIRES 6-30-97 PF7:37;747:77747.7rSCALA; 9-.7077WN ATT: JUNE I 997 • .' • - I::\CADFILES\PROJECTS\96\0341.201\c-4 6-10-97 J:44:29 pm EST Z 0 • o - D H - — - -- N l0A V1 01 V m l0 O 1 0 0 0 0 O O O -�_ _ -, _ - • r r - ------ 1 c7 ---- FERRY RD - --; I T- S.W_SCHOLLS_AR j 0+00 SCHOL�S FERRY q0 i I \ –_ _1_�- - -- - 1 1+ TC=252.81 1 1 I _ - - —, i ix 154TH STA 0+15 PVC i s"� In i I I 1 TC4253.65 I 1 ! I I I I I I I I i OX I 1 _ I I I Z I i 11 4TH STA 0+55 PVT i 1 I i -4 I N I I 1 TC=255.10 1 , 1 I i I = I I I 11 1 i i < I 1 11 m 1 I SO STA 0+00.ISD MH-1= I z ___ I 154:TH STA 1+137, € C I SD STA D+00, SD MH-I= 1 I RIM EL=260.1 V- I m 154TH STA 1+37, Fk I IE 11N (W)=259.53 I ! D TA 14.t• D MH . 1 ! 11; IE IIN (S)=253%, MATCHIEXIST PIP;INC .54TH-STA 1+39 RT �� u,• z I 1j IE OUT (N)=253%, MATCH EXIST PIPING ' 4j z2o 0 01 i J 27"c V 01. --{B"-SS-- :--® --_.I - I I - o$y� °I LnJ I I • �� I SD i•STA 0+09,1 SD MH-1= I I I -{ - Sp_ I _ £�% 1 I 11 + 154TH STA 1+39, 9' RTC I \ I s'w- i I 1 0 RIM E1=260.TV \\ ,l/S.W. ROUND TREE DR a:,n - - - - !-1m 1 1 A IE I IN=254.30 .1 \ / 6'I o' I 1 TE(OUT=254.10 -i ---i------l — - - - - i °IO II I I 1 1- i i o 0°r•,, I �I I j I °' 1 1 IIO" SD ! I 154 TN- TA • S 1 2+ - --- oi 11 '` oI I TC EL'266.D2 I y o Imo I I� I I I$ P r D3F 1, I 1 _ a o. G m I r' No i .l\ oo I I • �= I i I ! — - - - - I 0 •+I - iii m 1 nX I — I m N , – – – – •e= imrnnl�,l;,f II u,- -----I ----- C 11— —i-- ---- - 1-I ' I • m1 I c y In,. "I I i'I1 , I I I 1, J i k; ID 1 I a. 11 _I I �j ! 0 1 I oL' 1 +i- - 1 - - - - ! 1 I -- -I I F' i SD STA 2+09, SDMH-3= 0 o �1I °i / !I of i _ _ _ _ 154th STA 3+39, 9' Rr i°° III IlIil11 i it 1 j ti •II:! <i - - - - - 1'I 1 I n; 0-1- --rso - ,,,,,;,I, (fill!i iii N! :', i !!I SD STA 2+09, SD MH-3= ; I I 0 0�+ ± ---.-- -------1---; �_ I54THI STA 3+394 9' RT i I I `I u 0 ore C o' 1 I RIM EL=2715% -- - - to I d ■ i I IE IN=264.86 i I CD a _►, ! i I IE OUT=264.66 ,,, y y I I 1 I I • b a- ^.+ a 1 - - - ---- '-- ___---1547H-srA-3+75-P_VT_---(------1 - - -. - - I PP, _ °: 1 1 TC EL=273.27 I I I •a ee • - !I I I+ • !D y II 'i I I I Iv, I I to I N VI c=. tw •' N 1--- 1 ' I P I W 1 I I a I COI z II I I e = I I I - _ L o S.W. W I NT GREEN ST• S V c., i_ m °vl I I i� - / - - - Ca ▪ of il �- I. L --- I------I ° I II,_ o_ I I i I I I ¢•1--I-B'ss .�- _-I---- 116" W I I 1 ' T -; }- - A< >, \ I 1,54TH STA 14+56.09 i T c, I / I • +1 -- ' \_ I+ r,C EL=275.90 - - ----7.- +--I-.B"w - - - ou -t- - -c-I�'-t3RADE-BREAK I ' I54TH STA 4 77.09 lu 1 I FE WINTERGREEN AVE I ;IX I I _ I v• G ! TCI EL=276.40 ! w1 1 I Q I I� / o -- w1 I SNTH STA 4488.09 PVC I 1� 01 .-------- l -._1- 1 i-3q-TG_2759D!-- -J----_! I t -I\ °' 1 1 H. GRADE BREAK I NI I I -I I 1 I (;,1 1 I O X I I a 110" SD 1 a4I I i I . I I I o I-.-..- - - - - - ' _ m I I I • I -! - - - - I SD STA 4+23, SD MH-4= • A I I i I I 1 154TH STA 5+53,19' RT - - I 154TH STA 5+38.09 PVT O i I j I TC EL=276.38 ', z I 1 a' I SD STA 4+23, SD MH-4= °m .-----I--------I-- i O 0 o i I-`--B� 1-154TH-S-TA-S+53x9'-Rj- - x I EE I RII M E1=177.1% 1 I C I (.)- -!__r - _ - . . 33 m 1 , . . I IE IN=269.'30 z a I I co m 1 1 ; I IE OUT=269,10 j o < .I. + :_i_______r-- I m -- - -- n z °' I P. I 1 • c..N -z C v 1- 1 I vl^i 11 I In a In ~ m 1 1 m 1 I O a ; Manrnm a I w i 1 I OO Ili I -'1 2 h-•^ rn I I 1 or------ ---------- --•-m --- - -T,�-----•-------�-----• a y rn 1° I n INI H o2pn I I 1� m°:oN - - - - I' 1 E +1 1 "r1';,-- it , _ in-n to I r - --- -a - I -lo G; ; 11 II as 23 I9 s.W. FIRTREE DR•�'• -- 1 - I - - -1. - I o m 1 ! _ _,�;n D I I I - - I j omen I I 0, cn� I ! u o I sa_ -k- -----8ssy L _ T 4 a I i �-- -1 ' I 2 m ro 0 VI 1 1f I _ _ A °i I of I rnmoo — - - - - 11 1z w------- o i i i II -c-"r�-�i �'- I •�I --- CO i X,n + ---� -- ------- -- ----! I 154TH STA 7+0' PVC -� -- ^�ZI I I I - - - o r— I--1-TC--Eti=283.-10- . 2 2 R.t I • I I I -3-aaA- I I II I 1 nroaZ I m1-i■ <acZ)ro + 13-4 roC PI 1 aro°a UN nroAO� I 0 0 rn, I , o(n 2 On^+ o z-n In 1 rn rn 31 O I I I In ;;rnz �� . w III 1 �nrncnm o I I - �yll aa(j I I 1 n10-,Ob O I orn zON I I k ^l�v rni — -- - - I = I °- 2zo 131 1111 I ��zo cm I ( j nrn r O rn y 1 E °I I I 11 j n AOron a II + m i z I 1 . r' - _ - - • 1 - -_ _ - - - 1 j 1 1 mm� I; + ! I I 0'- -- -- --- •• --,-E-- o I 1 I54TH STA 18+00 PVT a -� ' STA 6+ S0 MH-5= ENO OF 1154TH AVE!STA 8+09178 IT,C EL=288.45 1 III 1 I54TH STA 8+25. 7 RT II M 1 . BEGIN 154TH AVE EXTENDED, SEE NOTE I I I I =,-- 1 ° ! TC EL=289.09 ! ! Y L_1":,._ ./J__..1 e +; __ -1SD_STA 6t-8•/-25.---7'R 5, SDMH-5= 'H I u ° lDi ® _ r54rH STA T III I54TH AVE STA 8+44.75 ° MATCHLINE SEE SHT C-2 \RIM EL291.0% END 154TH AVE EXTENDED tl `^ FOR ACCESS ROAD,STORM DRAIN : I IE IN=284.28 I / 41' EL=291.75, INSTALL WASH CO PROFILE . \IE OUT�284.08 II *Ilia'''. STD OWY APPROACH, MATCH C7 !--- ----- -- -i---------= - - - - -= 1( OWY APPROACH CRVL OWY W/NEW •0 AI A K2 ONi - N N N 4 ' (,,,r T 0 O O O O O 0 ' N MLF2ooO - 0000 3 'MAP --- l(.4 i* . PARTITION PLAT No . 4 I RECORDED AS D No. 14j ROUND TREE ES TA TES 5/81R MTH RPC1 '. z 5 8"/R WITH RPC1 SI TUA TED IN THE S.E. 1/4 OF SECI TON 5, T.2S., R. 1 W., W.M. (R1) DOWN 0.8 AT •R1)D PENCE' CDR. 14 P 0.4' 0.08'N CITY OF TIGARD, WASHINGTON COUNTY, OREGON N CHAIN LINK FENCE (4 ""9 i 5 16 AT FENCE COP 17 18 . CAR IS 1.1'S 1.11E S 8924157.41ST• E ``" 341.09' (R1,P) ci 5/817R WITH RPC1 �, 0 /° 'x.11'19.06 55-09' 51..q. l 51.00' 4.00' DOWN 0.2' 0.31'S 0.13'W JANUARY 4, 2001 SCALE 1 -= 50' 2 Sit.00' �,�,;e 40,..x.- lll � 1 ,i _...•� AT FENCE CGr4 :IL J 211.09' 4 7 13 try 90 I g r•- ��,. 5/8"IR IMTH RPC1 5/8"IR WITH RPC1 l HEREBY CERTIFY THIS MAP IS AN EXACT COPY OF THE ORIGINAL PLAT. * �1&S6'x MOO • DOWN Q2' Q06'N Q10'E DOWN 1.0' UNDER t'• 15 PUBLIC UTILITY FENCE CDR. IS 1.0 W STORM DRAINAGE CONC. BLOCK WALL $ REGISTERED 0 & % Ô ENT PER S-89•24'57' E EASEMENT PER wi c: 26 I DOG. 94-99912 0.14 N 0.14E w PROFESSIONAL q x I I ADDITIOAIAL a 5/8"!R WITH RPC1 14 LAND SURVEYOR W - I RIGHT OF WAY 5.r ®/ AT FENCE COR: STORM DRAINAGE " 15 89 I `- N074 49 E 1.0 e(4 0? EDIG`A TIQN gE ;9E;R2 j (15.00) iCj -.,...,, 7' CHAIN I 1,330 Sr 8 W 14.50' UIWC FENCE----•.. I moo, /'� O t OREGON I J SO'35'03"W 15.00' 1985 N 6' WOOD FENCE Parcel I ' u) -, END PUBLIC unuTY 15.00 '�C ALONG BOUNDARY 16,167 SF tau PUBLIC UTILITY 58924'57"E EASEMENT PER 2147 �. 23 88 w N PParch 1 z 15' I EASEMENT DX. 96-28265 RENEWABLE! 6/30/01 � DOG: 96-28265 a l °v 1.36 AMES a Z PE7�? DOG~ 9 9ENT O .I 2 '4 ' I 9913 1 I ;�, 0 APPROVALS: 5/81R MTH YPC2 c _ r. I Parcel 2 LAW? TREE ROOT I••-•-- 6' PUBLI SEMOV T PEDESTRIAN 4 Parcel 1 CITY TY OF 11GARD „� 0.321E ' I INITIAL POINT ` APPROVED THIS 1 DAY F 1" ck y , 2001 • I " EASEMENT DETAIL (�, / 5/8 IR WITH RPC1 f = 50 OY. 87 I 5/8"lR (R2) WITH WC 3/4'IP (R1) SW CORNER LOT 23 r CITY : NEER 4) " ' I 'GAYLORD PLS 929" "MORN/NGSIDE" * * *3/4 /P DOW Gl 8 I O 08 N N8924'571W awe 1 x \ E 7602675.364 364 (HELD PER R1)--�-.- •2.85' • 27&24 _ 117. ' R - ® A,'PROVED THIS DAY OF , 2001 FENCE 1.5'E/S X N 8924157° W 341.09' (Rt) N 649237.004 (BASIS OF BEARINGS) (337.1 01) Y. TRACT 'G' ' *E 7602334.60 WASHINGTON COUNTY SURVEYOR c_AIL- ga�,r,, *dr.►.- * * * * * vp„r •ei 15.0 I I I I T.✓a.,,.,,,,..► Doll o.8' 5.60 e 4 LEGEND: , • NARRA 'I TIE: STATE OF OREGON S.S. 86 g ir). BEARINGS AR:: BASED ON THE SOUTH LINE OF THE SUBJECT PARCEL PER COUNTY OF WASHINGTON Qo • - DENOTES FOUND AS DESCRIBED MONUMENT, SURVEY NO. 25636. I DO HEREBY CERTIFY THAT THIS PARTITION PLAT WAS RECEIVED FOR 11. STRAIGHT AND FLUSH WTH SURFACE, UNLESS RECO�?D ON 7HIS DAY OF AT O'CLOCK M., AND J NOTED O7HERW4'SE. 5/8'IR M 7H YI°C2 0 - DENOTE SET 5/8"X 30' IRON ROD WITH YELLOW THIS SURVEY WAS PERFORMED TO PARTITION THAT TRACT OF LAND RECORDED IN 7NE COUNTY CLERK RECORDS. SE CORNER OF "BULL PLASTIC CAP INSCRIBED "LS 2147" ON 12/21/O2 DESCRIBED IN DEED DOCUMENT 97-49755, WASHINGTON COUNTY RECORDS MOUNTAIN MEADOWS NO. 2' WC - YELLOW PLASTIC CAP THE EXTERIOR BOUNDARIES WERE ESTABLISHED AS FOLLOWS: f W RPC1 - RED PLASTIC CAP "WLMc LS 808' SOUTH LINE: HELD MONUMENTS NEAR THE S.W. CORNER AND AT THE SE. DEPUTY COUNTY CLERK ■ YPC1 - YELLOW PLASTIC CAP "ALPHA ENO. INC.* CORNER PER :;URVEY NO. 25636. .' IR - IRON ROD WEST LINE: VELD MONUMENTS AT THE N.W. CORNER AND A POINT 0.99' E'LY * * * * * i, lP - INSIDE DIA. IRON PIPE OF THE MONU ;ENT NEAR THE S.W. CORNER AS SHOWN PER SURVEY NO. 256.36. O SF - SQUARE FEET NORTH LINE: .IFLD 7HE MONUMENT AT THE N.W. CORNER AND RECORD ALL TAXES, FEES, ASSESSMENTS OR OTHER CHARGES AS PROVIDED DOGS - DEED: U49M ::5T DIRECTION ANO DISTANCE TO THE N.E. CORNER PER SURY NO. 256365 0 -E EAST LINE: VELD THE MONUMENT AT THE SE. CORNER AND RECORD BY O.R.S. 92095 HAVE BEEN PAID AS OF R1 - SURVEY NO. 25636 SOUTH 1/4 CORNER SOWN 5 PER R2 - SURVEY NO. 19443 SURVEY DATA SHOWN. I�ERTIFIED THIS DAY OF , 2001 (GC 022-135) THE LOCATION OF THE SOUTH 1/4 CORNER OF SECTION 5 (GC 022-135) N 647345.568 WAS COMPUTE) PER RECORD SURVEY NO. 25636 AND HEW FOR STATE' PLANE DIRECTOR OF ASSESSMENT AND TAXATION E 7602257.408 I NOTES: COORDINATES SHOWN. THE COMBINED FACTOR IS 0.99988323 THE ANGLE WASHINGTON COUNTY, OREGON ,_____ FROM MAP NC.?TH TD GRID NORTH IS +1'47'16" 1. THIS PARTITION PLAT IS SUBJECT TO THE CONDITIONS OF APPROVAL PER BY DEPUTY an' OF nGARD F7LE MLP 2000-00003 * * * * * COUNTY OFOWASHI GTON S S ► KNOW ALL PEOPLE BY THESE PRESENTS THAT THE CITY OF TIGARD IS THE OWNER OF SURVEYOR'S CERTIFICATE: I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, THE LAND DEPICTED HEREON AND DESCRIBED IN THE ACCOMPANYING SURVEYOR'S BY THE SURVEYOR OF THIS PARTITION PLAT, TO BE A TRUE AND EXACT CER TIFICA TE, AND HAS CAUSED THE SAME TO BE PAR TI TIOAlED AND PLATTED, IN COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE DAY ACCORDANCE WITH THE PROWSIONS OF CHAPTER 92 OF OREGON REVISED STATUTES I, KENNETH O. GRIFF7N, A REGISTERED LAND SURVEYOR IN THE STATE OF OREGON, O' AT O'CLOCK M., IN THE COUNTY CLERK RECORDS. INTO PARCELS AND DO HEREBY DEDICATE TO THE PUBLIC FOREVER THE ADDITIONAL HAVE CORRECTLY SURV.:YED AND MARKED, OR FOUND TO BE MARKED WTI PROPER Ron' OF WAY AS SHOWN EASEMENTS ARE HEREBY GRANTED TED AS SHOWN OR NOTED. MONUMENTS. AS NOTED ELSEWHERE HEREON, THE LANDS REPRESENTED ON THE ATTACHED MAP, DESCR9ED AS FOLLOWS: ‘ , ...clit=rAlrflICIft=eliti"-- A TRACT OF LAND 57TL.4 TED IN THE S.E. 1/4 OF SECTION 5, T.2S, R.1 W., W.M., CITY DEPUTY COUNTY CLERK OF TIGARD, WASHINGT X' COUNTY, OREGON, BEING MORE PARTICULARLY DESCRIBED WILLIAM A. MONAHAN, CITY MANAGER AS FOLLOWS: CITY OF 17GARtJ, AN OREGON MUNICIPAL CORPORATION BEGINNING AT THE /NI774L POINT, A FOUND 5/8" IRON ROD 1417H A RED PLASTIC CAP, INSCRIBED "W'LMc LS 8C8", AT THE SOUTHWEST CORNER OF LOT 23 "MORNINGSIDE, A REPPE•TO G , A SSOCIA TES, INC. SUBDIVISION FILED IN WASHINGTON COUNTY PLAT RECORDS; THENCE ALONG THE ACKNOWLEDGMENT: SOUTH UNE OF THAT TACT DESCRIBED IN DEED DOCUMENT 97-49754 WASHINGTON I LAND SURVEYORS COUNTY RECORDS, N 8'24'57" W, 341.09 FEET TO THE EAST LINE OF 'BULL STATE OF OREGON MOUNTAIN MEADOWS NC. 2", A SUBDIVISION FILED IN WASHINGTON COUNTY PLAT S.S RECORDS; THENCE ALOIIG SAID EAST UNE, N 074'49" E, 225.00 FEET TO THE COUNTY , SOUTHWEST CORNER OF LOT 14 'ROUNDTREE ESTATES", A SUBDIVISION FILED IN THIS DECLARATION WAS ACKNOWLEDGED BEFORE ME ON I-0 / WASHINGTON COUNTY Pt AT RECORDS; THENCE ALONG THE SOUTH LINE OF SAID 1410 N.E. 106th A venue, Suite 100 I "ROUNDTREE ESTATES" S 8924'57" E. 341.09 FEET TO 7HE SOUTHEAST CORNER OF Portland, Oregon 97220 BY WIIILIAM A. MONAHAN, alY MANAGER OF THE CITY OF nG LOT 18 OF SAID "ROUNV TREE ESTATES"; THENCE ALONG 7HE WEST LINE OF SAID LOT Portland, g AN 0 MUMI CORPOR 23, S 074'49" W. 225.(0 FEET TO THE INITIAL POINT. Phone (503) 408--1507 /I ti . �. . , Fax (503> 408-2370 NOTAR IC IN D FOR? STATE AND COUNTY if`,,;." OFFICIAL SEAL THE LAND HEREIN DESCRIBED CONTAINS 1.76 ACRES KATIE FRAHM ,� MY COMMISSION EXPIRES I'1 23,13 �.rt.. NOTARY PUBLIC-OREGON �► OM COMMISSION N0.329323 :DATE JANUARY 4, 2001 DWG FILE 0047--P.DWG MY CAaIM/SSl►ON NUMBER MY COMMISSION EXPIRE&NOV 23.240:; DRAWN BY: KDG JOB NO 0057 Route To: Surveyor Development Review Engineer FINAL PLAT REVIEW CHECKLIST Plat Name: C r f �U�ARO f�'(�Ti�1 Case Number(s) MAP tow-c�co3 Address: c.�,v k1 (Do NOT release addresses to the public without consent of the Engineering Department.) Contact name and phone `—��u,. 6oL0,4-it j e VA - 'lax° (Fill in when plat is dropped off) DATE RECEIVED: DATE FORWARDED TO SURVEY: SURVEY SECTION Check if Check if Considered Okay 1. Street alignment and width,continuity EriY 2. Curve, corner,cul-de-sac radii 0 OA' 3. Dedication,vacation, easement conveyance 4. Residential Survey Certificate match the map [� L Comments: LL__ r / 8eac/ ' /414//-..-d N �'' $6L o w /cl be iVE By: -, . , �. °S- 0/ Surveyor's Signature Date Page 1 of 1 I:%ENG?PiV-0EVJ IN-PLAT.DOT ■ Route To: 1. Planning 2. Building '/ 3. Engineering Tech I ./ 4. Development Review Engineer ✓ FINAL PLAT REVIEW CHECKLIST Plat Name: G T1 TttaNdLQ p Tti j Case Number(s) -i ?.400-0ax)77 DATE RECEIVED: t I u `,'t DATE FORWARDED TO PLANNING: 21 V. To: 1,AS Planning Division Check if Check if Considered Okay 1. Phase boundaries l\Q- 2. Lot and/or tract size and configuration 0 5p-' • 3. Lot numbers ❑ 0 4. Access restrictions, reserve strips 0 5. Condition of Approval Satisfied El J c 6. Public& Private streets(location, width, etc....,) 0 El 7. Preliminary Plat approval date- 1 yr period OK El 0 8. Special Deed Restrictions(C.C.&R's) 0 0 9. Open Space (Deed or Dedication) ❑ 0 10. SPECIAL SETBACKS ARE 11. Assign Case Number(above) El 0 Other Comments: i O / By: -7eci�-P ��",;-t= °,,- o� .2s// J. •. a 's Si':• . .. Date FORWARDED TO BUILDING DIVISION: �y�5- /' at Page 1 of 4 • I.\ENGIPRI V.OE W IN-PLAT.DOT BUILDING DIVISION Comments: By:_ (� Building Dept. Signature - ate FORWARD TO ENGINEERING DEPARTMENT (Attn.:Engineering Tech/Engineering Records) `WO? ae ENGINEERING DEPARTMENT (Engineering Tech) Check if Okay Street Names Acceptable . Manhole Numbers ❑ Assign Address(s) - (front page) Address Fee(URB Projects Only): ' lots @$30.00/lot=$ ❑ Update City-wide maps . Comments: f/n a�ou��1;/�Q u/� a�� 11o1 96//q '/9V sae/1) 00160.6° - • LJI m ab ama 129 y Azjdze_ By: 4/447/ricill (f2/./z5 .6‘ Engineering Tech's Signature Date FORWARDED TO DEVELOPMENT REVIEW ENGINEER Page 2 of 4 I:IENGIPDI V-DEVIPIN-PLAT.DOT • ENGINEERING DEPARTMENT Check if Okay Public Improvement Plans Approvable/Approved ❑ Public Improvement Fees/Deposits Right-of Entry, Release& Waivers,Easement L] (onsite - offsite) Public Improvement Agreement Public Improvement Assurance Conditions of Approval Satisfied? Sewer Availability Letter Prepared Joint Access,Non-Remonstrance Agreement L] Comments: By: Development Review Engineer's Signature Date Page 3 of 4 I lENGIPRI V-DE VWFlN-PI.AT.DOT Returned to Surveyor for Correction BY: 2 VIA- -r-M.« --� (mow. , DATE: ZI G \b Fax to County Surveyor: "OK to review" BY: P.- DATE: ZI cam'o Corrections Reviewed and Approved BY: DATE: 5 lS I Forwarded for City Signatures BY: DATE: Copy of Signed Plat Made and Put in File BY: DATE: Released to Developer for Recording BY: DATE: Authorize Eng. Tech Ito release addresses BY: Date: Copy of Signed Plat to DST's BY: 1 Date: Page 4 of 4 I:'ENN4GPRI V-DE V.F W-PLAT.DOT { * 1-:, -,,, - I '6 - FAX TRANSMITTAL 7 c A.„,hifilli A. i . Date February 6, 2001 Number of pages including cover sheet 1 To: Gilbert From: Brian Ra er Co: WACO Surveyor's Office Co: City of Tigard Fax#: (503) 846-2909 Fax#: (503) 624-0752 Ph #: 639-4171, Ext. 318 SUBJECT: City of Tigard Partition (MLP 2000-00003) MESSAGE: The City was the applicant on this one. The final plat has been reviewed through our process, and the public improvements have already been constructed and approved. Please go ahead and put this one in line for your review. Thanks. • I\ENG\FAX.DOT HP OfficeJet Fax History Report for Personal Piinter/_Fax/Copier/Scanner Engineering 624 0752 Feb 06 2001 12:07pm Last Fax Date_ Time Type_. Identification_ Duration_ Pages_ Result Feb 6 12:07pm Sent 5038462909 0:26 1 OK Result: OK - black-ancLwhite fax OK color—color fax • MAP 2ooc - 00003 MA Ps PARTITION PLAT No. . ))40 RECORDED A S DOCUMENT No. 41t#40) in j R O U N D T R E E E S T A T E S 5/8"1R WITH RPC1 SI TUA TED IN THE S.E. 1/4 OF SECI TON 5, T.2S., R. 1 W., W.M. (R1) DOWN 0.8' AT j 5/8"1R ►MTH RPC1 $4000 FENCE COR. 14 > UP 0.4' 0.08W CITY OF TIGARD, WASHINGTON COUNTY, OREGON N CHAIN LINK FENCE (4 15 16 AT FENCE COR. 17 18 COR. IS 1.1'S 1.1E S 8924157a E 341.09' (R1,P) c 5/8"1R W1TH RPC1 0 \ d9.oo'19.00! 55��9' J�� 51.0© 51.00' 54.00 DOWN 0.2'0.31'S o.13'W JANUARY 4, 2001 SCALE 1 "= 50' 2 li 14 li • ,- 92.00' r ,w 1 1 R4, 211.09' , 90 to 't "Iti") 1' j" 5/8 /R WITH RPC1 "` I HEREBY CERTIFY THIS MAP IS AN 18.56"z 38.00 z DOWN 0.2' 0.06W 0.10E 5/81R W7TH RPC1 ,� EXACT COP Y OF THE ORIGINAL PLAT DOWN i.Q UNDER 15'1--PUBLIC UTILITY 25'�j FENCE COR. IS 1.0'W STORM DRAINAGE 0 s-8924.57. E EASEMENT PER CONC.a 1 BLOCK WALL REGISTERED EASEMENT PER r © DOC. 96-2826 0.14 N 0.14E PROFESSIONAL DOC. 94-99912 , I TRACT 'A' q = 5/8 1R WIrH RPC1 14 LAND SURVEYOR L i 89 © 1 1.330 SF �C), . Cr•=`�/ A T FENCE COP. 15 PUBLIC UTILI TY EASEMENT NO-14'49"E N �� I7' CHAIN _� j .. PER DOC. 96-28265 1 .00' N L FENCE S ç15.00' 14.50' 2 f N © .` OREGON Parcel 2 N =� s0'35'03"W 15.00' JULY 26, 1985 6' WOOD FENCE . 1 � I- - - - - -- ° + END PUBLIC UTILITY KENNETH D. GRIFFIN Q ALONG BOUNDARY 16,167 SF CD 1 15.00' EASEMENT PER 2147 W z 88 W . PQrce! 23 z STORM DRAINAGE 58974.57"E DOG. 96-28265 RENEWABLE= 6/30/01 EASEMENT PER s © `° DOC. 94-99912 t , 1.36 ACRES s z SEWER EASEMENT 0 * 2 PER DOG. 94-99913 5/81R VhTH YPC2 © '� v.- Parcel 2 UNDER TREE ROOT 6' PUBLIC PEDESTRIAN 4 • O.32'E EASEMENT Parcel 1 APPROVALS: _` INITIAL POINT 1 EASEMENT DETAIL APPROVED 87 I 5/8 R WI TH RPC1 " THIS DA Y OF , 2001 to S/8"fR (R2) WI TH YPC SW CORNER LOT 23 i = 50 w ( ) " " D Y, m ' I "GAYLORD PLS 929" 3f 0.08 N 1 N 92229 L7 CITY OF TIGARD ENGINEER 3/4"1P DOWN 0.8' X N89 24'57"W 0.99' 62.85 • 278.24 117.96' R _ E 7602675.364 2 FENCE OR.�S 1 ` N 8924'57" W 341.09' (Ri) „ APPROVED THIS DAY OF , 2001 (HELD 0.C E 1.5'E s X N 649237.004 (BASIS OF BEARINGS) (337.1 D1) E 7602334.606 Br 5/8"IR WITH YPC2 ' WASHINGTON COUNTY SURVEYOR DOWN O. G.60 E --•-• T. .�-- TRACT 'G' ci .1 BEARINGS ARE BASED ON THE SOUTH LINE OF THE SUBJECT PARCEL PER APPROVED THIS DAY OF 2001 Pr) LEGEND: RECORD SURVEY Na 256,36. ao ^ BY: 5/8"iR Ih7N YPC2 `" • - DENOTES FOUND DESCRIBED MONUMENT, THIS SURVEY WAS PERFORMED TO PARTITION THAT TRACT OF LAND DIRECTOR, DEPARTMENT OF LAND USE AND TRANSPORTATION SE CORNER OF "BULL STRAIGHT AND FLUSH IW TH SURFACE, UNLESS DESCRIBED IN DEED DOCUMENT 97-49755, WASHINGTON COUNTY RECORDS. MOUNTAIN MEADOWS NO. 2" NOTED OTHERWISE. THE EXTERIOR BOUNDARIES WERE ESTABLISHED AS FOLLOWS: * * * • * Lo 0 - DENOTES SET 5/8"X 30" IRON ROD WITH YELLOW SOUTH LINE: HELD MONUMENTS NEAR THE S.W. CORNER AND AT THE S.E. PLASTIC CAP INSCRIBED "LS 2147" ON 12/21/00. o, CORNER PER RECORD SURVEYS AS SHOWN. ALL TAXES, FEES, ASSESSMENTS OR OTHER CHARGES AS PROVIDED ;4. YPC - YELLOW PLASTIC CAP WEST LINE: HELD MONUMENTS AT THE N.W. CORNER AND NEAR THE S.W. BY O.R.S 92.095 HAVE BEEN PAID AS OF * RPC1 - RED PLASTIC CAP "WLMc LS 808" CORNER AS SHOWN PER SURVEY NO. 25636. © YPC1 - YELLOW PLASTIC CAP "ALPHA ENG. INC." NOR TH LINE: HELD THE MONUMENT AT THE N.W. CORNER AND RECORD CERTIFIED THIS DAY OF , 2001 Z /R - IRAN ROD SURVEY ANC PLAT DIRECTION AND DISTANCE TO THE N.E. CORNER. 1P - INSIDE DIA. IRON PIPE EAST LINE: HELD THE MONUMENT A T THE S.E. CORNER AND RECORD SF -- SQUARE FEET SOUTH 1/4 CONKER DIRECTOR OF ASSESSMENT AND TAXATION DOC. - DEED DOCUMENT SURVEY DATA SHOWN. SECTION 5 PER Ri WASHINGTON COUNTY, OREGON (GC 022-135) D1 - DOC. 97-49755 THE LOCATION OF THE SOUTH 1/4 CORNER OF SECTION 5 (GC 022-135) N 647345.568 35) R1 - RECORD SURVEY NO. 25636 WAS COMPUTE-0 PER RECORD SURVEY NO. 25636 AND HELD FOR STATE PLANE E 7602257.408 .1 R2 - RECORD SURVEY NO. 19443 COORDINATES SH0W9V. THE COMBINED FACTOR IS 0.99988323. THE ANGLE BY: , DEPUTY FROM MAP NORTH TO GRID NORTH IS +1'47'16". * • • * • STATE OF OREGON S.S. COUNTY OF WASHINGTON I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, DECLARATION: BY THE SURVEYOR OF THIS PARTITION PLAT, TO BE A TRUE AND EXACT COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE .DAY KNOW ALL PEOPLE BY THESE PRESENTS THAT THE CITY OF IIGARD IS THE OWNER OF i OF AT O'CLOCK M., IN THE COUNTY CLERK RECORDS. THE LAND DEPICTED HEREON AND DESCRIBED IN THE ACCOMPANYING SURVEYOR'S SURVEYORS CERTIFICATE: CERTIFICATE, AND HAS CAUSED THE SAME TO BE PAR7T 770NED AND PLA TIED IN TO PARCELS WITH EASEMENTS GRANTED AS SHOWN IN ACCORDANCE WITH THE I, KENNETH D. GRIFFIN, A REGISTERED LAND SURVEYOR IN THE STATE' OF OREGON, PROVISIONS OF CHAPTER 92 OF OREGON REVISED STATUTES AND DO HEREBY HAVE CORRECTLY SURVEYED AND MARKED, OR FOUND TO BE MARKED WITH LAWFUL DEPUTY COUNTY CLERK DEDICATE TO THE PUBLIC FOREVER TRACT 'A'. MONUMEN TS, AS NOTED ELSEWHERE HEREON, THE LANDS REPRESENTED ON THE ATTACHED MAP, DESCRIBED AS FOLLOWS A TRACT OF LAND SITUATED IN THE SE. 1/4 OF SECTION 5, T.2S., R.1W., W.M., CITY OF TIGARD, WASHINGTON COUNTY, OREGON, BEING MORE PARTICULARLY DESCRIBED AME, TITLE AS FOLLOWS: D, AN OREGON MUNICIPAL CORPORATION BEGINNING AT THE INITIAL POINT, A FOUND 5/8" IRON ROD WITH A RED PLASTIC CAP, INSCRIBED "WLMc LS 808", AT THE SOUTHWEST CORNER OF LOT 23 "MORNINGSIDE, A REPPE TO & ASSOCIA TES, INC. SUBDIVISION FILED IN WASHINGTON COUNTY PLAT RECORDS; THENCE ALONG THE ACKNOWLEDGMENT: SOUTH LINE OF THAT TRACT DESCRIBED IN DEED DOCUMENT 97-49755, WASHINGTON LAN D SURVEYORS COON TY REGARDS, N 8974'57` W; 341.09 FEET TO THE EAST UNE OF "BULL STATE OF OREGON MOUNTAIN MEADOWS NO. 2', A SUBDIVISION FILED IN WASHINGTON COUNTY PLAT SS RECORDS; THENCE ALONG SAID EAST UNE, N 074'49" W, 225.00 FEET TO THE COUNTY OF SOUTHWEST CORNER OF LOT 14 "ROUNDTREE ESTATES", A SUBDIVISION FILED IN . THIS ► -'._�ITaN WAS ACKNOWLEDGED BEFORE ME ON WASHINGTON COUNTY PLAT RECORDS; THENCE ALONG THE SOUTH LINE OF SAID 1410 N.E. 106th A venue, Suite 100 OF THE CITY OF T7GEDD, AN OREGON MUNICIPAL CORPORATION. "ROUNDTRE£ ESTATES", S 8974'57" E."341.09 FEET TO THE SOUTHEAST CORNER OF Portland, Oregon 97220 "7 •, 8Y LOT 18 OF SAID ROUNDTREE ESTATES"; THENCE ALONG THE WEST UNE OF SAID LOT 23, S 014'49" W, 225.00 FEET TO THE INITIAL POINT. Phone (503) 408-1507 NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY THE LAND HEREIN DESCRIBED CONTAINS 1.76 ACRES. Fax (503) 408--2370 MY COMMISSION EXPIRES ■ MY COMMISSION NUMBER DATE ,JANUARY 4, 2001 DWG FILE: 0047-P.DWG DRAWN BY: KDG JOB NO. 0047 ,-..._ ,.,,,.. — ",......0' \re I .... _ _ _ . , I PARTITION PLAT No, de) P4it, ; RECORDED, RECORDED AS DOCUMENT No. i -,.. 1 1 I to 1,..,,,I 1 P o u N o t 1--: LI E ESTA , ' , SITUATED IN ME S.E. 1/4 OF SEC1TON 5, T.2S., R. 1W., W.M. 5/8"iR KITH RPCI :.- I (RI) 00147V 0.8' AT I WOOD FENCE COR. 14 5/8"IR lift 1-H RPC1 ,,. UP 0.4' 0.08'N CITY OF T7GARD, WASHINGTON COUNTY, OREGON 1 N CHAIN LINK FENCE vi .cK 15 1 u AT FENCE COR. 17 18 0 COR. IS 1.1'S 1.1'E \ /.-- S 8924'57* E 9.00' 19.00' 341.09' (Rip) c 5/8"IR wiTH RPC1 DOWN 0.2' 0.31'S 0.13'w 554111.;,22'4....1 51.00 . 54.00 -- ....._, AT FENcE C . JANUARY 4, 2001 SCALE 1 50' z 1 ri 92.00' I .L.11 i ,i,J 211.09' 1,-) ‘ 1 L..- — 1 -P. cn-,-t__ _L.-a __. _ _ ___ _ _ _ _ _ _ _ -, ,-,,r) ft 7 - - - - —3<—t •'..*- 4)1 I r° tr5 't 1 ,1 r) fr) lc; 5/ /t? i-il TI-4 r:pc 1 I HEREBY CERTIFY trot MAP IS AN ,,, 5/81R wiTH RPC1 112 - -, EXACT COPY OF THE ORIGINAL PLAT. 15.50 ..,?..- 35 00 z.. DOWN 0.2" 0.u6't,' 0.10°E DOkm\I 1.0 UNDER , 15' —puRLIC unciTy -!' , FENcE COR. IS 1.0w STORM DRAINAGE CONC. BLOCK WALL g 0 _ ',. 1 FA SEM FN T PER r s-73g.2 4'5 7" E 1 EASEMENT PER 0 14'N 0.14'E ici REGSTERED (2) --. or Q6-28265, 1 DOC 94-99912 '° 1 PROFESSIONAL TRACT 'A' 5/8"IR WITH R7C1 LAND SURVEYOR i ,T ', i I i c) --- ,`,...--- AT FENCE CCR. 15 fi Li 1,330 SF k il 89 'ca -1 I PUBLIC UTIUTY14EASEMENT NO74'49"E ':.- . • PER DOC. 96-28265 175:5.°°00: ‘1 14.50' 1 lei' f,_ 7' CHAIN I 8 to N LINK FENCE-----.... 1 N i In cz) OREGON Z = N Parcel 2 I N - .) JULY 26, 1985 SO*35'03"W 15.00' _ 6 WOOD FENCE — ' I V) KENNETH D. GRIFFIN ....... — -15:07- ---■ END PUBLIC U 7IU TY • ALONG BOUNDARY 16,167 SF to Q, — — T — — — EASEMENT PER 2147 • ,Z 88 kJ ' . fr), 01 (N, 5,\I Parcel 1 23 Z STDO4 DRAINAGE EASEMENT PER S89$4'57-E DOC 96-28265 RENEWABLE' 6/30/01 DOC. 94-99912 ii 1:5,1, 1.36 ACRES Z SEWER EASEMENT 0 0) - "I a PER DOC. 94-99913 ;It' , 0) .74' (X • I v. 0 _ Parcel 2 5/8"IR *I TH YPC2 ,41 , 1-- - - . I---- 6' PUBLIC PEDESTRIAN UNDER TREE ROOT Parcel 1 Z EA SEMEN T a32'E I tn APPROVALS: –J INITIAL PONT .: h:. ; I EASEMENT DETAIL _, 0, 5/8"IR NTH MCI APPROVED THiS DAY OF , 2001 87 as. : i 1 .. 50' to, SW CORNER LOT 23 5/8"IR (R2) wn-A YPC 3/41P (R1) BY: CO I "uORNINGSWE" CITY OF TIGARD ENGIIVEEI? "GA YL ORD PL S 929" a 08'N \ I / N 649222899 3/4"IP 00*N 0.8' 1. X I / E 7602875..284 * • • * • 62.85 Dr--- 278.24' \ , N89 74.57w 0 99' ---- • a ,..........-..., ...Ha.- 117 96' k2 ... • / N. .... .... (HEW PER R1) ' 1 N 8974'sr w .541.09' (RI) APPROVED THIS DA Y OF , 2001 FENCE C 0 R. IS ‘,.?; 0 3N 1. -)5'E N 649237.004 tri (BASIS OF BEARINGS) (337.1 01) - k ' E 7602334.606 ' BY: 5/9-1R pet mi YPC2 WASHINGTON COUNTY SURWYOR . DOWN a8 0.5o R tz_Q JIVE • • • • • , 1 TRACT 'C N - BEARINGS 41AIASD ON THE SouTH UNE OF THE 94111..ECT PAPcEL Pu? ,., Al:;12 ROVED nits _DA Cr - , 2001 Cr) P‹— LEGEND: RECORD SURVEY NO. 258436. : • ,,,' - - c‘i cr, ' 4 ) tC) , ../. "2 Z Br 5/8'7 R kif MI YPC2 • - DENOTES FOUND DESCRIBED mONUmENT. THIS SURPI WAS PERFORMED TO PARTMON THAT TRACT OF LAND DIRECTOR, DEPARTMENT OF LAND USE AND TRANSPORTATION SE CORNER OF "BULL STRAIGHT AND FLUSH %f TH SURFACE, UNLESS DESCRIBED IN DEED DOCUMENT 97-49755, WASHINGTON COUNTY RECORDS. ( MOUNTAIN MEADOWS NO. 2" NOTED OTHERWISE. THE EX TERi04 80(.11■IDARIES Kn. ESTABLISHED AS FOLLONS: • • # • • , tai W TH 0 - DENOTES SET 5/8"X 30- IRON ROD TH YELLOW SOU VW HEL : D MONUMENTS NEAR THE S.W. CORNER AND AT THE S.E. 1 4 o, ,i- - PLASM' CAP INSCRIBED "LS 2147" ON 12/21/00. YPC - YELLOW PLASTIC CAP • CORNER PER RECORD SURVEYS AS SHO,W. wFST LIME: HELD MONUMENTS AT THE N.W. CORNER AND NEAR THE S.W. ALL TAXES, FEES, ASSESSMENTS OR OTHER CHARGES AS PRoviDED BY O.R.S. 92.095 HAW BEEN PAID AS OF d ,.. RPC1 - RED PLASTIC CAP "wt._mc LS 808" CORNER ,C; 9401,,N PER S1JRvEY NO. 25636. 1 ' .4 YPC1 - YELLOW PLASTIC CAP "ALPHA ENG. INC." NORTH LINF.' HELD THE MONUMENT AT THE N.W. CORNER AND tit-CORD CERTIFIED THIS ______DAY OF 2001 t f IR - IRON ROD SOUTH 1/4 CONRER iP - INSIDE DIA. IRON PIPE Sr - SQUARE FEET DOC. - DEED DOCUMENT SURvEY AID PLAT DIRECTION AND DISTANCE TO THE NE CORNER. EAST LINE: tiro THE MONUMENT AT THE SF CORNER AND RECORD SURVEY DATA SHOWN. DIRECTOR OF ASSESSAIENT AND TAXA TION WASHINGTON COUNTY. OREGON 1 SECTION 5 PER Ri (cc 022-135) I 07 - DOC. P 7-4975g R1 - RECORD SURviY NO. 25636 Tt-IE LOCATION OF THE SOU T1-1 1/4 CORNER or SECTION 5 (GC 022-135) WAS COMI21.1 TED PER RECORD SURvEY Na 25636 AND HELD FO STATE PLANE N 647345.568 --- N , , DEPUTY ,E 7602257.408 r R2 - RECORD SURVEY No. 19443 COORDINA7F.S SHOWY. THE COMBINED FACTOR IS 0.99988323. THE ANGLE FROM MAP NORTH TO GRID NORTH IS +1.47161`. * • • • • • ki \ _,-/- srAIE or OREGON COUNTY OF wASHINGTON SS. , /. I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, g DECLARATION: \ BY THE SURVEYOR OF Ti-IFS PARTITION PLAT, TO BE A TRUE AND EXACT \ COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE DAY OF A T O'CLOCK M., IN THE COUNTY CLERK RECORDS. t KNOW ALL PEOPLE BY THESE PRESENTS THAT THE CITY O TIGARD IS THE r,iii.77Ei; OF _,_, SIIRVEYOR'S CERTInCATE: ir • THE LAND DEPICTED HEREON AND DESCRIBED IN THE ACCOMPANY1NG SURVEYOR'S CERT7FICATE, AND HAS CAUSED THE SAME TO BE PAR T1770NED AND PLA 7 iLD hv r0 / PPRAROCIESLOS N S WI TOH F ECAHSAEPMTEEN R T S 9 2 G ROAF N OTERD E GAOS N SRHEOVWISN E D IN S ATACCTUOTREDS A NACNE D WDO TH H ETHRE EBY iH,AKVEE N NCEORTH R EDC.TLGY R IMSURN,V EA Y ERD E GAINSD TE—RMEAD R KLEADN-,0 OSR FOUNYOD TIO N BTE H E M AsRrAKED OWI TH O RLEAGwOFNU, L DEPUTY COUNY CERK DEDICA TE TO THE PUBLIC FOREVER TRACT A. MONUMENTS, AS NCIED ELSEwHEPE 1-1E.-RE.06.1. THE LANDS REPRESENTED ON THE 1/4 OF SECT7ON 5, T.2S, R.7w., W.M., CiTY _ AA TTn7A TRACT O$orMALP,ANDE-0 )CRxv113EDATEDAISNFTHOL ELOsWIE: OF TIGARD, WASHINGTON COJNTY, OREGON, BEING MORE PARTICULARLY DESCRIBED 2 - .2? (:■ .,71-4-1E URI-----) — AS FOLLOWS: =, Cr 1 Y (". TirAl71, AN ORFGCI vU,^1,friPA/, CORPGRA 7-,-ntv -i - PEGNNING AT THE WITIAL POINT, A FOUND 5/8. IRON POD WITLI A RED PLASTIC cAP. ii ) ci INSCRIBED "14t.Me LS 808" AT THE SOUTHWEST CORNER OF LOT 23 "MORN1NGSIDE", A REPPETO & ASSOCIATES, INC. „ 4 SUBDIVISION FILED W WASHINGTON COUNTY PLAT T RECoRDS; THENCE ALONG THE 0, ( ACKNOWLEDGMENT: / SOUTH UNE OF INA r TRACT DESCRIBED IN DEED DOCumENT 97-49755, wASHINOTON LAND SURVEYORS crxmr. ArcoRo4 N_4897477" W, 3409 Fru To ME EAST UNE OF tiou. . ■ STATE OF OREGON 1 f MOUN TAIN MEADOWS No. 2" A SUBDIVISION FILED IN , ;•iii,I i .COUNTY - - E Ivo Orawil S.S. RECORDS; THENCE ALONG SAID EAST LINE, N 07449.6 25.“ ' T TO THE COUNTY OF SOUTHKEST CORNER or Lot 14 WOOKIiklE ESTATES, A St601WSION FILED IN • 1410 N.E: 108th Avenue, Suite 100 WASHINGTON COUNTY PLAT REcORDS; THENCE ALONG THE SOU/H LAW OF SAID . THIS ' _ •I ION WAS ACKNOWLEDGED BEFORE ME ON 'ROUNDIREE ESTATES', S 8974'571' E J41.09 FEET ID THE SOUTHEAST CORNER or Portldnd, Oregon 97220 , 7 ___ _>. 8,441210** THE WY OF TIGARD, AN OREGON MUNICIPAL CORPORA TION J LOT 18 OF SAID VOUNO11PEE FSTA yr?: THENCE ALONG THE WEST LINE OF SAID LOT Phone (.511.5) 4013-1507 . 23, S 014'49" lit-225.00 FEET TO THE INAT1AL PaNT. (503) 408-2370: NOTARY PUBUC IN AND FOR SAID STATE AND COUNTY THE LAW HERE'IN DESCRIBED- CONTAINS 1.76 ACRES Cr-dit MY camiwisw0N EXPIRES , ,- 1 - . - MY COMMISSION NUMBER - , DA TE JAHVAItY jii; Oot DWG FILE: 0047—P.DWG _......-----, . - , . ':. DRAWN St, "KM) .'..„,., .106 Na 0047 _ , ,. ...._ ........ , . ,___ ......,- , .. ..._,/, ,...._.. . PARTITION PLAT No. 4 RECORDED AS DOCUMENT No. A),, A Li, 5/81R TH RPC1 ROUNOTREE ESTATES W ..... SI TU A TED IN THE S.E. 1/4 OF SECI TON 5, T.2S., R. 1 W, W.M. (R ) DOWN 0.8' AT 5/81R w TH RPC1 WOOD rENcE COR. 4, UP 0.4' 0.08'N C TY I OF TIGARD, WASHINGTON COUNTY, OREGON cv CHAIN U 14 15 NK FENCE (Il '4( I P AT FENCE COR. 1 7 18 COR. IS 1.1S 1.1E S 8924'5r E 341.09' (R1,P) c 5/51R W TH RPC1 , JANUARY 4, 2001 SCALE 1 "- 50' /--- 9.00' 19.00' 55 '9 57.I I' 51.00' 54.00' •\,, .....--- AT FENCE COR. Z a 92.00' iii I" I. . , 8 ;L .....L.28 ..°4 - _ 211.09' 14) ."‘ _ 90 -r ., * 5/81R WIN RPC1 ■.3-: I HEREBY CERTIFY THIS MAP IS AN EXACT COPY OF THE ORIGINAL PLAT (I) LI o's rs, 5/8"IR 141TH RPC1 . 3 18.56 -*" 3&00 *" DOWN a2 0.06N 0.10r Dow 1.0' UNDER O 15 -PUBLIC UTILITY b 25'.j • FENCE COR. IS 1.0W STORM DRAINAGE cONC. BLOCK WALL c5 REGISTERED . EASEMENT PER al 47■1 0.1 4'E 41 PROFESSIONAL - EASEMENT PER rs8974.57. E DOC. 96-2826' I DOC. 94-9991 2 --. ' vC .ce I E TRACT 'A' . 5/eIR W TH RPC1 14 LAND SURVEYOR kJ 1... I 1,330 SF ,-- -I , A T FENCE COR, 15 , 89 eg I 1.-e PUBLIC UTILITY EASEMENT N07 4'49E .. , PER DOC. 96-28265 15.00' Mj ....,...._ 7' CHAIN I 8 ' 44 i (1 5 )/..-- 1 4,50" LINK FENCE---.... ... 00, • OREGON 2 N In T 1 JULY 26, 1985 N - -----. SO*35'03"W 1 5.00' - 6' WOOD FENCE ___ Parcel 2 11 0 - - T- - - - I - END PUBLIC U TIU TY KENNETH D. GRIFFIN 1 5.00' 2147 . ALONG BOUNDARY 16,167 SF 4.1 o EASEMENT PER 1-.. • 23 STORM DRAINAGE 1S89 7 4'57"E DOC. 96-28265 RENEWABLE' 6/30/01 88 44 Parcel 1 z ) z c,4 p4 EASEMEN r PER czi ro k --- DOC. 94-9991 2 a .. IN 1 36 ACRES Z SEWER EASEMENT 0) -- N-1 a PER DOC. 94-9991 3 0 * Os c 2 :.* -----------r.- I * o 5/811? W TH YPC 2 Cy r- _ Parcel 2 - I-- 6' PUBLIC PEDESTRIAN 4 Parcel 1 UNDER TREE ROOT z EASEMENT APPROVALS: ' I (1) -, 0.32 E . INITIAL POINT .. EASEMENT DETAIL I _, co 5/8'#? WITH RPC1 APPROVED THIS DAY OF , 2001 87 ..‘ 1 SW CORNER LOT 23 1" = 50' • 5/8"I R (R2) W TH Y PC 3/41P (R ) BY "MORNWGSIDE" CITY OF T./f. IN; a t wEER co 1 -GAYLORD PLS 929" 0.08'N . I / 649222.889 x 278.24' 1 E 7602675.364 • * * * * 3/41P DOIWV O.8' 6 .85 11 7.96' R2 1418974571V a99' - o • a .......7.... 4 APPROVED THIS DA Y OF 2001 (HELD PER Ri) . A N 8924'5r W 341.09' (R1) FENCE COR. IS \ 0.3N 1.5'E N 649237.004 (BASIS OF BEARINGS) (337.1 DO g A E 7602334.606 8Y WASHINGTON COUNTY SURVEYOR 5/8"IR WITH YPC2 ._ DOW 0.8' 0.60'E --,7N. NARRA fi-VE------------- -------- - - -- - - * * • * _ ''R tc) TRACT 'G' N - fr) In BEARINGS ARE BASED ON THE SOUTH UNE OF THE SUBJECT PARCEL PER APPROVED THIS DA Y OF , 2001 co t< LEGEND: RECORD SURVEY NO. 25636. ch Y '13- 41 Br 5/8"IR WTH YPC2 • - DENOTES FOUND DESCRIBED MONUMENT, THIS SURVEY WAS PERFORMED TO PARTITION THAT TRACT OF LAND DIRECTOR, DEPARTMENT OF LAND USE AND TRANSPORTATION SE CORNER OF "BULL STRAIGHT AND FLUSH W TH SURFACE, UNLESS DESCRIBED IN DEED DOCUMENT 97-49756. WASHINGTON COUNTY RECORDS. MOUNTAIN MEADOWS NO. 2" NOTED OTHERWISE. THE EXTERIOR BOUNDARIES KERE ESTABLISHED AS FOLLOWS: • * • * • , 0 - DENOTES SET 5/8-X 30* IRON ROD $I 1H YELLOW SOU TH LINE. HELD MONUMENTS NEAR THE S W. CORNER AND A T THE Si. Li PLASTIC CAP WSCRIBED "LS 21 47" ON 12/21/00. 4 CORNER PER RECORD SURVEYS AS SHOWN. ALL TAXES, FEES, ASSESSMENTS OR OTHER CHARGES AS PROVIDED 4. YPC - YELLOW PLASTIC CAP WEST LINE: HELD MONUMENTS AT THE N.W. CORNER W.NER AND NEAR THE S BY O.R.S. 92095 HAVE BEEN PAID AS 1- OF * RPC1 - RED PLASTIC CAP "WLMc LS 808" CORNER AS SHOWV PER SURVEY NO. 25636. tz. YPC1 - YELLOW PLAS77C CAP "ALPHA ENG. INC." NORTH UNE. HELD THE MONUMENT AT THE N.W. CORNER AND RECORD CER TIFIED THIS DAY OF , 2001 ..* 2 IR - IRON ROD SURVEY ANC PLAT DIRECTION AND DISTANCE TO THE N.E. CORNER. IP - INSIDE DIA. IRON PIPE SF - SQUARE FEET EAST LINE: HELD THE MONUMENT AT THE Si. CORNER AND RECORD DIRECTOR OF ASSESSMENT AND TAXA TION SOUTH -1/4 CONRER DOC. DEED DOCUMENT SURVEY DATA SHOWN. WASHINGTON COUNTY, OREGON SEC7TON 5 PER R1 D1 - DOC. 97-49755 THE LOCATION OF THE SOUTH 1/4 CORNER OF SECTION 5 (GC 022-135) (GC 022-135) R1 - RECORD SURVEY Na 25636 WAS COMPUTED PER RECORD SUR WY NO. 25636 AND HELD FOR STATE PLANE N 647345.568 R2 - RECORD SURVEY Na 19443 BY: , DEPUTY E 7602257.408 - `■if COORDINA 7E-s SHOW. THE COMBINED FACTOR IS a 99988323. THE ANGLE „ FROM MAP NORTH TO GRID NORTH IS 4-1'47'16". • • • • • STATE OF OREGON S S . COUNTY OF WASHINGTON I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME DECLARATION: BY THE SURVEYOR OF THIS PARTITION PLA T, TO BE A TRUE AND EXACT COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE DAY KNOW ALL PEOPLE BY THESE PRESENTS THAT THE CITY OF TIGARD IS THE OWNER OF SURVEYOR'S CERTIFICATE: ., OF AT O'CLOCK M., IN THE COUNTY CLERK RECORDS. THE LAND DEPICTED HEREON AND DESCRIBED IN THE ACCOMPANYING SURVEYOR'S CER YWCA TE, AND HAS CAUSED THE SAME TO BE PARTITIONED AND PLATTED IN TO PARCELS WITH EASEMENTS GRANTED AS SHOWN IN ACCORDANCE' W TH THE I, KENNETH a GRIFFIN, A REGISTERED LAND SURVEYOR IN THE STATE OF OREGON, PROVISIONS OF CHAPTER 92 OF OREGON REVISED STATUTES AND DO HEREBY HAVE CORRECTLY SURVEYED AND MARKED, OR FOUND TO BE MARKED W TH LAWFUL DEPUTY COUNTY CLERK MONUMENTS, AS NOTED ELSEWHERE HEREON, NE LANDS REPRESENTED ON THE DEDICATE TO THE PUEVC FOREVER TRACT 'A'. ATTACHED MAP, DESCRIBED AS F0110146. A TRACT OF LAND SIflIATW IN THE Si. 1/4 OF SECTION 5, T.2S., R.1 W, W.M., GUY OF TIGARD, WASHINGTON COUNTY, OREGON, BEING MORE PAR 77CULARL V DESCRIBED 7 ASFOLLOWS ....,. offirEttirmr- . OF 77GARD, AN OREGON MUNICIPAL ORPOR A TION : .. BEGINNING AT THE WI7IAL POWT, A FOUND 5/8" IRON ROD WTH A RED PLASTIC CAP, INSCRIBED NU& LS Mr, AT THE SOUTHKST CORNER OF LOT 23 VORNINGSIDE", A REPPETO & ASSOCIATES, INC. sueonivoN FILED W WASHINGTON COUNTY PLAT RECORDS; THENCE ALONG THE • ACKNOWLEDGMENT: SOUTH UNE OF THAT TRACT DESCRIBED IN DEED DOCUMENT 97-49755, WASHINGTON LAND SURVEYORS COIN TY RECORDS, N 8974'57" W. 341.09 FEET TO THE EAST UNE OF 'BULL , I STATE OF OREGON MOUNTAIN MEADOWS WA 2*, A SUBDIVISION FILED IN WASHINGTON COUNTY PLAT S.S. RECORDS; THENCE ALONG SAID EAST 1.01& N 0'74'49" W, 225.00 FEET TO THE COUNTY OF SOUTHWEST CORNER OF LOT 14 "ROUNOTREE ESTATES*, A SUBDIVISION FILED IN . WASHINGTON COUNTY PLAT RECORDS; MENCE ALONG THE SOUTH LINE OF SAID 1410 N.E. 106th Avenue, Strife 100 THIS P a 7'- t,'. WAS ACKNOWLEDGED BEFORE ME ON "ROUND TREE ESTATES", S 8974'57" & 341.09 FEET TO THE SOUTHEAST CORNER OF Portland, Oregon 97220 7 _________> Bdzraszi, THE CITY OF TIGARD, AN OREGON MUNICIPAL CORPORATION. LOT 18 OF SAID "ROLINDTREE ESTATES"; THENCE ALONG THE WEST UNE OF SAID LOT , 23, S 014'49 W, 225.00 FEET TO THE INITIAL POINT. one (50.3) 408-1507 NOTARY PUBLIC IN AND FOR SAID STATE A? COUNTY Fax PO 408-2570 THE LAND HEREIN DESCRIBED CONTAINS 1.76 ACRES. MY COMMISSION DOVES MY COMMISSION NUMBER DATE JANUARY 4, 2001 DWG Rix: 0047-P.O4G DRAWN BY: KDG S JOB NO. 0047 _ / ' -sm.......n... / . 4 / ,....__.--- -....,4/ RECEIVED Ee — • a� _r= JAN 1 1 2001 Murray Smi 1&Associate Inc, BY: EI1gi11eers/P1annets 121 S.W.Salmon,Suite 1020 o Portland,Oregon 9/[u4 © PH 50,>.`'5.9010 o 003-225-9022 LETTER OF TRANSMITTAL \ To: City g of Tigard Date: January 10, 2001 �\ �'Y 13125 SW Hall Blvd Job No. 94-0310.466 Tigard, Oregon 97223 Re: Menlor Reservoir Tax Lot 600 Partition Attn: Mr. Brian Rager, P.E. e 45E 110. M L P 1 000 -00o03 WE ARE SENDING YOU: Ef Attached ❑ Under separate cover ❑ Shop Drawings El Prints ❑ Plans ❑ Samples ❑ Specifications ❑ Copy of letter ❑ Change Order Copies Date Description 1 1/4/01 Draft Partition Plat THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit_copies for approval EIFor your use ❑ Approved as noted ❑ Submit_copies for distribution 1 ❑ As requested ❑ Returned for corrections ❑ Return_corrected prints 0 For review/comment ❑ REMARKS Brian: Attached is the Draft Partition Plat for the above referenced project for your review. I have sent a copy to Mike Miller for review also. If everything looks ok, we should be ready to record the final plat once we add the name of the City representative who will be signing it. We will submit a mylar copy of the final recorded plat as required by the conditions of approval. Please do not hesitate to call me if you have any questions or comments in this regard. Thank You. SIGNED: Thomas Boland, P.E. AILP ?.QOO - 0000 3 MAP , ,-......, • I--)A Nil' -OUN i'LA I N 0 , , „ , , t. A i ,-, i , „ RECORDED AS DOCUMENT No. tsj ROUNDTREE ESTATES 5/fro? siTH RPci v SITUATED IN THE S.E. 1/4 OF SECI TON 5, T.2s, R. 1 W., WM. mo oosiv all' AT ' 5,/eIR twill RPC1 4,, 0.08'N , CITY OF TIGARD, WASHINGTON COUNTY, OREGON , , WOO FENCE COR. 14 15 N CHAIN LINK FENCE (II 1C I i 9 AT FE-MX COR. 17 18 coR. IS 1.1'S La S 8974'5r E 341,09' mu)) ( +' 5/81R wfTH 1?pel 0 • *\ ,,,-- 9.0o't9.00' 55 '9' 51.••1 51.00' DOM a2' 0.311S'a ow JANUARY 4, 2001 SCALE 1 ""= 50' . 54.00' - ......., AT FENCE* OI?. 9200" ' 14 211,09' ;,.2 :' ) . I. r ...,...:8 pL ... .28 :11 ,_ A. 90 04 ; -, / HEREBY CERTIFY THIS MAP IS AN 14 I \,1)).it 5/8/R WIN RPC1 5/8-IR ofni RPC1 .9...., EXACT COP)‘ OF THE ORIGINAL PLAT . 18.581„1 34Loo Dow Q2' ao674 awl- • 15 1'- min' 26'-',1 FENCE CoR. IS 1.0"w STORM DRAINAGE CONC. BtoCK WALL 05 C. REGISTERED f- EASEMENT PER ITS 8924'57" E EASEMENT PER ' 0140N 0.14•E Wi 40 PROFESSIONAL o --, DOC 96-2826 I • DOC 94-99912 *cc ct .... I TRACT ale ?...., cz, 5/8-IR WITH RPC1 14 LAND SURVEYOR ,S. ,,,-. ',..-- AT FENLE cc*, 15 t4 1.330 SF 89 *8 I PUBLIC UTILITY EASEMENT NO74'49-E # PER DOC. 96-28265 4.(15.00') iti -..... 7 CHAIN I 8 tu 1 15.00, 7- 14.50" LINK FENCE--N-.. i Xi c, L 15.00' 0,REGON Z . I ii - ;,-) I 1 JULY 26, 1985 6' wool) FENCE Parcel 2 1 END PUBLIC u77LITY KENNETH D. GRIFFIN r 1 /5.OW 2147 ,x ALONG BOUNDARY- 16,167 SF kt (5 EASEMENT PER . ../ .... 23 STORM DRAINAGE 1s8974'57"E DOC 96-28265 RENEVIABLE1 6/30/01 88 'fr) 'IN Parcel 1 2 EASEMENT PER I . 2 Li cv .N --- # DOC,. 94-99912 0 $5. X 1.36 ACRES SEwER EASEMENT Ot a PER DX. 94-99913 0 lib 1 (t ................................1111" rs. I 44- c). I 5/8-IR WITH YPc2 Clie r. ‘-.' .,_ Parcel 2 - I- 6' PUBLIC PEDESTRIAN Cs Parcel 1 UNDER TREE ROOT -''' EASEMENT , 0.3.2r I cf) APPROVALS: -.1 INITIAL POiNi .---, 1 EASEMENT DETAIL -4 to 5/8"IR Wi 1 I-I I4-'C I APPROVED THi:-., - GAY C:i r ,001 87 .. co 1 5/8-1R (R2) wITH YPC 3/4-IP (RI) SW CORNER LOT 23 l - 50' CO I 'GAYLORD PLS 929" a08"N \ VORNINGSIDE- CITY OF 7!( 4'k:.) Et,,':,,s/NEER N 649222889 ;i 1 I \ / X - E 76026 M.J64 .3/4-1P D(NOV a8" , 6 .85 278.24 N8924 57'w a99" - Ill • 96' R2 ow? pr -4/ . (HELD PER RI) * , N 8924'57. w .141.09a (Ri) ,_ APPROVED THIS ._ DAY OF . , 2001 FE•NcE COR IS * % 1 0.3'N 1.51- N 649237.004 (8.49$ OF B(ARINGS) (337.1 D1) g *r 7602334.6a6 WASINGTON COUNTY SURVEYOR 5/81R KITH .YPC2....„ Dom aa' 0.6o'E -•-,...N NARRA 17'VE.-- - --'4'-' '-' H * * * * * :g t4;11 ' ' mAcr tos pi it LEGEND: BEARINGS ",?::- LA S-Ei) ON 1 r-IE SOO T- L. t ;4- ;r-,t•. as,u,:),,,c:C T p-,..4,-,,,:_. : RECOn'L, ..,,,,:,'v L Y NO. 256,36. ,:-%-jii OVED 7r7 L.) DA Y 2001 cl' 4 eNi -1.1CIS , Li't: -- --- , - _ 5/81R lititi yPC.,2 • - DENOTES FOUND DESCRIBED MONUMENT, THIS SURVEY 1,YAS PERFORMED TO PARTITION THAT TRACT OF LAND DIRECTOR, DEPAR 1 MEN T OF LAND USE AND TRANSPORTATION '11 SE CORNER OF -Btu sniAlair AND FLUSH w711 SURFACE, UNLESS DESCRIBED IN DEED DOCUMENT 97-49755, WASHINGTON COUNTY RECORDS. mOUNTAw MEADOWS NO 2- NOTED OTHERWISE CA'TE f,.,i W ROUNDAR/ES WERE ESTAEIL1S114:-.D AS FOLLOWS: # * * * * 1 0 - DENOTES SET 5/8-X 30- IRON ROD iiirH Y Lit)* 44.4 ' '1„.1 :.:f..i_ HELD Isif-WUMENTS NEAR THE S.W. CORNER AND AT THE S.E. PLASTIC CAP INSCRJ8ED "LS 2147- oN 12/21/0a 4 COniiiiR PER RECORD SURVEYS AS SHOW ALL TAXES, FEES, ASSESSMENTS OR OTHER CHAI?GES AS PROv1DED ch , :it. YPC - YELLOW PLASM' CAP wfST LINE; HEW MONUmENTS AT THE N.W. CORNER AND NEAR ThiE LW. RP01 - RED PLASTIC CAP -wmc as 808- CORNER AS SHOW1V PER SURVEY Na 256J6. BY O.R.S. 92.095 HAVE BEEN PAID AS OF a- t> • Wei - YaLOW PLASM CAP -ALPHA ENG. INC.. iR 7 ROD NORTH L.INE: HELD THE MONUMENT AT THE MW CORNER AND RECORD CERTIFIED THIS DAY OF _____......, 2001 % WON SURVEY AND PLAT DIRECTION AND DISTANCE TO THE N.E. CORNER. iT) - INSIDE D M. IRO N PIPE SF' - SQUARE FEET CAST LINE: HELD THE MONUMENT AT THE .S.E. CORNER AND RECORD 0/RECTOR OF ASSESSMENT AND TAXATION SOUTH 1/4 COWER .5., DOC - DEED DOCUmENT SUR'vEY DA rA sHOI+N. WASHINGTON COUNTY. OREGON sECTION 5 PER R7 DI - DOC 97-49755 THE LOCATION OF THE SOUTH 1/4 CORNER OF SECTION 5 (GC 022-135) (cc 022-135.) RI - RECORD SuRvET Na 25636 WAS COMPUTED PER RECORD SURY NO. 25636 AND HEW FOR STATE PLANE N 647345.568 R2 - RECORD SURvEY Na 19443 BY: , DEPUTY E 7602257.408Ns\I COORDiNATES SHOWN. THE' COMBINED FACTOR IS 0.99988321 THE ANGLE . FROM MAP VOA'The TO GRID NOI?Thi IS +1•47`16-. # 41 * * * , , STATE OF OREGON .SS. COUNTY OF WASHINGTON I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, BY THE SURVEYOR OF THIS PARTITION PLAT, TO BE A TRUE AND EXACT . DECLARATION: COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON rHE _DAY " OF AT O'CLOCK M., IN THE COUNTY CLERK RECORDS. KNOW ALL PEOPLE'BY MESE MESENTS NAT me cay or 77GARD IS THE OisfiER OF . TtiE LAND DEPIC7ED HEREON AAID PacRiaCo MI NE ACCOmPANYING SORVEYORIS' SURVEYOR'S QERTIF1CATE: ,., CERTIFICATE, AND HAS cAusai THE„put TO FIE PAR77770NED NiI0 PLOW NR) PARIMS Wf7H EASEMENTS GRANYED,AS SH 0 IAN I N ACCORDANCE WITH ME 4 KENNETH 4 ORFFK A ROISR:RD) LAND SURvEYOR IN THE STATE' OF OREcoN, , F,ROWSIONS OF CHAinER 92 OF OREGON RetitSp STA mars Nyo DO HEREBY , „MK" CORRECTLy Sul. AND MARKED,' OR FOUND TO BE MARKED WITH LAWFUL DEPUTY COUNTY CLERK DED4ATE TO THE PV8LIC FOREW IRACT 1.4". ' MOMMDVIA:AS NOTED EMIVtiERE4iltRecitil' THE LANDS REPRESENTED ON THE' . ATTACep. MAP,' DESC.--,t,' AS FOL4pl46 .„ .. . , , : A MACTO"LAND squAnzp IN NE'LE. ,I/4 OF SECTION 5, T.2S., 141W. WM., CITY - 'OF Tia4Ra. Wit..SHINGT4Y coway,!,a5fook few make PARTICULARLY DESCRIBED 7 > NAM I I , ' :.40 F 04 4.01* ' i:': -i OTY OF TIGARD, AN OREGON itiLltig*AL CORPORATioiv ;,, . . __,,,, ., '11E0*OP AT 1 i-4- imn44 PowT, A HMV 50,8- iRoN ROD WITH A RED PLASTIC C,AP, 1600 lit* 1.9 00Ir, AT DIE SOURIOEST CORNER OF LOT 23 -MORNINCSIDE", A REPPETO & ASSOCIATES, INC. , s;imoit.ision rtizo w wAsioNGToN cawn-PLAT RECORDS: Nova AWNG THE . ACKNOWLEDGMENT: , '' 68 -0:soof OE OANAT'//MCI'COPMSEP IN OW, 00aluENT 97-4975.5f WASHINGTON LAND SURVEYORS , ,:ePt_lrY,. Froolg4'N 894.5r K 441.4F47 IO. 1} 'EAsr uNe or -8(iLL STATE OF OREGON ' ii•PuNIA# WAPCAVS Na'r; A St11419$4141M 1 Al SOSHWGTON couNrr PLAT I S S WORM TtENCE ALONG SAID EAST 44144 N014.49. Iv. 225.00 FEET TO miE cOLANTY cr SOUnisoirST WINER OF LOT 14 •0 ,, . '3 I*PM., A Sul3DivISION FILED IN , *44SHINGION MINTY 1,),,LAT RECORDS; .• ,a.. .,- ALMO WC Salmi LwE of SAID . 1410 N.E. 106th Avenue, Suite 100 Dia 47 , i 0 wAs AawomEocep wow he ON -.ROUNDIRff ESTATES*. S $974157*4 .441.09:frET'TO miE soLniicAsT aNNE.I? OF Portland, Oregon 97220 .. 7 --> 0,4r‘ALIA., Thif: coy of,- nriARA 4,4 OREGON mUNKIPAL CORPORAn0144. 01r111 Or SNI? "POUNOIREE ESTATEVI, RIENCE ALONG DIE WEST LINE of SAID LOT . ,f2J, S'01114,9" 114 224(V FErT TO THE WA POINT Phone (503) 408-1507 NOTARY PUBLIC IN AND FOR SAID SIAIT AND Callin" MY COMMISSION EXPRES „ , , .,• • ME LAND HEREIN DESCRIBED CONTAINS 1.76 ACRES Fax (50.3) 408-2370 . I . , _ . '... . --, MY COMMISSION 1#14411418ER , p api.,A TE JANUARY 4, 2001 IDWG FILE: 0047-P.DWG , . .........I.. ,...............1 .:,.. ,, IDRAWN BY: KDG WEE12vaTf...........j ___, ___ ,---, , , .. - . ,... . . . ,---, (v. 4 . .,i j. • G o RECEIVED - __ APR 1 0 2001 - `G S _-=_ °17'_ BY t Murrag Smith&Associates,Inc. Engineers/Planners 121 S.W.Salmon,Suite 1020 o Portland,Oregon 97204 m PHONE 503-225-9010 ci FAX 503-225-9022 LETTER OF TRANSMITTAL To: City of Tigard Date: April 9, 2001 13125 SW Hall Blvd Job No. 94-0310.466 Tigard, Oregon 97223 Re: Menlor Reservoir Tax Lot 600 Partition Attn: Mr. Brian Rager, P.E. MLP 2000-00003 WE ARE SENDING YOU: I Attached ❑ Under separate cover ❑ Shop Drawings LEI Prints ❑ Plans ❑ Samples ❑ Specifications Cl Copy of letter ❑ Change Order Copies Date Description 2 1/4/01 Partition Plat Final Draft THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval O For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints Q For review/comment ❑ REMARKS: Brian: Please find attached for your review, two copies of the partition plat final draft for the above referenced project. We will be submitting copies of the final draft to Washington County for their review and approval. Please do not hesitate to call me if you have any questions or comments in this regard. Thank You. SIGNED: 1r ' 'i d Thomas '. Boland, P. F:\PROJECTS\94b310.466\Transmittals\Raga 4-9-01.doc NI c.PZ000 - 00003 MAPS .. . PARTITION PLAT No. RECORDED AS DOCUMENT No. zt R O U N D T R E E ESTATES 5/81R WTH RPC1 SITUATED IN THE S.E. 1/4 OF SECI TON 5, T 2S., R. 1 W., W.M. (RI) DOWN 0.8' AT 1 4 5/8"IR WTH RPCI CITY OF 77GARD, WASHINGTON COUNTY, OREGON Isextp FENCE COR. 15 1 LA 7 0., 0.0t cS'N, 1 7 e4 CHAIN LINK FENCE VI '. 6 18 COR. IS 1.1S 1.1'E S 89 2 4'5 7" E 341.09' (R1,P) c 5/81R WTH RPC1 DOWN az. 0.31'S ai.rw JANUARY 4, 2001 SCALE 1 "— 50' 0 . / , . d9.09',I 9,00'0 550 1)4 51.Oct • I 51.00' • 54.00' N.14,.........,, AT FENCE coR H - - 92;t10' 44,„i( I 14 N,. 211.09' 'Jo - i I 'a .;.L J....:8 .;,. . T. ) 90 -r - ‹ I HEREBY CERTIFY THIS MAP IS AN i.,..... 5/81R WITH RPC1 (f) I 5/81R WTH RPC1 ...... EXACT COPY OF THE ORIGINAL PLAT. 1&56„,‘ 3&00 * DOWN 0.2' 0.06'N alor DOWN 1.0' UNDER -‘,z..) 15'1----PULXIC UTILITY , 5•`^'i FENCE COP. IS 1.0'W STORM DRAINAGE ONO. BLOCK WALL s,<c)i, 0 REGISTERED EASEMENT PER rs892457a E EASEMENT PER a UN 0 14r 40 PROFESSIONAL --N. DOC. 96-2826 I DOC. 94-99912 'c tE* N...., I TRACT 'A' 5/81R WM RPC1 14 LAND SURVEYOR . cl.- ir,'........." AT FENCE COR. 15 1.44 I 1,330 SF to PUBLIC UTILITY EASEMENT NO14`49*E * PER DOC 96-28265 iektpte144%.9.44;*01.-- 15.°°') 14.50' 89 l'a id -,,,„..._ 7' CHAIN I 2 Li 14 UNK FENCE . 1 I , (15.00' ( tri 0 , OREGON • Z (NI -- 70 1 li JULY 26, 1985 CSi 0.35'0,5"W 15.00' 6' WOOD FENCE ......_ Parcel 2 I 0 ......./._L -1- - ----g,,D FVEILIC UT7LITY KENNETH D. GRIFFIN .-, "tt ALONG BOUNDARY 16,167 „SF to — — — — 15.00' EASEMENT PER 2147 , - .-. 23 STORM DRAINAGE S8 .24'5 *E DOC. 96-28265 RENEWABLE! 6/30/01 „-i 88 to 7`4 04 , Parcel 1 z EASEMENT PER 4---- Z SNI Z 36 ACRES 1 DX. 94-99912 SEWER EASEMENT , v a . rl . 0 .- ? Z . fr) tt PER DOC. 94-99913 • ` ........................... 0 Z • I No- Parcel 2 APPROVALS: 518'1R $flH YPC2 0/ - fr.--6' PUBLIC PEDESTRIAN 2-. Co 4 . - Parcel 1 UNDER TREE ROOT --ii, '' EASEMENT 032E in CITY OF TIGARD -.4 INITIAL POINT EASEAdENT DETAIL APPROVED THIS DAY OF , 2001 ...I s . 5/81R WITH RPCI 87 ...;. sw CORWER LOT 23 5/81R (R2) WITH YPC 3/4V (R1) 03 *GAYLORD PLS 929* a 08*N \\' /// NM°RNINGSIDEN CITY ENGINEER N 649222.8199 . , 3,14V DOWN 0.8' \ X. 278.24' 1 E 76026,75.364 * * * 4, * 1 62.85'V- a I 11z96' R2 N8924.57NW a99* ----"'” •Y' f , Nolommommumw er- 11 APPROVED THIS DAY OF 2001 , (HELD PER RI) N 8924'57* W 341.09' (RI) , IS N 649237.004 (BASIS OF BEARINGS) (337.1 01) a314 1*5*E ri A E 7602334.608 5/81R WTH YPC2 WASHINGTON COUNTY SURVEYOR „.... — - * DOWN aa'v. NARRATIVE: TRACT 'G' g - I* BEARINGS ARE BASED ON THE SOUTH LINE C THE SUBJECT PARCEL PER APPROVED THIS DAY OF , 2001 t, LEGEND: RECORD SURVEY Na 25636. *.= . WTH YPC2 „ 5/8*I i g., EN• _ DENOTES FOUND DESCRIBED MONUMENT ,.2. THIS SURVEY WAS PERFORMED To F'ARTITION THAT TRACT OF LAND DIRECTOR, DEPARTMENT OF LAND USE AND TRANSPORTATION * SE ONE OF *awl STRAIGHT AND FLUSH WTH SURFACE, UNLESS DESCRIBED IN DEED DOCUMENT 97-497$4 WASHINGTON COUNTY RECORDS # • * * * MCONTAIN MEADOWS NO. 2* NOM OTHERWISE. THE EXTERIOR BOUNDARIES WERE ESTABI.ISHL7) AS FOLLOWt5: 0 - DENOTES SET 5/8*X 30” IRON ROD WTH YELLOW 14 TH LINE: HELD MONUMENTS NEAR 774E sw. CORNER AND A'T THE SE. - 4 PLASTIC CAP OVSCRIBED 'LS 2147 ON 12/21/00. CORNER PER RECORD SURVEYS AS SHOWN. ALL TAXES, FEES, ASSESSMENTS OR OTHER CHARGES AS PROVIDED , *I , :* WC - YELLOW PLASTIC CAP WEST LINE: HELD MONUMENTS AT THE N.W. CORNER AND NEAR ME S.W. O.RS. 09VE RPC1 - RED PLASTIC CAP *frit.Mc LS 808' CORNER AS SHOWN PER SURVEY NO 25636. BY . 92. 5 HA BEEN PAID AS OF *c4 YPCI - YELLOW PLASTIC CAP -ALPHA ENG. INC." TH LINt HELD THE MONUMENT AT PIE MW CORNER AND RECORD CERTIFIED THIS DAY OF , 2001 Z IR - IRON ROO SURVEY AND PLAT DIRECTION AND DISTANCE TO THE N.E. CORNER. IP - INSIDE DIA. IRON PIPE EAST LINE: HELD THE MONUMENT AT THE sr CORNER AND RECORD DIRECTOR OF ASSESSMENT AND TAXATION SF - SQUARE FEET . , SOIJTH 1/4 CONRER Doc -- DEED DOCUMENT SURVEY DATA SHOWN. WASHINGTON COUNTY, OREGON , SECTION 5 PER RI Di - DOC. 97-49755 flit LOCATTON Cr THE SOUTH 1/4 CORNER OF SECTION 5 (GC 022-135) .. , (GC 022-135) RI - RECORD SURVEY Na 25636 WAS PLITED PER RECORD SURVEY Na 25636 AND HELD FOR STATE PLANE E 7602257.408 \\.) , „ * N 644345.568 R2 - RECORD SURVEY Na 19443 DINATes SHOWY 7HE COMBINED FACTOR IS a 99988323. ME ANGLE BY DEPUTY .'s. FROM MAP NORTH TO GRID NORTH IS #1•47'16". * * * * * STATE OF OREGON SS. COUNTY OF WASHINGTON -.. - . I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO MET , BY THE SURVEYOR OF THIS PARTITION PLAT, TO BE A TfiVE AND EXACT , orcLARATIOti: Y OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE_D OF AT O'CLOCK M., IN THE COUNTY CLERK RECORDS _ KNOW LL -PE TX BY THEW PRESENTS THAT THE CITY CF TIGARD IS THE OWNT CO" SUli'VEYOR'S CERTIFICATE: , THE rEPIC1E0 HEREON AND DESCRIBED IN THE ACCOMPANYING___RIRLA W.Yrtir) CERIVICAT4 AliK) HAS CAUSED THE SAME TO BE pARnnoNro aviZ go , „ . PARCELS WITH rAsrmtNis oRAN7ro AS SHOWN IN ACCORDANCNED HEREBY I, K ETH 0 GMfTIN, A REGISTERED LAND SURVEYOR IN THE STATE Ofr;ThiORrAGON,L DEPUTY COUNTY CLERK HAVE CORRECTLY SURVEYED AND MARKED, OR FOUND TO BE MARKED irD cw THr, - VISCOS CF CHAPTER 92 OF OREGON REWW STATUTES AND DO MONUMENTS AS NOTED ELSEWHERE HEREON, THE LANDS REPRESEN -', ''• - 7r TO THE PUBUC FOREVER TRACT 'A. ATTACHED MAP, DESCRIBED AS FOLLOWS: TRACT OF LAND SITUATED IN THE SE 1/4 OF SECTION 5, T2S., Ry1W, WM., CITY illir , WASHINOTCW COUNTY, OREGON, BEING MINE PARTICULARL AS FOLLOWS .DESCRIBED • WILLIAM M A. MONAHAN, CITY MANAGER CITY OF TIGARD, AN OREGON MUNICIPAL CORPM?ATKIN BEGINNING AT THE INITIAL POINT A FOUND 5/8k IRCW ROD 1+177-I A RED PLASTIC CAPA, INSCRIBED **Mc LS 808", AT THE SOUTHWEST CORNER OF. LOT 23 ALONG THE , SUBDIVISKW FILED IN WASHINGTON OCX.INrf PLAT RECORDS, REF'PETO & A.S'SOCIATES, INC. ,„, •... ACIGIOWLEDGMEtir: SaITH LINE OF THAT TRACT DESCRIBED IN DEED DOOJMENTTHEN97-49755,NWASHINGTON LAND SURVEYORS QTY RECCeDS, N 8924 57 tic 341.09 FEET TV THE EAST LOVE OF COUNTY pLAT _ sum te 9RECOV ' MOUNTAIN MEADOWS Na 2*, A SUBDIVISION aro IN,.:WASHINGTON COUN SS RECORD* THENCE ALONG SAID EAST LINE, N 07449 .E, 225.00 FEET TO MEIN Gwyn,a. THIIEST Ca?NER CF LOT 14 *ROUNDIREE ESTATES, 1410 N.E. 106th Avenue, Suite 100 cmvostztop BEFCOE ME ON WASHINGTON COUNTY PLAT RECORDS; THENCE ALONG THE SSUBD464NOL/711 LINE OF SAID or THIDEMARAYMW WAS A MARV "R 77tEr EsrArEss, S 8914'sr E, 341.09 FEET TO THE S(XiTHEA T Portland, Oregon 97220 ' - BY ItYLLAIM A. MCWANAAL,OTY'W4NAGER 12:Ar THE Cl n' Cr LOT I8 OF SAID VOUNDIREE ESTAIES.; THENCE ALCWO THE *EST LINE OF SAID LOT Phone (503) 408-1507 AN O&M MUNICIPAL CORPCRATIC*1 23, S 01,14-r i'll', 225.oo Fru TO THE INITIAL POINT ,...,... „ , Fax (503) 408-2370 THE LAND HEREIN DESCRIEKD CONTAINS 1.76 ACRES NOTARY PUBLIC IN AND i iii$AJD srATEANo (XXhvrY ;::: -:, -''.,.'- : ' - MY commissioN EXPIRES MY COANISSICW NUMBER , - ' DATE JANUARY 4, 2001 DWG FILE 0047—P.DWG , . DRAWN BY KDG JOB Na 0047 . . . , . _ , „ , , , , . ' .,.,,,,-,;--- '' ' -- ,',_, - , 4 ' '';', ''''' '''' ' ' :: ' - -, , ■ , , :' ' ' '',: ',I'.,,t"'-','4`''''';:::,;!:. •,,,:-' . 't,'+':'--t._ '''''''-°=', ,:,--f-A.1A 3-2''-,-,.-' A'--e:-.ufw-,- -i...,:,',—- _!,,,,,,., , ,'c,--C''. -.,..---',- .,,.'' '' -----, - ''''' ' -'- -- , .,--,,,,,-.?,,,--..,,,,,,,,,,...,._ , . ,...., ,..... --_, .: .. ...,, .,. . . PARTITION PLAT No. , RECORDED AS DOCUMENT No. A th j ROUNDTREE ESTATES 5/81R WITH RPC1 ..... SI TU A TED IN THE SE 1/4 OF SECI TON 5, T.2S., R. 1 W., W.M. (R1) DOWN 0.8" AT V 0 5/8nIR WITH RPCI 4,, UP 0.4' 0.08'N CITY OF TIGARD, WASHINGTON COUNTY, OREGON WOOD FENCE COR. 14 15 • N CHAIN LINK FENCE (4 '' I 119 AT FENCE COR. 17 18 c: COR. IS 1.1S 1.1E s 8924'57. E 541.09' (Ri,P) c 5/81R WTH RPC1 ) .-- / 9.00'19.*I' 55 fg' 51.•9* 51.00' , DOWN a2" a3i's alYW _,..-- AT FENCE COR. JANUARY 4, 2001 SCALE 1 n= 50' 92.00' ku ttu 211.09' lc) t i r— — — -... —8 yfAL. _...L:8 ..1) ..... .. ) 90 tri-NI wi '.74. I HEREBY CERTIFY THIS MAP IS AN (f) I te) ,,,,r‘ tii r 5/8'W WITH RPC1 5/8*IR 141171 RPC1 1-\''L-N. .. •. EXACT COPY OF THE ORIGINAL PLAT k 18.56 3800 z DOWN 0.2' ao6W aloE DOWN 1.0' UNDER ""'.05,, 15'1—PLIBLIC UTILITY . ,5•C 1" FENCE COP?. IS 1.0W STORM DRAINAGE CONC. BLOCK '''■ C) • REGISTERED EASEMENT PER . rs-894.57*, E EASEMENT PER 0.14W 0.14E t‘i , to PROFESSIONAL Q :' DOC. 96-2826 I DOC. 94-99912 ---, . 4;C tt I 'TRACT 'A' 0 = 5/8"IR WITH RPC1 14 LAND SURVEYOR Li - 1,330 SF gi,.. ,,....-- A T FENCE CO . ct 4 R 15 89 8 I PUBLIC UTILITY EASEMENT (NO;;1..4°°49)*E/, 14 50. q --..„.... 7* CHAIN I "ch, (5 tAi PER DOC. 96-28265 i=f14a,e`1 .0.-44;140.,,- UNK FENCE'.,*... i 1 igi c: 1 OREGON , e4 In I I JULY 26, 1985 Parcel 2 1 1 ‘ 1 ---„. S0'35'03"W 15.00' --- 6' WOOD FENCE ___.. < t v) KENNETH D. GRIFFIN , 1", - END PUBLIC LITTLITY . _ _. %r ALONG-BOUNDARY - 16,167 SF ku (.., I 15.00 21 47 EASEMENT PER S89'24'577" ,.-. ; * 23 STORM DRAINAGE DOC. 96-28265 RENEWABLE 6/30/01 !',-- • '. 88 1..) ,,c4a . Parcel 1 z EASEMENT PER ) '-_-,--, Z 4.1 ev , DX. 94-99912 at < 544 1.36 ACRES Z SEWER EASEMENT , .-- ..... pr.) a PER DOC. 94-99913 4 z, 0, : . cr ..„ , .4 -------- -- . I Nt. c.) Parcel 2 APPROVALS: , WIR wrbi YPC2 c«)/ •-'‹ - t--- 6' PUBLIC PEDESTRIAN 0::) Parcel 1 ' UNDER TREE ROOT ---.7;:, , .., . EASEMENT ... 0.37E ' J I M') CITY OF TIGARD --.1 INITIAL .POINT• ...r "i'... co_ 5/81R vorti RPC1 APPROVED THIS DAY OF , 2001 I EASEMENT DETAIL 87 . % c I SW CORNER LOT 23 1" = 50' I 5/8"IR (R2) VOTH ?PC 'GAYLORD PLS 929* 3/41P (RI) "MORNINGSIDE" CITY ENGINEER a08'N \ I / N 6492-22.889 3/4"P DOAN all' 1,, ' 6245, x 27824' \ E 7602675.364 • * * * * * N8924'571W a99' ---7-7 * - 11Z96' R2 APPROVED THIS DAY OF , 2001 MELD PER RI) - . 1 .- . , Af 8912457' W .341.09' (Ro -. FENCE CC*. IS ri' , t -;., , ,: N 649237.004 (BASIS OF'BEARINGS) (33Z1 01) 0.3'N 1.51` id PP) '0(E 7602334406 . WASHINGTON COUNTY SURVEYOR 5/81R WITH YPC2.......„- * . . , , DOWN a8 060'E . :,-,;::\ NARRATIVE: ..t.c...c) . TRACT V g 1„*** BEARINGS' ARE BASED ON THE SOUTH LINE OF THE SUBXCT PARCEL PER APPROVED THIS DAY OF , 2001 -•V:,'-' ' . ,, '.' °IN LEGEND: RECORD SURVEY Na 25636. •itk t 5/8*IR WITH YPC2 • - DENOTES FOUND DESCRIBED moNumENT, mIS SURVEY WAS PERFORMED TO PARTITI-CW MAT TRACT OF LAND DIRECTOR, DEPARTMENT OF LAND USE AND TRANSPORTATION t., , , SE- CORNE'R of- BULL j 4.45 '' STRAIGHT AND FLUSH IWTH SURFACE UNLESS DESCRIBED IN DEED DOCUMENT 97-49755, WASHINGTON COUNTY RECORDS _ MOUNTAIN MEADOWS Na 2* NOTED OTHERWISE. THE EXTERIOR BOUNDARIES WERE ESTABLISHED AS FOLLOWS: * * * * * 0 - DENOTES SET 5/8"X JO' IRON ROD WITH YELLOW SOUTH UNE: HELD MONUMENTS NEAR THE S.W. CORNER AND AT THE SE • .., k4 4 PLASTIC CAP INSCRIBED "LS 2147 ON 12/21/00. , 4 CORNER PER RECORD SURVEYS AS SHOWN. ALL TAXES, FEES, ASSESSMENTS OR OTHER CHARGES AS PROVIDED 01 :41. WV - YELLOW PLASTIC CAP *EST LINE: HELD MONUMENTS AT THE MW CORNER AND NEAR THE S.W. BY O.R.S. 92.095 HAVE BEEN PAID AS OF , vr RPC1 - RED PLASTIC CAP ''WLMc LS 808" CORNER AS SHOWN PER SURVEY NO. 25636. r- ct YPC1 - YELLOW PLASTIC CAP "ALPHA ENG. INC.' NORTH LINE HELD THE MONUMENT AT THE MW CORNER AND RECORD CERTIFIED THIS DAY OF , 2001 Z IR - IRCW ROD SURVEY AND PLAT DIRECTION AND DISTANCE TO THE ME. CORNER. . IP - INSIDE DIA. IRON PIPE SF - SQUARE FEET EAST LINE HELD 771E MONUMENT AT THE SI CORNER AND RECORD DIRECTOR OF ASSESSMENT AND TAXATION 4,':7 , SOUTH 1/4 COAIRER DOC. - DEED DOCUMENT SURVEY DATA W-I.N. WASHINGTON COUNTY, OREGON SEcnoN 5 P R1 01 - DOC. 97-49755 THE LOCATICW OF THE SOUTH 1/4 CORNER OF SECTION 5 (GC 022-135) (GC 022-135) ....s., R1 - RECORD SURVEY NO. 25636 WAS COMPUTED PER RECORD SURVEY NO. 25636 AND HELD FOR STATE PLANE N 647345.568 E 7602257 408 R2 - RECORD SURVEY Na 19443 COORDINATES SHOWN. THE MAIMED FACTOR IS a99988323 THE ANGLE BY , DEPUTY \ i i FROM MAP NORTH TO GRID NORTH IS 4 147'16*. * * * * * ., .. STATE (X- OREGON SS '--, ---- COUNTY OF WASHINGTON :-- I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, DECLARATION: - BY THE SURVEYOR OF THIS PARTITION PLAT, TO BE A TRUE AND EXACT COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE DAY . . . . OF AT O'CLOCK M., IN THE COUNTY CLERK RECORDS . - . • I(NOW ALI. PEOPLE BY mirsz PResemis THAT THE ary OF TIGARD IS THE OWNER OF suRvE.YOR'S CERTIFICATE: 711E LAND DEPICIED HERECW AND DE. IN DIE ACCOMPANYING SURVEYCRS Cat17neA74,AND.HAS.CAUSED THE SAME 10 BE PAR TITICWED AND PLATTED IN TO , PARMLS form tAseicsirs GRANTED AS SHOSIV IN ACCINDANCE Wirti THE I, KENNETH a awmN, A REGISTERED LAND SLIRVEMR IN THE STATE OF OREGON, PROVI9ON OF CHAPTER 92 OF OREGON REV= STATUTES AND DO HEREBY HAVE CORRECTLY SURVEYED AND MARKED, OR FOUND TO BE MARKED W4TH LAWFUL DEPUTY COUNTY CLERK S MONUMENTS, AS NOTED ELSEWHERE HERECW, THE LANDS REPRESENTED ON miE DEDICAIE To THE PUBLIC FOREVER TRACT 'A'. ATTACHED MAP. DESCRIBED AS FOLLOWS: A TRACT OF LAND SITUATED IN THE SE. 1/4 OF SECTION 5, T25, R.1W, WM., CITY OF TIGARD, WASHINGTON couNrY, OREGON BEING MORE PARTICULARLY DESCRIBED NpfLuAM A. MCiNAHAN, CITY MANAGER AS FOLLOWS ..:. , CITY OF TIGARD, AN OREGON MLNIOPAL CORPORA 770N BEGINNING AT THE INITIAL POINT A FOUND 518* IRON R(X) WITH A RED PLASTIC CAP, IIVSCRIBED Nufr LS 80E AT THE SOUTHWEST CORNER OF LOT 23 WORNiNGSIDE; A REPPETO P. ASSOCIA7ES, INC, SUBDIVISION FILED IN WASHINGTON LOUWTY PLAT RECCRDS' THENCE ALONG THE ACKNOWLEDGMENT: SCVTH LINE OF THAT 7RACT DESCRIBED IN DEED DOCUMENT 97-49755, IE4SKINGTON LAND SURVEYORS ..-,,. ., COUNTY RE1XIRD.% N 12192415r W, 341.09 FEET TO RIE EAST LINE OF *Ewa stAit:or *60N . - MOUNTAIN MEADOWS NA 2*, A SIROIVISICW FILED 14 WASliWGTON COuNrr PLAT S.S. RECORDS THENCE ALONG SAID EAST LIN& N 014149* E 225 00 FEET TO THE COUNTY OF' SOLITH*EST CORNER'OF LOT 14 1iN9LINDIREE EsrAlES-, A SUBDIviSiON FILED IN --P-'--- . --' WASHINGTON COUNTY PLAT RECORDS; THENCE ALONG rbir SQUTH LINE OF SAID 1410 N.E. 106th Avenue, Suite 100 TIGARD y., rtg,IWY.ARATION WAS AtrXWMED(41, BEFORE ME ON _ • -RomoritEr ESTATES-, S 8924'57" E 341.09 fur.70 THE SCXITHEAST CORNER OF Portland, Oregon 97220 ay-wit**, A,:41ONAHAN, CITY mANACER C*". IHE CITY OF LOT 18 OF SAID VOLINDTREE ESTATES"; THEIVCE ALON'O ME WEST UNE OF SAID LOT i'l.!-, - ',. - AN OREGON MUNICIPAL. eggPMAnat - 23, S 01449- W, 226,00 FEET ranIE INITIAL POINT Phone (503) 408-1507 , THE LAND HEREIN DESCRISED CONTAINS 1.70 ACRES. Fax (503) 408-2370 NOTARY P t I I A t #4 AM F741*SAA0 STATE AND COUNTY t..- -- - MY 014141S$104 EXPIRES - •-.;" , ' ., , , • ' mY CaMIASSIC# ivtIMIER DATE JANUARY 4, 2001 DWG FILE: 0047-P.DWG , DRAWN Y. KDG JOB Na 0047 . . i.-,..z-.05,A.,,,.,::;-,-.,--„4.-„-:.;::::,„i:,: .7 ,,..:.,„ - ,•..--,---,-- -,::,:: - , , , :''':',..,,'.,.,,...,,,I ,, : f, ,_, , .;,,,_„: 1,- ., ,,,,, , ,i i-: --„,,.. --i .,• , , ' 1 ' ' , , , , , , ,, :,,'- ;1_ , ,;, : , , ,-. tt,i',0'-';';',1:„'li-:',",-::,,q,',„,;::4E-,',7_;;-',,-.-,,:,:!'-'',T,-.---- -,.7,I:,;:-.:',',..-:: -J,:1-,.,.. ' ,',1.:=f„.. ,,,,-;,.'.,-".!-,:„,,,..'' - - ,: ,,',:,1,,-,' '„,2,,,-:,:' - i ;--, '„',',,,,,..:;_r ,: - - :" , " , . ,,,: .: . ., -, . , .: - . . ,, ' :.,: , -.--- -,- .., , ' -- . :,.- .,',,-r, ,.,'-;-t. ":.,: - ;-6• :, . , aY':: ,_fr4iitallttt::,:.4 :::;;fttt:Aa_a.;;,;z- " a ,Pt 'nlif;SAfii:;::,>;-,iAT':'iiiig-_i;i --s-'..?::')2,':;;;::-,;:.:45T,:i',.: :-:',-:.- ' ,I 'z , - - - '' -''':, ,''',.,-,- --- '' " '',''' ' ',':''''''' ' '--''-'''''''' - '''''''''- - ..... 150' VC .., j PTVC STA 8+05 44 1 P1VC STA = 7+30 EL = 387. , - -21 ■ PI VC ELEV - 385. 79 --- I 2.20% 390 + 1 A.D. = - 13.68 . Lo (0 0), ______ ... K = 10.96 I . N., (r) ,i-- 1.1 r,., ,---- , (0 N,) 1 v) to , at ----1 4 1 380 - --- --- - - - --_ -- ------ -- - __ _____ _____ -------- - ------i _ ___ ____ _______ -°0 -o --1-- li 0 N- - 1 1 , _ , _ , ___,.... 1_____ _II, i , c?... - ,------ - _ ........_ H-.1 1 .----- ----- ..,--- - 380 1 , I ; ...---- § 1 ,-- , -zc - . . 09I-- cK 06 Z' : 1 . NO In A oz 1 ,, ------ -;----- i /8 st SD 0 1 1 il ... II N) . ------ ,p --- - ..., , ..._.,.....„ i 370 370 .._ i-- _ - - - ------ ----- - -- -rit-1-(1) ..... --' -- I ,„-i-i---50 SL- 2 FT/FT <u) , I- , 1 /4- e 1 • I ,$ ca-i 1-1-(4 -,--z ---- 1 I 0 r4- 1- v)- ;64 -0 1 --- , 01 FT/FT ah to 1 I cr (...) ..---1 , so Og- to . o ca t-o 1-0 ..---- 1 t!, , 51_...„..... IN(0 N Lt. .czt 0- ------- LOP co . 11 - ,......- 4 1 .. 06 Z< ,-, _ .N >--- -------- ----- a ' --- -' 360 1 360 - cs(x) --mu) -,;-:-I-v--- ---- ---- ---- ----- _ _ - 1 00--ETIF:5 1 ... ....., occ; (c)N v.ch-- >-.. EXIST GROUND ....--- ..---- ,, ± ',.;). (41 SL.-:--. c( -1--(;, ± 0 •-.4 0) , 1-... 1 1 06 QI z I o ii •Lo< 0 CO 03 0) -- CC CO 0) 11, 9CNON --1 ------ /01 O - -.,. tri ,,--- --- ,----- C) -co -....1-... -...11 ,. r--...r- oj 1..... v)i:-.. oo iciiontr 1 cr oo '..c.Jc ---- ) ± II zt_____ k, ›.o --- 41----.*-- .------ % SO 'stalk ,1 -1(-7-1-. :-.-. _ _ 350 . 46. I 1 14-1 C\1 14.. _ ge, 1° - -----er-Z ' --- - \e.' 1 o 1 to ....... c:-.) <1 Q- 11 -1-C:: Nz. 1V-- „----- -- Li I C)((z ...,1 NCe 1 II ,,,3 00 V) <(4 0 0 1 14.1 1-1-1 .. 0 (0 - 00 - LC) ..„.. I--V)% ..- LILL I 0C) <V) 1--- `,..- N Et co 0 I 34'1 4_ N V- et oz ± to F.-, .0 z -i- . V)14.1 H LOLLI l: 0 Nt: V)11.44,ie•■■•-...a 0 +ft -Po -- b 5-10/0 5\--- ' co 0 (0 • to N 0 LO - -.?"-, N. -- Of.. 0C) C.) Ni- lo ii co cz)() L4.1 n, -N ..2.. (.0 to Lc) (...)x co il,c:c caocaLL4Lici LI ,......>- - /50' VC ..... (3)1.4 Ii 1 if ' 11 (r3 0 < Lo co< r--, - 00 i---. N vr( .....,......,,,...1..... . - I---- n‘ In (c) cn_05' .. 340 - i. it fr -- - I I (EY* -- --- - - ---- < ,:trYeS1 -- - - - 340--- Lau u o 11 ..., P I VC STA = 1 +82.86 1- zz to coi- 04 to m-: III 11 - Ino N r __e; _ N ..0 *4C (Nic-NCP;(9 -i- II (0 •• trj N.:0) II l■(;),......; +c) P I VC EL = 298.96 I.< - - - NC) , N co ..-/- + - 11 N--) , 1■( kr*.,.3• CO 0' 00 A.D. = 10.28 0 CZ)14.i 14.1 f...ct PO In cyi -(::: Lc Ki:..'.. ei to In ws II i.;:s.f.>";o9i ___ ________ ______ ,,,...c, --------- ----' 330 __,-• ..4: co,I(r)......---- 46 V) 0 7 -- - - -- -- -:11111111:1111111111.s5f• , 0 :144 :.... -_-_-0; , r< Zz z •=t(4 K = I ii ii tn \$3‘ -f 01 N--2 N\....,'-'II 1.0u) co 1 46 I (1) <V) 14") ct n rn,,,c)i I, (...),..... - f-v) z cy) ct 0, (0 ow o.... o- N Li 1--. + 03 C)C5' 1--0 z N 11 co 04-1 ± - II H to -co (....) '-'2___.t" _-v--- ___11_ d- 330 . - , az cle - it -cc-- N. - CZ)0 I-LI <V) I- -.111 1 *--GQ\I-()).1 II 04;t N- "4C N'.: 0< C)C) (Z)Lulu I---V) Z z z A i----cs) 0 (./)c\I <0,1') i--- (...) 1--G2 ZZZZI I 1.- .ct d mic.)cl Low isty cao (la Lo 4.1 Lo 1- v) Azcv (....) (-) 11 1..._. I -- v) to ct 0- 0 0..4 00z- / (.,0.,„:g cr;).........,......... 1 _ 320 ---- - • -N.-- a ---00 11.-144-- -------- -- -0000101.11e.it - - - I 320 , -c\1--- 0 - CLAS* "Du BACKF I LL, TYP I < .00 %■A Cr A SE NOTE 4 Ct.. 1 I . +V)14- CO 606 / 0.....° & (CLA4.,S "D" EQUALS USA C ASS "B") , N r tr)N .....ctr.., .....:0000 pi! 1 1 1- ii.4c l' -10). 0)NN 0 C:) 0 11 CO N •" SO i 0 1-....-... -Z :I 310 II .. 00 (..) cate-- < ..„.. (no cicv 0 11 0) H 0 - - C::) --- - - - --- -1 - - - ----------- - - 310 <1‹ 1------ . NJ- too ct Lo cc) +C)osiLLJ'N-2Q Q I c,,4 1 1 , N 00 N r•Ce 1 0 u)......,\--- 001111 SL=.06 I FT/FT '') . 1. SEE SHETS C- / AND C-2 OR ROAD PLANS AND , 1 , -1-c) -cssi 1.....,__ 2 ± 00 HOR I Z CURVE 1 NFORMAT 1 ON. i 1 NC(43 II CZ)CZ 0 1 ' II "4CV) II tn (6 1 2. ALL StORM DRA1 AGE P I P I G 10" ANJ LARGER , , _ 1 12 * ,<(/) o 0 (..) ...- to- , Int, _ _ _TO_BE_ HDPE, ADS_AI,12__UNL SS__OTHERW LSE 1 r, 300 ..: 4.11--04 I---VrkZ8 0 0 V) I I CIO 1: 14.0-1A III 0Z....i Vr<0' 1 <---4.1 I 5.6% eiCz)seltatak (irt CO-"- -"--"'''- ...............____._„ & ---- ivii It V 44; II 0 r „iii 1/F0- st‘,„,. 092 I A SEE NOTE 3 No ii oca----, .....,,ct „ctn.... v) --- ______ ____ __ 1 , i i 1 , I NOTED, AND PVC OR SMALLfR P I P I NG,I SEE SPECS. ' 1 1 , A 3. FILL TO BE PLACED & COMPACT I ON ACCEPTED , 1 PR I ORITO PLACEMEN T OF STORM PIPE PE OR , ■ , , 1 , i i I 290 _..,....IIIIIIIIiiiiiiiill „woo ----- - ____ _ ca ILIJ _ _ • RES._ 1 - 1 -r-- --- 1 ----- 1 290 SL=-4. I r X 1 8" SD (r) C-76 IL IV SEWaR PIPE TO BE I NSTA4ED IN SL=.0375 FT/FT 1 1 I L 1 EU 0 -- HOPE SE ER P 1 PE HERE P I PE COVER 1 1 I 8" SD lammiogil r_0001,18" sp iii 1 , 1 S L=.0239 FT/FT 1 IS LESS THAN 3 T, MEASURp7 FROM BOTTOM OF ! i , 1 AC1 1 0, SL=.0 1 73 FT/FT SUBBASE ROCK TO TOP OF IPE.PE. i 1 , 280 AC, - -- 1 _ I , L_ i ____ __ _____ ___ __ - - 1 ______ __ _ __ ___I ________ I _ i - _I__ i 1 I-11 - - 0+00 0+30 0+60 0+90 1 +20 I +50 1 +80 2+ 10 2+40 2+70 3+00 3+,50 3+60 3+90 4+20 4+50 4+80 5+ 10 5+40 5+70 6+00 6+30 6+60 6+90 7+20 7+50 7+80 8+ 10 8+40 P I VC STA = 8+44. 78 ACCESS ROAD PROF I LE 430 ----- -4--- ---- ----T----------- I - - P I VC--ISTA- - --8+!98----- --I- I , 1 --- J-------- ! I _ -r-- - 1-.01 P1VC EL = 290.56 AC ' 1 P I VC FLEV = 38 .48 1 AC , .... 70' VC SCALE: 1 " = 30' HOR I Z, 1 Is= 10' VENT I-- --* --501 VC A.D. = 2.22 ...--. ......._ 1 1 K = 22.52 1 - _. AD = 4.6 co Et ,-- , ......_. N. n 1--) ii K = 15.22 6 __ _ ./": --,..,„ I Pi>. 11 310 r■ --- ---- 3 I 0 420 _ -cc _+ -- ----+--4-- P_I_V__C4TA -__ _O__+_00 •_ I ....,,,, , .--4- 420 ...... ao . + - co to cs)co i .._...-„, 1`.. 0) 1 11) tc3--k VC 1EL = 393. 8 P I VC STA = 12+01.61 Fiq .c:: cy).< "--E 1 CO EXIST to to ..... pri. < oci I- co <ci, 1-cb /- A.D. = -8.66 1 \\ , P I VC EL = 385.40 1 cx) to in , A.D. = 0.68 I K = 17.32 7.32 i.\ o 0 .< `4- 1_,_ co 0). NI N V) rn v)to / I I I I g?)1 I II ±(t r-GRADE in K = r3.53 .....1 00 0 Pti ± + 0 11 --- 15°' VC i ... N., 1 L-Li i o) oo (s.) 1 it 1 CO i / I I--- 0) INSTALL 5' (...) N \ I i„ , go. AI 0 , 300 :cto c, r........... . DWY APRON i?_, Ill - 300 4 I 0 <--v -‹- __ _ _ , __ o , - 501- VC V)X 0) -1 - (B.* I- CL. I.,,i a_ill / I Lci 1 cd 6' kJ (X) Cl... LL.i..,,,- i 1 \ C) 11 --/....*' \_.FUTURE N C) N cz) 4,4; .0 1 1-___ 1.-z _.., .....--- -i-‹ -i-gc:c 0 CI.14 14J Ali, GRADE Li t 0 0 co to co ..... cy) N. Lri 1 + LLI / <d \ ----la z .....ct 0 ......,,,. 0 1---,c7) < c::„ 290 , % iii3,..,..www.. _ -- 290 400 '"6 <0 t'ii V (41--) ____ I-- 0,1 400 I---- 0 z 1......0 l'■ 1.....0 N. Cr) ‹ ,. 1-0 REMOVE 8+39, 78 END 0 (1)14.1 n (f)I-0 '0 / (..) II 0 II • \7_5. cc; ...... LO I- (---) II 0 II 00 to EX I ST DWY I 54TH AVE EXTENS I ON .4t c:-.)0 Li cz)0 LI.1 / Li L.r...! nI \ i-- ....1 i---- -1 , Od APRON EL=290.65 , N ---'"""--------""*"."---e----- 41,11, A ,A, .. , 0 -.._i _N (..) , 6 280 - - __ -- _- -_ 280 390 --- - -Amplow - -e *; . . - 4.4 ft _ , - - '---4.25z -o... 1...., - -›.-- i _ - --, 390 7+80 8+ 10 8+40 8+70 9+00 9+30 . - _ ... i N. t- o_ P I < C) , 1 54TH EXTENDED STA 8+26. 78 ... c: --- SD STA 1 5+77= . .... /\ N 1 11 z .,---"' I ! * , = 0+00 ACCESS ROAD ACCESS ROAD STA 8+74.5, 24.5' T , -4.93Z I NOTE EL=289.90 ./ SD MH - 1 5, RIM = 388.97 2% N • 1 : _ i , ,......, ' 1-14--(-E{)--378.0- - - ------ ------ --.„,,. --- --- -- , i I. TAPER EX 1 ST GRAVEL DRIVEWAY TO MATCH 380 LE I OUT N) =37 _ 1 380 3.8 I ----... co NEW DRIVEWAY APRON. 4 " SD I STUB (S) =374.0 (PLUGGED) 18 , 2. I 54th AVE EXTENDED ROAD SECT I ON SEE C-6 IWMIIIIIIIIIIIIIIIIII avi -o 1 SL .02 FT/FT r 0 370 -- - _ ___ ___ _ - - _ _ _ _ _ - 370 ...---- 8+ 10 8+-4-0 8+70 9+00 9+30 9+60 9+90 10+20 10+50 10+80 11+ 10 11+40 11+70 12+00 12+30 12+60 12+90 (f) S. W. 1 54TH AVE EXTENSION ON PROF 1 LE SCALE: 1 " = 30' HOR I Z, I "= I 0' VERT ACCESS ROAD C.. PROF 1 LE SCALE: 1 " = 30' HOR I Z, I H= I 0' VERT ..._ - 4_1 , Sri 1....t..1 NOTICE 40 POtr, -- -- t; . ; MLH ..---- - ....- a ff i .,- , ..._. DESIGNED ' iltIt 4, e 81. = ACCESS ROAD loeio --- i VI -u. -i ----,---- MurrayiSmith&Associates,Inc i . . . 0 h 1 qv , CrTY OF 11 , ,-: ;;At .,-API. .!. i- 1 ..,„ yi i =____.:„ i :, 41111111.1116 , DRAWN / - t A - - mg a - -ft 7 ; - Engineers/Planners - - i -, :: - i , ,c..., :y IN 0 p-,,,, - rt,-,,- :F., , ,•I 4.„ ea%,„,= pRomp tt-.! ci,,..., u vote ' il tu"7 ' --' gi ' - `.--lawn iitted IS c.3 ik,siti g.liiiii l' In IF THIS BAR DOES --i t7 0 ..---- NOT MEASURE i" JLH 41* tstc' 4 'Am co THEN DRAWING IS CHECKED '4_ 30. ,4z, 121 S.W. Salmon, Suite 1020 Phone (503) 225-9010 I cy) //\ 8/22/97 MLH USA PERM I T REQUIREMENT NOT TO SCALE ilfes t kit‘:` q Portland, Oregon 9'7204 Fax (503) 225-9022 I 7 OF 32 . r ....--- m PROJET NO.: 96-0341.201 I SCALE: AS SHOWN •, DATE: JUNE I997 ' NO. DATE BY REVISION EXPIRES 6-30-97 5f, 1 ,. ., ,,:,4 ,.. . 741k0-1;-111-17"I'Filit1,1T1-4-:4:6'N' ._ • _ - - - - II I I I I I I r\ I I I I I q I I !� I I I I I c' • • ` I ( I I t.,.a _ - 11 1 Jk- :. 1 5' --I -�.--I I � am.' - 7 '� I i o cam^ I 1 � °) ( Cr) I � � � Q `c © ------d C) isris 00 ' ccnn I tai �, to - - N ,�Ilk w I o co °p 1,..,...C) I �- N u� E-- 154TH STA 8+09. 78, 1i co o I I z ca I I `�' I I + � I I 7cHNEww/ ::ri 8 REMOVE EXIST D W Y -I°'.. ¢ v) z v J �' �' cn I -l- I APPROACH & EXTEND I ` ' °.- o _'' I - -- - I Ica �¢-- I ; , °o `� AC PAVING, CURB & `c > ��- ¢ ,... , o r.� d- I f-. >- Q. M. ' I `� ' ``' v�I \\ I 5I ) - - _ _ _ - - II ( � J �- �1 0 00 _/\ •t-o-- 1 1 I I I \ --co - ._ 4 - - - 8' I 1 - - - w up �' T �- I 1 Q' 3 00 9 _I' '�, 8w -I' 15' _I --f- i&usa -I-- I t 1 16"W _._�._ -i i. i �` "_ _ _ ?f w _ — — — — __:--0-- _ ___ ...._b C�-- 8 SS • -f --� 8 SS -Q-- - -I- -t- -6- - - -�_ - - "SS .,_ _ _ _ _1- , - - _ , { ! 1.18"51) i I j 18S0 I I I r1 • 1 ( /8" _ 0� I 8 { { i 1+50 "3+00 I 4+50 ! O. A 5, - 1 - - EXIST ROAD �' _ 2, _ - - - - - 4"G - 3 7' 71)\ ( S. W. 1 54TH AVENUE II S. W. 1 54TH A VENUE A MI 1 I N �. I SEE 'HT C-2 FOR 1 { I A CCE'S ROAD, I 1� I r,,I I I 1 I 1 /0' I I STORM DRAIN PLAN 1 l �\ NI- I II 1 v) I 0) I ( I I ( I ( I I I ! I 1 0 d I 12°',5!.. ..,,,_ ROUND TREE ES TA TES 11_ ! zJ I I I ( I I I 1 I I �� Mlle ,j .. \ NOTES: 1. SEE SHT C-2 FOR ACCESS ROAD STORM DRA 1 N PLAN & SHT C-3 FOR ACCESS ROAD STORM DRA I N PROFI LE & I54TH AVE EXTENDED PROFI LE. .. 2. MA I NTA I N 6" M I N CLEARANCE BETWEEN P I PES UNLESS OTHERW I SE NOTED. STORM SEWER P 1 P 1 NC PLAN 3. SET MANHOLE R 1 MS TO MATCH EX 1ST 1 NG GRADE. SCALE: l "=3O' NMANNUMMENNKAWA ' , LJ h --- -- - _ ---- -- - -- - - - - - --- ___ - - - --- - -- - - _ -.- ----- -----,---- --------- --------- - - - -- __ ----- _ - __ �, X I ST 100 VC E I CD EXIST ! col� ocoo oz 50' VC i . ° ' N•�: - - -- 4. -- - - - - - - - - - - - 0 J - --mod= C -1-� N 300 --- --- ,� 4 } _._- - I -- - - - d - --- - - - II c - II 300 4� EX f S T 150 VC ,,,� Q. Q. � + '-- CO i� w w' © r` Q V) N Q, o I 290 -- - --------------- -- - II cs , ,� ,� `ri N - !, - - --- -`?---- -, — 1 290 r EXIST v F,-,- N ow) ., ,,�,� ¢ , ¢ rn ua — 30' V C 1 '`` ¢ c� a vi+ 10 cfl co "! c v r. ,`4-. ci N i' `0 _ — - - -r 280 __ ct CI ---- - - --- _ - - �. a - - , - - 280 WZ}.. 1- 4' 4 N N j Cj .1° a �}��"` ° d C J C,,� i- (n - - n H D SD p Cr c.� �• +¢ o.Vii, II -�-¢ N ca ' �v S. W 154TH EX 1ST d- - F--. �-3. 13 _ — ` - _ -- 18 ` (It ›. n.. o I- N ''`v._, °F.- _ II u' ' 5.o _ -- -- -- _ -- -- -- -3. l 39� =2 - _ r FT i N kJ Q.. u) iI.....,� v) II`� II 1 --.1 GR i DE t� TC - - 3•_2 I 3�' .05 3 ` - Q Z _ CO 1 .10/11/1111111 N + try k..' -- — 4 w- - 0 ► c� - - - --- - - - - -_ _- -- - - - -_ _ ___ ¢ 270 0 0 ow) A wjam, w c� -1 ., L, _ ........ I8 NDPE SD i },..____LL, r - �- dY)—.... I Y'r.... •n+�. -.+... V).+.. Ct+r.. '.+tip _ ....+ "..� ....r �^ �__ _- j V) N V' _ — — sL Q.a f 9s I�r/�r �, �r N°°. U' = N +6.42 _ _ - I g HDPE ¢ CLASS D BACKFI LL, j TYP o I cV �- I I --- - -- - /SED - -- CLASS D ; EQUALS C15A CLASS B -- - --- - - - ' q �-.. 260 o II v --- - - . _0.QQ�� w ° o 26 ,, S ck I........ ,...._ 0 F-- ___ --- ....._ li0 _ 1 (41_•_43,...„ Nil A ,...._.‹ 0, Ns CI cin Li v) �- 250 - —�- - -- _ __-- - - - - - - - (~) w 250 00 SL-0.0635 FT/FT ; 1 -I c ¢ ! t'dh '� ! O) i c,) ty to j ; ! t 000 ' I- Cl.. -- - ----- -- - ----- ------ ---- - - ---- ---- - ----- --- ----- - -----!---- -------- -- - ---- ------- - --------- - 240 I I Zw � 0 I 'St. 0+00 0+30 0+60 0+90 1+20 1+50 I+80 2+ 10 2+40 2+70 3+00 3+30 3+60 3+90 4+20 4+50 4+80 5+ 10 5+40 5+70 6+00 6+30 6+60 6+90 I P,....- T RM SE 1 1 NC PR OF 1 L E z SCALE: I " = 30' HOR I Z, I "= 10' VERT ct ! SHEET ,: NOTICE - MLH - -- DESIGNED = NM= A L1- 1 �' �► ' ► - �_ � �,�,a 1►, � . .r u a sac NJ rii ,„ .r., , DRAWN 411 T — sneers/ lay d : , , p.!, ,..-„,& ,,,- 3., D PROFIL 0 0 In IF THIS BAR DOES . l NOT MEASURE 1" JLH �, �G o _. -T - -- ;;:.., .. � , co THEN DRAWING IS CHECKED �9 �s � ��'�� 121 S.W. Salmon, Suite 1020 Phone 503 225-9010 c� 8/22/97 MLH USA PERMIT REQU 1 REMEN T ,� N NOT TO SCALE Portland, Oregon 97204 Fax 503 225-9022 8 Q F 3 2 • NO DATE BY REVISION EXPIRES 6-30-97 PROJECT NO.: 96-0341.201 SCALE: AS SHOWN DATE: JUNE 1997 0 LAND PARTITION AtTYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 PRE-APP. HELD WITH: 4 * 5 i e ide4qer GENERAL INFORMATION DATE OF PRE-APP.: 2/•/DO JJ Property Address/Location(s): 1722-3 StAJ I5.4.' Ave 97 ZZ� FOR STAFF USE ONLY Tax Map&Tax Lot#(s): -TAX MA? 251 O S D B T54>c L OT (0 00 Case No.(s): /1Ai1 6DG- 03 Site Size: 1. 74 ACRES Other Case No.(s): _ Receipt No.: N/A}'" Property Owner/Deed Holder(s)*: CtT'j o F TICv*—P Application Accepted By: c Address: I'27 I ZS SW f#4L.L BLi Phone: &V7-117/ Date: , 73 ?//5 City: T1&4R_ zip: 9 7 Z z l Applicant*: CrTy OF 7 7&4 217 Date Determined To Be omplete: Address: 131 25 SW /MW SAID Phone: 639- 417/ 3/R �v City: 7'1Cs*-11...P Zip: �j -72-2-3 Comp Plan/Zone Designation: * When the owner and the applicant are different people, the CIT Area: p Al applicant must be the purchaser of record or a lessee in possession Recording Date and Number: with written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written Rev11/26/98 I:IcurpinUnastersVandpart.doc authorization with this application. PROPOSAL SUMMARY The owners of record of the subject property request permission to REQUIRED SUBMITTAL ELEMENTS allow a Land Partition to: divide 1. 7 4 A Zb into Z. (1-(...0c) Application Elements Submitted: (total area) (#of parcels) (2( Application Form containing 04,9 ACi2ES and /. 35 ACieE5 Er Owner's Signature/Written Authorization (sq. ft. or acres) (sq. ft.or acres) E' Title Transfer Instrument or Deed [r Site/Plot Plan -� (provide any additional information here) (#of copies based on pre-app check list) d Site/Plot Plan (reduced 81/2"x 11") Et/ Applicant's Statement (#of copies based on pre-app check list) ❑ 2 Sets of Pre-Addressed/Pre-Stamped Legal Size Envelopes .[ ling-Feer$T80:00— w po'Je4 1 0 1 ,,• List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal.Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this / 7 74 day of /W,/►'L c-4 A-O c L Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 STATE OF OREGON • County of Washington SS I, Jerry t ianson;1Dirgctur of Assess- . ment and rTaip on and Ec ffk io County Clerk for said:zcountty$deretry\certify that WARRANTY DEED-STATUTORY FORM the withm�instrument;of,writing Gvas`-received and recorded�in=6iii:k dfaecords� of said count : DATED: . MAY , 1997 + • �Je�r�y'R^H*W�nn�son, Director of Asiessrt7enttati axation, Ex- SEND TAX STATEMENTS TO: bfficiotiCourity"Clerk City of Tigard 13125 SW Hall Boulevard Doc : 97049755 Tigard, OR 97223 Rect: 187321 43 . 00 05/30/1997 02: 29: 35pm AFTER RECORDING RETURN TO: M City of Tigard 13125 SW Hall Boulevard Tigard, OR 97223 • n • c�c • BETWEEN: Sandra F. Clute and City of Tigard, an 11070 SW Errol Street Oregon municipal corp. ' a 'Tigard OR 97223 13125 SW Hall Blvd. Tigard, OR 97223 Grantor Grantee a • THE TRUE AND ACTUAL CONSIDERATION IS $350,000.00 . � H. SANDRA F. CLUTE, Grantor, conveys and warrants to CITY OF TIGARD, an Oregon municipal corporation, Grantee, the following described real property free of encumbrances except as specifically set forth herein situated in Washington County, Oregon, to-wit: A tract of land in Section 5, . Township 2 South, Range 1 West, of the Willamette Meridian, in the County .of Washington and State of Oregon, described as follows: Beginning at an iron pipe on the North and South centerline of Section 5, Township 2 South, Range 1 West, of the Willamette Meridian, in the County of Washington and State of Oregon, said iron pipe being North. 0°48 ' East 1897 .04 feet from . the South one- quarter corner of said Section 5; running thence from said beginning point South 89°12 ' 1 - WARRANTY FULFILLMENT DEED - STATUTORY FORM • / .3 I '01' ' 011 East 337 . 1 feet to an iron pipe; thence North 0 048 ' East 225 feet to a point; thence North 89°12 ' West 312 feet, more or less, to a point 25 feet East of the North-South centerline of said Section 5; thence North 0°48 ' East parallel with said North-South centerline 764 feet, more or less, to a point 25 feet South of the South right of way line of Scholls Ferry Road (County Road No. 812 ) ; thence Northeasterly to a point on the South right of way line of Scholls Ferry Road which is 50 feet East of the North-South centerline of Section 5; thence Westerly along said South right of way line 50 feet to the North-South centerline of Section 5; thence South 0°48 ' West 989 feet, more or less, to the point of beginning. EXCEPTING THEREFROM that portion conveyed to Tom Miller Builder, Inc. , an Oregon corporation, by Bargain and Sale Deed recorded April 17, 1995, under Recorder's Fee No. 95026309. The property is free from encumbrances except powers and . regulations, including the power to acquire rights of , way and easements, and to levy assessments of the Unified Sewerage Agency; the rights of the public in and to that portion of the above described property lying within the limits of roads and highways; and utility easements and storm drainage easements of record. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30. 930. THE PROPERTY DESCRIBED IN THIS INSTRUMENT MAY NOT BE WITHIN A FIRE PROTECTION DISTRICT PROTECTING STRUCTURES. THE PROPERTY IS SUBJECT TO LAND USE LAWS AND REGULATIONS, WHICH, IN FARM OR FOREST ZONES, MAY NOT AUTHORIZE CONSTRUCTION OR SITING OF A RESIDENCE AND WHICH LIMIT LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS' DEFINED IN ORS 30 . 930 IN ALL ZONES. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO 2 - WARRANTY FULFILLMENT DEED - STATUTORY FORM trZ. VERIFY APPROVED USES AND EXISTENCE OF FIRE PROTECTION FOR STRUCTURES . Dated this g9 day of May, 1997 . a,„"4,2_ j (k457... Sandra F. Clute STATE OF OREGON ss. County of Washington ) The foregoing instrument was acknowledged before me this 2 day of May, 1997, by Sandra F- Clute: No ary Public for Oregon •, OFFICIAL SEAL l My Commission Expires: szi /Q1 e�a—, ROGER F.ANDERSON J �. � NOTARY PUBLIC-OREGON f COMMISSION No.028297 MY COMMISSION EXPIRES SEPT.27,1997 f 3 - WARRANTY FULFILLMENT DEED - STATUTORY FORM • • CITY OF TIGARD MENLOR RESERVOIR-TAX LOT 600 LAND PARTITION TYPE II APPLICATION APPLICANT STATEMENT AND NARRATIVE SUPPLEMENTAL NARRATIVE INFORMATION Location: 13230 SW 154th Avenue Legal Description: Tax Lot No. 600, Assessors Map No. 2S1-5DB Applicant: City of Tigard City Hall, 13125 SW Hall Blvd. Tigard, OR 97223 c/o Murray, Smith & Associates, Inc. 121 SW Salmon St., Suite 1020 Portland, OR 97204 Property Owner: City of Tigard City Hall, 13125 SW Hall Blvd. Tigard, OR 97223 STATEMENT: The purpose of this application is to request approval for partitioning of the City owned Tax Lot 600 (Map No. 2S105DB00600), located at the southerly end of SW 154`h Avenue. This property is also referred to as the Clute Property and was acquired by the City to provide access to the recently completed Menlor Reservoir located on the adjacent City owned Tax Lot 400. Having completed this reservoir project, the City proposes to partition the 1.74 acre Tax Lot 600 to allow for the sale of a 1.35acre portion of the property, which is not required for reservoir access. The City also wishes to dedicate to City right-of-way two portions of the subject property. Included in the proposed dedication is the new SW 154th Avenue extension which was constructed on Tax Lot 600 to allow for permanent access to the reservoir, and a 6- foot wide corridor along the proposed partition property line for future use as access • City of Tigard Menlor Reservoir-Tax Lot 600 Land Partition Type II Application March 10, 2000 \' Page 2 to a City owned pathway located on Tax Lot 400. The proposed partition site plan is illustrated on the attached Figure 1. NARRATIVE: The following narrative describes findings for all applicable approval standards and documents compliance with the applicable criteria. Applicable Development Code Sections: Decision Making Procedures/Impact Study (Section 18.390) The property is zoned R-25, Medium-High Density Residential. The proposed Minor Partition requires a Type II Procedure, subject to the provision of Section 18.420. The requirement for an impact study does not appear applicable as the proposed Minor Partition does not involve any land development and therefore will not impact public facilities and services. Land Partitions (Section 18.420) The proposed Minor Partition appears to meet all of the requirements and approval criteria of the applicable code section 18.420 Land Partitions. The proposed Minor Partition involves dividing an existing tract into a large parcel for future possible sale. The subject parcel appears to be of such size and shape to facilitate future re- partitioning in accordance with the requirements of the zoning district and the City code. A conceptual re-partition shadow plan was developed to show an example of how such a compliant development could be accommodated. This conceptual re- partition shadow plan is illustrated on attached Figure 2. Residential Zoning Districts (Section 18.510) The proposed Minor Partition involves division of a tract currently zoned R-25, and appears to meet all of the goals, requirements and criteria of the applicable code section 18.510 Residential Zoning Districts. Although there will be no new development as part of the proposed Minor Partition, it appears that future re-partitioning and development of the subject parcel could comply with the applicable code. Access/Egress/Circulation (Section 18.705) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.705 Access/Egress/Circulation. Existing access to both F:WROJECTS194V1310.466 MEMOSPuticion App Nart.doc ' • I City of Tigard Menlor Reservoir-Tax Lot 600 Land Partition Type II Application March 10, 2000 Page 3 proposed partition tracts is directly available from the existing extension of SW 154`hAvenue which was recently constructed as part of the City's Menlor Reservoir project. It is proposed as part of this application that the City designate to City right- of-way, the existing SW 154th Avenue extension, as shown on the attached Figure 2. The requirement for a future street plan does not appear applicable, as the proposed Minor Partition does not involve any land development or street construction and will not impact public facilities and services. Density Computations (Section 18.715) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.715 Density Computations. Although the proposed Minor Partition does not involve any land development, Net Residential Density was calculated to show that the subject tract could be developed in the future to meet the required code criteria. The calculation is shown below. Single-Family 58,848 sq. ft. of gross site area -14,780 sq. ft. (measured) for public right-of-way -16,288 sq. ft. for sensitive area (steeper than 25%) Net Area: 27,780 square feet divide by: 3,050 sq. ft.(minimum lot area) 9.10 Units Per Acre (Maximum Density Allowed) Minimum Density: 80%(9.10) = 7.28 Units Per Acre Exceptions to Development Standards (Section 18.730) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.730 Exceptions to Development Standards. The proposed Minor Partition does not involve any land development. Landscaping & Screening Standards (Section 18.745) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.745 Landscaping & Screening Standards. The proposed Minor Partition does not involve any land development and therefore will not involve changes to existing site conditions and landscaping. F:\PROJECTSV4 0310.466UNEMOS1Partmon App Nart.doc • • City of Tigard Menlor Reservoir-Tax Lot 600 Land Partition Type II Application March 10, 2000 Page 4 Off-Street Parking/Loading Requirements (Section 18.765) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.765 Off-Street Parking/Loading Requirements. The proposed Minor Partition does not involve any land development and therefore will not involve changes to existing site conditions. The requirement for a vehicle parking plan does not appear applicable. Tree Removal (Section 18.790) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.790 Tree Removal. The proposed Minor Partition does not involve any land development and therefore will not involve changes to existing site conditions or removal of trees. The requirement for a tree plan does not appear applicable. Visual Clearance Areas (Section 18.795) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.795 Visual Clearance Areas. The proposed Minor Partition does not involve any land development or construction of property access. Street & Utility Improvement Standards (Section 18.810) The proposed Minor Partition appears to meet all of the applicable requirements and criteria of the code section 18.810 Street & Utility Improvement Standards. The proposed Minor Partition does not involve any land development or utility and street construction and will not impact public facilities and services or existing site conditions. As requested, a typical section and profile of the existing SW 154`h Avenue extension have been included and are illustrated on the attached Figure 2. This extension was designed to match the specific dimensions of the existing SW 154th Avenue roadway and sidewalk. F:\P ROJECTSVA0310.466\MEMOMPutitim App Nan doc F-71 I 1 - - L 377.90_ _ _ 615.64' - - - J I �-I I i 1 1 1 \- - - // I I I I I I - - - r - - - - I s / J, I / I .8 / CITY •- ICARD TAX LOT 400 / / I I / r / I r I , s \ l �! MORN INOSIDD. / DEVELOPMENT CITY OF T I GARD ' / _ _ _ _ TAX LOT 600 rr (TL 15300) I.74 ACRES I i/ a / - - - _ _ 225' � O (TL 1600) � / / I W Yr / I I (TL 300) (• / / ' / o (TL 1500) �' o, I / J - TREE W - I te. J9, 11 ESTATES �'I r, cr (TL 1400) . I _ _ 348.16' _ _ _ 1 t, .58' ► 11111ftlipr/ ---- - .I (TL 1300) ' EXIST i o ( 400) /:\N\N 0 1 .35 HousE� ',, ACCESS ROAD 8 I smarm- - S. W�154TH A �;^ ea 1 / I --j- �- T• SCHOLLS FERRY RD FAN 38 col.../35 AC — �'¢# crsa I(TL 1 200 -!.,.,.....;+��; --EXISTING 15;TH A E I (TL 600 1 EXTENSION, PROPOSED X0.39 AC 7 AREA FOR DEDICATION -l��� TO I TY ' I GHT—OF—W• Y _ 225' d M, _ 965.64' _ _ _ _ PR POSED TL 600 '� - - - - - - - PA-TITION ' INE POSED AREA FO ,� I I I I I I I I I I 1 , , BULL IMTN. I DE CATION TO C 1 � • I I I I I I I I ' E - - i I 1 (MEADOWS I (rL7soo) / R I G T—OF—WAY FOR FUTURE / NATURE PATH ACCESS TO �, (TL 7900)(TL 7800) (IL 7700) (TL 7600)J C I TY OWED TAX LIT 400`` / Vi p - , i - - _ _ I BULL MTN`.) I I I I I I I I 1 / \ / - - - - ` /� IG 25' -UTILITY I - 1 �EADOWS FIGURE 1 / / / \\`/ -RICHT-OF-WAY \ / 0o S.. W. YARROW WAY I Y/ \ L - I MARCH 2000 — — — \\ I — — — — 1 /7 J/ _ — _ — — — — — — CITY OF TIGARD - S.S. W.W. BR 1 S TL ECONE WAY °' - - I I ' 1 1 I r i 1 I 1 1 PROPOSED TAXLOT 600 NOTES; PARTITION SITE PLAN I. TAX MAP/LOT NO 2S 105DB00600 S 1 TE PLAN 1 2. SEE FIGURE 2 FOR CONCEPTUAL RE—PARTITION SHADOW SCALE: I" - loo' ® - -',=--,j[ E=__ PLAN _ i f 94-0310.466 - t U 0 • - I / MORN I NGS I DD c:VELO::///—cITY OF T I GARD I I TAX LOT 600 THIS SHADED AREA IS 1 ' 1 SENSITIVE LAND AREA W/ q SLOPE EXCEEDING 25% 19'-0" 19'-0" (TL 5300) 6 --I I*- 22 \- .�\��\ L� \ l® �� \ �\ ,,_-\z�� \., \\\\\ ‘,,\\ �_ ��7'-0" I 12'-G" I 12'-0" 1�2q cc (IL 1600) ir1111 1\\1\N�\ \\\\\\\•\\\\ \0'6''a¢\- ����� r ���"�\\\\\\\\\ 11.11 i\\ 11 \ l \ \ \ \ \\N\\\\\\ \\\\\ •\ \1 �,.� 4.17 4.17% \ l \ l \ \ \ \ \„`\ \ \\ \\�\\\ \ \\\\\\\ t \\ ��rxa+ ‘\\ \\\\\ \ \\\\\\\ N\\ \ \ \\\\N\\ \ \ \\\ \\ 11 \.\\\\\\\\ -. ..�-;go , iu�irsi'On o�+/°'9zt.•m//o roi///o/m�� r ��..a.� • �\\ \ \\ \\\ \\ \ \” \\\\\�\ \\\\\\\\\\\\1\1 \\\\\\\\ vatresa-rvrv-rs naac _ _ _flciartixraaw3•c -..;a•c •,;���ra,6a_n._. .._.,�._:. • . ..-....•..�, WASHINGTON COUNTY •\• \\\\ \ , \ \• - �.-i` \ ® \\�\\\\\1tt \\ \\\\\ \\\\ \ ---..... ...... \ \\ \ \\ \ „ STD SW, TYP \\\\ I-.\ \\\\ \ \ \ \ \ \ • \ '3 \ \••••••• •••\\\\\ \\• •••\ \\\\\ \I 3" CLASS C" ASPHALTIC CONC • \\\\ \• • \\\ • i \' \ \ \ I\\ \a \\\••••\•\\\�\\\\�\\\\\\\\\\\\\\I 8° I%"-0" BASE ROCK WASHINGTON COUNTY \\\ \ \\\\\\\\\\ \ II\ \ \ `* \\\\\" \\\\\�\\\\ \�\\\�\\�°\\\\\\\\\\\\\\ (TL 300) \ \ \ \\\ \\\\\N\\\ \ I \ \ \ ,\ \ \\\' \ \\\\\\\\y\\\\\\\\\ \\\\\\\\\ \\\I 2° �i"-0" LEVELING ROCK STD CURB & GUTTER, \ ��_ I I\ Y \\ \\ \\\ \\\ \\\\\vw\\\\\\ \\\\\\\ \\\\ TYP - \ \\\ \\\\'�\ \\\ N\\\ \ 1\\\\\ \\ \\ * \\\\\\\\\\\ \\\ \\\\\\\\\\\\\\\\\\\ (TL 1500) \ ,„•\-,�\\ \ • \\\\\ \ \• \ \���\\T \`-'"•.\,3•,•••••\••\\•\\\\\\\\\\\\\\\\\\\ \ • \ • \\\\ • • \ \. \\�•\�`\ •\\� :\ \a• \\\\\\\\\ \ \\\\\\\\\\\\\••\\I` NOTE: • •\\ ' \\ • •\ • \ \� •\ \\ .\\ -- \ \ \\ • •\\\\\\\\\\\\\\\\•\\\•\\\\\\;^ I. 154th AVE EXTENDED MATCHES EXISTING I54th AVE.. CONCEPTUAL ROAD \ \\ \ \`\ \ \ \\ .. \\ \ \\\ \ \\\\\\\\�\\\\`\\\\\\ \\\ \_ ALIGNMENT \ \ \\ \\ \\ \ \\ \� ��\ \\\ \�\�\ \\ \\\\\\\.\\\\\\, \- \\\\\\\\\1I\ \\�•(TL'�a0� e \ (\ \ \ \\,\\\\\\\\ \ \\ EXISTING SW 1 54TH AVENUE EXTENSION \, \ \ \\,,\•,\\ TYPICAL STREET SECTION �i I I I I I I 0 ••••••■•■•• ill j 1 I I I I \ n 377.97 I,- - - - - - - _ _ - _ I 615.64' _ � I J �9 r / 1 I /--tea / c1)/, CITY • IGARD TAX LOT 400 / / \ I I �e / S7 / MORN INGSIDD / DEVELOPMENT ' CITY OF T I GARD ' %/ _ _ ' _ _ TAX LOT 600 / (TL 5300) I.74 ACRES o ; ' / :';::: (TL 300)�. N �` ' TREE e, / ESTATES W' I 3,. / 4, �1 I Sep 1 �° ce (TL'I400) . 348.16 _ _ 1 r A. ,58' ' (TL 1300) ( 400) rNN 3 EXIST , C l /l 1 35 ¶SE , - L / <11W1�fIt ...,:. A. ACCESS ROAD e i 1 S. W. 154TH AV E i - ��� — TO SCROLLS FERRY RD iH E 3$ _ �ji5 AC � 6 ///� '� (TL 1 200 -r.........--..- *.. X I ST I NG 15 TH A E (TL 6001 o.3s AC' �� / 1 EXTENSION, PROPOSED �! AREA FOR DED CAT I •N TO I TY ' I GH T—•F—W• Y _ 2_25' d 965.64' PR•POSED TL 600 I - - - - - I - - - PA-TITION INE / -R•POSED AREA FOR 1 1 1 \ , 1 BULL IMTN`.) 1 / / Db\CATION TO C I TjY I ' I ' 1 I I I I / I I I i I I' I I / w I \ 1 I I (MEADOWS , / R I G T—OF—WAY FOR FUTURE . E \ I (TL7500) NATURE\PATH ACCESS TO / (IL 7900)(TL 7800) (IL 7700) (TL 7600) ' ,' CITY OWNED TAX LdT 400 I ----, - - BULL MTNN..) ' I / v 1 , �\ 25' UTILITY ' MEADOWS I I I I I / U _ _ _ _ - \ /RIGHT_OF-WA/j' \ 7(..- --- \� FIGURE 1 MARCH 2000 °o S. W. YARROW WAY I � - - - - °_ I \\ ' /�_ _ _ ; 1 - - S. W. BR 1 STLECONE WAY - - _ CITY OFTIGARD - - _ _ - 01 I 1 r PROPOSED Ti4�OT 600 I PARTITION SITE PLAN w NOTES; , a - I I. TAX MAP/LOT NO 2S 105DB00600 SITE PLAN M 2. SEE FIGURE 2 FOR CONCEPTUAL RE—PARTITION SHADOW SCALE: I" = 100' ® - -7"M s PLAN -° L-�= i Cm OF i1GARD E _ / j - ,- C i 4? 94-0310.466 : • • ; ; 3H, 3Y r� te - 1I T s F i: I GAR R - Y'a s 3 -� -"4:e4;�.-y ?r ^ r . _..'4 __� a -,�; *'..>. . - -_ .`-3 J • � ��' - _ �- ._l2F c z '" :,._...L--• °�r•- •,("T d _ o;. r f'. - > u. ter° F -ERx = TE = 'ciirornvti Z-.y- _� � RVA:14P-11-- .� - PCAT O N NCO N F E N CE�NO S � ti;4 • '' =F r ,. . J a•,r - _ . -ate =': - i.:6 Devel�* �> _ '. -lictio =Meetin` Nofesae.Validfor�Siz� 6` Months - hd pnf9 ABetCordmin/ RESIDENTIAL PRE•APP.MTG.DATE: 02/a' STAFF AT PRE-APP: /tfs/ /3/ - APPLICANT: C,; i .5 77- .0„0.22, AGENT: `,emu ors /<0./a-4' Phone:( ) Phone: ( ) PROPERTY LOCATION: ADDRESS/GEN. LOCATION: Sa-ti �cr7/ , 4 sap /syd-k-,i, . TAX MAP(S)/LOT#(S): �-,_S'/C96-0/3 - e© 66'e] NECESSARY APPLICATIONS: rf i....- /_e,--,,}1 , PROPOSAL DESCRIPTION: �-71�� -2 R- / 71/ .r--e T7. 16R :, r ' ) �-G� s-" ! >> ...._._At.1_ - COMPREHENSIVE PLAN _ • MAP DESIGNATION: �/.,_.._.. - . _ _�:,.. - :. ,_..:: •_� e ZONING MAP DESIGNATION: 7R-2-S- C.I.T. AREA: G�-c-C„.21-- FACILITATOR PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS b o • MINIMUM LOT SIZE:agEsq.ft. Average lot width: ft. Maximum building height:0 ft. Setbacks: Front' -2I)ft. Sides 40 ft. RearX—2 ft. Corner b-zi7 ft.from street. MAXIMUM SITE COVERAGE: 5r° % Minimum landscaped or natural vegetation area: a %. [Refer to Code Section 18.5?0 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. The 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 18.810.060) CITY OF TIGARD Pre-Application Conference Notes Page I of 10 Aesideariil Apprnfion/Pannint Division kctioa • • • SPECIAL SETBACKS ➢ Streets: feet from the centerline of ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. • (Refer to Code Section 18.730] 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 Surveyors Office: 503-648-8884] FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.130.010.C.2. are satisfied. PRESIDENTIAL 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 18.115] I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: • EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 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 3.050(minimum lot area) - 3.050(minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for Me next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Protect 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 Residential Appriatioa/%vmiag Divitioa kctioa • • 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] 4fUTURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: D Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. D Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. (Refer to Code Section 18.810.030.FJ 4—PARKING AND ACCESS 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 18.1651 YCLE RACKS CYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DE' OPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenien • - : 'e• [Refer to Code Section 18.165] 01Y OF TIGARD Pre-Application Conference Notes Page 3 of 10 tcsideatiil AppGatian/PUnaing Divisioa Sectiaa _ACCESS WAYS ".4 Minimum number of accesses: / 0 Minimum access width: / ;- Maximum access width: Minimum pavement width: 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 18.105] CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. (Refer to Code Chapter 18.195) -4—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 �. re described by the Code in terms of width. Buffer areas must be occupied by a mixture of Jr ' 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 (jJ advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.745] The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: along the north boundary. along the east boundary. along the south boundary. along the west boundary. 4- STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Plan • .1 ivision. A MINIMUM • ONE ( •EE FOR EVE' SEVE (7) PARKIN PACES ST BE PLANTED in an aroun• all par' ng - eas in order • provide . vegetative nopy effect Landscaped parking area shall nclud: specia design f-- ures which = ectivel Green the pat, g lot areas from view These d-.ign -atures ay in •de the use of, landaped berms, decorative walls, and r • ed planters. F•- detailed infer a ion on design requirements for parking areas and accesses. (Refer to Code Chapters 18.705,18.745&18.7651 OTT OF TIGARD Pre-Application Conference Notes Page 4 of I O Aesideati4 Appfwtioa/Planaing Division Section • • A, TREE REMOVAL PLAN REQUIREMENTS4 V A TREE PLAN FOR THE NTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18.790.030.CJ TIGATION y1` 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 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 18.190.060.11 QTY OF TIGARD Pre-Application Conference Notes Page 5 of 10 laideawl Applaooa/Phnoot tMisio,seaioo • • 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 revi- ed"as part of a development review application. Alternatively, a Sign Code Adjustment -•• 'cation may be filed for Director's review. [Refer to Code Chapter 18.7801 SENSITIVE LANDS The Code provides REGULATIONS FOR _ : I DS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS ITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AR , ON SLOPES IN EXCESS OF 25%, OR ON UNSTABLE GROUND. Staff will attempt to •reliminarily identify sensitive lands areas at the pre-application conference based on availa• - information. HOWEVER, the responsibility to precisely identify sensitive lands areas. and -eir boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive I ds must be clearly indicated on plans submitted with the development application. Chapter 18.775 .• so provides regulations for the use, protection, or modification of sensitive lands areas. RESIDE TIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. [Ref to Code Chapter 18.715) 4-6TEEP SLOPES - t�� �°A-e � When STEEP SLOPES exist, prior to iss nce 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. UNIFIED SEWERAGE AGENCY[USA)BUFFER STANDARDS,RESOLUTION AND ORDINANCE ER&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 oft : sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A A UM OF 2 ET WIDE, measured horizontally, from the defined boundaries of the sen • • e area, exce• here approval has been granted by the Agency or City to reduce the width . a portion of t• - corridor. If approval is granted by the Agency or City to reduce the width of . •onion of the vegetated corridor, then the surface water in this area shall be directed to.an ar- - of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable e • oachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% of the le . of the vegetated corridor within the development or project site can be less than 25 feet in w'• h. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. restrict:.ns 'n t e Vegetate Corridor: NO - ructures,. development, construction activities, gardens, lawns, application of chemicals, d ping 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: 01Y OF TIGARD Pre-Application Conference Notes Page 6 of 10 Aesideauii Apprwcbnmlwiing Diie6io4 Section • • D 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 D 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&0 96-44/USA Regulations-Chapter 3,Design for SWMI WA ' :ESOURCES OVERLAY DISTRICT T •E WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Co ,•rehensive Plan and is intended to resolve conflicts between development and conservation of si• ificant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlan• Inventory. Specifically, this chapter allows reasonable economic use of property while establish,. clear and objective standards to: protect significant wetlands and streams; limit developme in designated riparian corridors; maintain and enhance water quality; maximize flood storage capa ' ; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlif- habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: THE WR OVERLAY DIST' CT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources -nd the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These pro isions require that "significant" wetlands and riparian corridors be mapped and protected. The T\Jalatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 s. Major Streams: Streams which are mapped as "F SH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1,000 cubic feet per second (cfs). D MAJOR STREAMS IN TIG'ARD 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). my OF TIGARD Pre-Application Conference it Page 1 of 10 ladMhil AppGatioatannmg Omsgo Section • • • ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. • ➢ The , ajor streams riparian setback is 50 feet, unless modified in accordance with this chapte . ➢ Isolated etlands and minor streams (including adjacent wetlands) have no riparian setback; however, . 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards :.dopted and administered by the City of Tigard. (Refer to Cod:Section 18.197.0301 . Riparian Setback Reductions The DIRECTOR MAY a PROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM -IPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious sk rfaces otherwise prohibited by this chapter, provided that equal or better protection for identified ma •r stream resources is ensured through streambank restoration and/or enhancement of riparian veg; ation in preserved portions of the riparian setback area. Eli•ibili for 'i•arian Setback i Disturbed a reas To be ELIGIBLE FOR A RIPAR 'N SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substa ially disturbed at the time this regulation was adopted. This determination must be based on e Vegetation Study required by Section 18.797.050.0 that demonstrates all of the following: ➢ Native plant species currently co -r less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers I- s than 50%.of the on-site riparian corridor and healthy trees have not been removed from the •n-site riparian setback area for the last five (5) years; ➢ That vegetation was not removed contra to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-y--.r floodplain; and ➢ The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.797.100) NARRATIVE • The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) K 1 8.765(Off-Street Parking/loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.115(Sensitive Lands Review) .18.350(Planned Development) i<7 18.105(Access/Egress/Gradation) 18.180.(Lgns) - 18360(Site Development Review) 1 8.710(Accessory Residential Units) 18.185(Temporary Use Permits) 18.310 Variances/Adjustments) )C 18.115(Density(omputations) I` 18.190(Tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibifty Standards) X 18.195(Viisual Clearance Areas) 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.197(Water Resources(WR)Overlay District) � 1 8.390(Decision Making Procedures/Impact Study) k/.' 1 8.730(Exceptions To Development Standards) 1 8.198(Wireless Communication Facilities) 18.410(lot line Adjustments) 18.740(Historic Overlay) 1 8.810(Street&Utility Improvement Standards) 18.420(land Partitions) 18.742(Home Ocapation Permits) 18.430(Subdivisions) X 18.145(landscaping&Screening Standards) 1 8.510(Residential Zoning District) 18.750(Manufactured/Mobil Home Regulations) 18.520(commercial Zoning Districts) 18.155(Mixed Solid Waste/Recyding Storage) 18.530(Industrial Zoning Districts) 18.160(Nonconfoming xtuations) CITY Of TIGARD Pre-Application Conference Notes • Page 8 of 10 Aesideatial AppDatiaa/Ptannrn1 Division Section • IMPACT STUDP As a p .of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include • impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system,.including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050] NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing • = - an• - ••eeting date is required. Please review the Land Use Notification handout concerning site posting an. he meeting notice. NOTE: In order to also preli "narily address building code standards, a meeting with a Plans Examiner is encouraged prior to s bmittal of a land use application. (Refer to the Neighborhood Me "ng Handout] • BUILDING PERMITS PLANS FOR BUILDING AND OTHE' RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPRO L HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be gran -d until there is compliance with all conditions of development approval. These pre-app "cation notes do not include comments from the Building Division. For proposed buildi gs or modifications to existing buildings, it is recommended to contact a Building Divi.ion Plans Examiner to determine if there are building code issues that would prevent the tructure from being constructed, as proposed. Additionally, with regard to Subdivisions and inor Land Partitions where any structure to be demolished has system development charge ( DC) credits and the underlying parcel for that structure will be eliminated when the new plat is re, •rded, the City's policy is to apply those system • -v-lo•ment credits to the first buildin. •ermit 'ssu:d 'n the develo•ment (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIM IN WHICH THE DEMOLITION PERMIT IS OBTAINED). . RECYCLING Applicant should CONTACT FRANCHISE HAULER FO' REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling ene�sure within a clear vision area such as at the intersection of two (2).driveways within a parking lot is pt hibited. 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 18.755] ADDITIONAL CONCERNS OR COMMENTS: . CITY Of TIGARD Pre-Application Conference Notes Page 9 of 10 luidmoo!App&auonJPlanninj Division Section • • PROCEDURE . . Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a • recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted b ail or dro• •ed off at the counter without Plannin• Division acce stance ma be eturned. A• •lications will NOT be acce•ted after 3:00 P.M. on Frida s or 4:30 on other week days. Ma•s submitted with an a• •lication shall be folded IN ADVANCE to 8.5 b 11 inches. One 1 8'2' 11" reduced scale site •Ian of the •ro•osed •ro'ect should be submitted for attachment o t e staff re•ort or • dministrative Decision. • • •lication with unfolded ma•s 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 appe�I period follows I and us decisions. An appeal on this matter would be heard by the Tigard - � s �� ,C . A basic flow chart which illustrates the review process is available fromct>:i'e Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects 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: ' # / �I_ - . :Li/ CITY I F I ..t PLAN ' G Glt ll '''r'PRE-APP.MEETING PHONE: (503)639-4111 FAX: (503)684-1291 • E-MAIL (staffs first name) @d.nigard.or.us TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE]INTERNET ADDRESS: ci.tigard.or.us H:\patty4nastersPPre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 2-Nov-99 CITY OF TIGARD Pre-Application conference Notes Page 10 of 10 gnidmwl Appliiation/Phnnmg Divnioa Section =aCITY: OFY T.IGARD - = '.rat iy- -> .�-.A ,y tY�} Y .�« ti ` "i „z:„ E _ ,_�,:�; R �� a!,«+4 �! - a` S� v3 z„,%, �!• Y i..- .� 9 S A p . ,`Y x = = a inb. B PRE-APPLI.CA LION= .COa�NFERENCE NOTES �on ;`z ih. lopment' .�” :S(ur BetterCominzui t ti° j --Prig 10 thS - 'rr•� �<-. Pre`- lication Meetin�'Notes.are Valid°forpSiz 6>Mon RESIDENTIAL PRE-APP.MTG.DATE: 02.737//CO / STAFF AT PRE-APP.: „,1/1073/Z- . APPLICANT: AGENT: �X�u, l‹�/mod' Phone:(_ ) Phone: ( ) PROPERTY LOCATION: ADDRESS/GEN.LOCATION: Sri ` /cv -at TAX MAP(S)/LOT#(S): -S/06-013 - o© 66;)c) NECESSARY APPLICATIONS: _ • PROPOSAL DESCRIPTION: / l exes� ? .es4/7- ._ COMPREHENSIVE PLAN _ • , MAP DESIGNATION: ZONING MAP DESIGNATION: A-2-S C.I.T. AREA: FACILITATOR: • PHONE: (503) • ZONING DISTRICT DIMENSIONAL REQUIREMENTS b - MINIMUM LOT SIZE:e- sq.ft. Average lot width: 4' ft. Maximum building height:! ft. Setbacks: Front's-20ft. Sides-10 ft. Rears.20ft. Corner A5-zi7 ft.from street. MAXIMUM SITE COVERAGE: 8O % Minimum landscaped or natural vegetation area:.2c, %. [Refer to Code Section 18.3-7 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS - MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2% times the average width, Unless the parcel is less than 1'/2 times the minimum lot size of the,applicable zoning district. [Refer to Code Section 18.810.0601 01Y OF TIGARD Pre-Application Conference Notes Page I of 10 Residential APPFiation/Phntimg Dnision Section • • SPECIAL SETBACKS • • • ➢ Streets: feet from the centerline of ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. ➢ Zero lot line lots: A minim um 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 18.1301 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 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.130.O10.C.2. are - satisfied. Z--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 18.1151 • I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 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 3.050(minimum lot area) — 3.050(minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Project Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. or(Of TIGARD Pre-Application Conference Notes Page 2 of 10 Aaideatial AppGatioe/Mmaiq Division kctioa • 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] FUTURE 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 18.810.0301] 4—PARKING AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. D Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. D Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. [Refer to Code Section 18.105&18.165] 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 18.765] C11101 TIGARD Pre-Application Conference Notes Page 3 of 10 Aesidenti8 Appfiatioahlonnag DMcbn SKIM • • *.ACCESS WAYS Minimum number of accesses: / Minimum access width: /5- Maximum access width: Minimum pavement width: l o . REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. (Refer to Code Section 18.7051 CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required dear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. (Refer to Code Chapter 18.7951 4—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 18.1451 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. - STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Plan.' • D ivision. A MINIMUM • ONE ( •EE FOR EVE' SEVE (7) PARKIN PACES ST BE PLANTED in and'aroun• all par' ng . eas in order • provide . vegetative anopy effect Landscaped parking areaX shall nclud= specia design f-- ures which - ectivel Green the parg lot areas from view • These d-•ign -atures ay in .de the use of lands aped berms, decorative walls, and r ' ed planters. F.' detailed inf•rr a ion on design requirements for parking areas and accesses. (Refer to Code Chapters 18.705,18.745 a 18.7651 WY Of TIGARD Pre-Application Conference Notes Page 4 of 10 Residential Application/Planning Division Section EE REMOVAL PLAN REQUIREME _�! • I.� TREE Q A TREE PLAN FOR THE ' NTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, major partition, site development review, planned development or conditional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. Meter to Code Section 18.790.030.CJ MITIGATION `1(` 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 18390.060.1 au OF TIGARD Pre-Application Conference Notes - Page 5 of 10 tniicatiil Apprwtioa/Plaeaat Division Section • • • SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted.if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Adjustment application may be filed for Director's review. (Refer to Code Chapter 18.1801 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 oh 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 18.115) 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 18.775.080.0. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Sections 1.8.775.080.0.2. and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,RESOLUTION AND ORDINANCE fR&0)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: all OF TIGARD Pre-Application Conference Notes Page 6 of 10 Idideariil AppfiatiaJPlinning()Kiska kdiaa • . • > 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 loser 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&0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVERLAY DISTRICT implements the .policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry • and have an average annual flow less than 1,000 cubic feet per second (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS)AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). an Of TIGARD Pre-Application Conference Notes Page 1 of ID ksidedial AppGation/Pbnning Oivisim Sectioa • • ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. ➢ The ajor streams riparian setback is 50 feet, unless modified in accordance with this chapte . ➢ Isolated etlands.and minor streams (including adjacent wetlands) have no riparian setback; however, . 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards :dopted and administered by the City of Tigard. (Refer to Cod Section 18.191.0301 Riparian Setback Reductions The DIRECTOR MAY • 'PROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM -IPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious s►rfaces otherwise prohibited by this chapter, provided that equal or better protection for identified ma •r stream resources is ensured through streambank restoration and/or enhancement of riparian veg: ation in preserved portions of the riparian setback area.. Eli•ibili for Riparian Setback i Disturbed Areas. To be ELIGIBLE FOR A RIPAR •N SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substa ially disturbed at the time this regulation was adopted. This determination must be based on e Vegetation Study required by Section 18.797.050.0 that demonstrates all of the following: ➢ Native plant species currently co -r less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers I- s than 50%.of the on-site riparian corridor and healthy trees have not been removed from the •n-site riparian setback area for the last five (5) years; ➢ That vegetation was not removed contra to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-y-- -r floodplain; and ➢ The average slope of the riparian area is not greater than 20%. (Refer to Code Section 18.797.1001 • NARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. • CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(off-Street Parking/loading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.115(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Grarlation) I8.780(SIigns) 18.360(Site Development Review) 18.710(Accessory Residential Units) 1 8.785(Temporary Use Permits) 18.370(variances/Adjustments) cx 18.115(Density Computations) (- 18.790(Tree Removal) 18.380(Zoning Map/fext Amendments) 18.120(Design Compatibility Standards) r- > 18.195(Visual Clearance Areas) • 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.197(Water Resources(WR)overlay District) 18.390(Decision Making Procedures/Impact Study) k 18.130(Exceptions To Development Standards) 18.798(Wireless Cormwniation facilities) 18.410(lot line Adjustments) 18.740(Historic overlay) � 1 8.810(Street&Utility Improvement Standards) 18.420(land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) 18.145(landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY Of TIGARD Pre-Application Conference Notes Page 8 of 10 tesideatial Appfatiou/Planning Division Section IMPACT STUD • • As a p .of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on ,public facilities and services. The study shall address, at a minimum, the transportation system,.including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.0501 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 • : - an• - eeting date is required. Please review the Land Use Notification handout concerning site posting an• he meeting notice. * NOTE: In order to also preli 'narily address building code standards, a meeting with a Plans Examiner is encouraged prior to s bmittal of a land use application. (Refer to the Neighborhood Me, "fig Handout) • BUILDING PERMITS PLANS FOR BUILDING AND OTHE' RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPRO L HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be gran -d until there is compliance with all conditions of development approval. These pre-app "cation notes do not include comments from the Building Division. For proposed buildi 'gs or modifications to existing buildings, it is recommended to contact a Building Div!-ion Plans Examiner to determine if there are building code issues that would prevent the tructure from being constructed, as proposed. Additionally, with regard to Subdivisions and inor Land Partitions where any structure to be demolished has system development charge (' DC) credits and the underlying parcel for that structure will be eliminated when the new plat is re, •rded, the City's policy is to apply those system de -to•ment credits to the first •uildin• •er it iss :• 'n the develo. ent (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIM IN WHICH THE DEMOLITION PERMIT IS OBTAINED). . RECYCLING Applicant should CONTACT FRANCHISE HAULER FO' REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling encosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is p. shibited. 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: • CITY OF TIGARD Pre-Application Conference Notes Page 9 of 10 ksidmtiil AppGariodPluang Oivitioa Seaioa PROCEDURE • • Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission • making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted b mail or dro• •ed off at the counter without Plannin• Division acce•tance ma be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays.or 4:30 on other week days. Ma•s submitted with an a• •Iication shall be folded IN ADVANCE to 8.5 b 11 inches. One 1 8'2" ii" reduced scale site •Ian of the •ro•osed •ro"ect 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 appe.I period.follows - I and us- decisions. An appeal on this matter would be heard by the Tigard - . _ _s �r�_ . A basic flow chart which illustrates the review process is available from•+Pfe Planning Division upon request. This pre-application conference and the notes of the conference are intended to inform the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects 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: i /Ifir . �� Cni IF i 'r PLAN G ' '''�1 PRE-APP.MEETING PHONE: (503)639-4111 FAX: (503)684-1291 E-MAIL:• (staff's first name) @d.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODEI INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters.Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 2-Nov-99 CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Aesiaea64l Applinuon/e1naan Divisba seeioa • • 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 COt DIMINIUM: . Before a,tiSUBDIVISION PLAT; PARTITION 1 I LAT or CONDOMINIUM can be RECORDED and between July 1st and certification of the tax roll, the Real Property taxes must be paid in full. This means any SPECIAL ASSESSMENTS, DELINQUENT TAXES, CURRENT OR PREPAID TAXES, all fees including recording fees required by law. This may also include DISQUALIFIED FARM, FOREST, SMALL WOODLAND DEFERRALS. An $80.00 fee must be paid and.collected prior to the processing of any Subdivision, Partition Plat, and Condominium,etc. to the Cartography Division of Assessment and Taxation. (648-8871) If the Plat etc., is not recorded by June 30th, the$80.00 processing fee will have to be paid again. • CONSOLIDATIONS OR LOT LINE ADJUSTMENTS: A property CAN NOT be consolidated or adjusted for lot lines until all taxes and fees are paid full by June 30th. If taxes remain unpaid on July 1st, we are required to collect taxes For any questions regarding the payment of taxes, please call the Washington County Tax Collection office at (503) 648-8801. PREPAYMENT OF TAXES 1 . BEFORE JULY 1st: • All certified taxes on the tax roll must be paid in full on parcel(s) in a subdivision plat or partition plat. After taxes and all fees have been paid, the subdivision plat or partition plat may be recorded. • 2. AFTER JULY 1st: Between July 1st and approximately mid October of each year taxes MUST BE PRE-PAID for the current year. The tax amount will be estimated based on current assessed value and the previous year tax rate. Payment must be in the form of GUARANTEED FUNDS, i.e. CASH, CASHIER CHECK OR MONEY ORDER. (see reverse side for Statute reference) (G:PLAT-1 .revised 7.31.951 • • • WATEt2WISE LANDSCAPING GUIDE The rapid growth in our community can be'ken everywhere. With this growth has come the realization that we must manage all of our natural resources efficiently to preserve the beauty we have come to expect in our area. In addition 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 incteased 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. _ -- DESIGN °��y =�r `Cj Design is one of the fundamental items in water-efficient landscape. .Zoning I ofsA �- 4 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 ,,,, zones. Zoning also will allow you to select plant materials with simular water needs - + '° ° ' for each particular zone. Planning ahead can make a difference in the water - ..�.. management during ongoing maintenance. .,, PLANT MATERIAL& INSTALLATION Turf is not recommended to be planted in areas that are less than 10 feet in width. Turf in areas of a 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. * ` . Plant material for non-turf areas should be well suited for our climate, and the micro climates ; in which they will be installed. More water consumptive plant material should be placed together, usually in highly visible areas, and irrigated separately. r ; ja 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 bg 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 the plant's water needs. The use of gravel and rock can add to the total look of a landscape, however be careful where it is placed in relation to the plant material. • Soils should be tested for soil fertility and agricultural sqitability. This will provide the designer with tt' 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 - ity Submittal Checklist: TRANSIT AND PEDESTRIAN L ion Al* C a l l ORIENTED DEVELOPMENT 1O� Tri-Met's web page at www.tri-met.org. s by a4r - and �:�.r�� '• 2. If your site is on a transit street,please locate the nearest bus • s.A Ic I 0 stop to your site. This can be done through field verification. well 4 I _r )f-di- ' and Disconnected cul-de•sacs&dead end 3. Include the bus stop location on all site plans submitted for con- streets limit access(above),while development review. .-.f. ": ..... continuous streets help to maximize . lir connectivity and reduce out-of r td9 3p ' , _ .�. -veers directiantravel(Ixlow) Did You Address? 111' lyr 'b �;M; ti ri; "'top .° `■ Y01 : 14:41! r,• .;":. M,. :. .,r,'.,,'.'panr it s end �:S3.dt L. n �.,sa r,�i- ❑ ADA Landing Pad ro rr = ,�rd,y� r E• s n nless ❑ Building Orientation °._ 1,1,'" ere „- 39_4,S- '�` n,u Y 1 p / s -,:: Firma e [JS� !.r, oa ,F. r� _. irect �+- - ----J E ❑ Awnings or Overhangs B .= 4�� :'�; •,�`» +�a it r® ROtry tl ���I��i-''� e'"rr „=_ Interactive Walls a ur,, � -'.: ,, .„,;9^-, '. • ^ --TI I G :1 , _ IIII r' 0;-Ii:�E• ❑ On-Site Pedestrian Network ; k """""" � K� V 1 ❑ Direct Connections to Building Entrances g a '' ' -J..f'SNd R ❑ Pedestrian Crossings •Y WHIM Q ,, i ❑ Walkable Blocks As the Portland regional population grows,so does traffic congestion.New thing 1 .a 1_Ui il �_ U.1s ❑ Pedestrian Scaled Lighting developments,especially those that are auto oriented,continue to strain :r be- 4 r ❑ Street Connectivity the existing transportation system. There are design alternatives that will d the ❑ Sidewalk Planting Strips help new development offset their impacts on congestion and contribute to creating sustainable communities. Transit oriented development(TOD) it re- r' c represents a new model for development that emphasizes the importance 4aved ! 1,-.' y t; Thank You! P P P P wove ��' { of the pedestrian environment, direct access to transit and a mixture of - 4 complementary land uses. areal �n J. U a real r �""' I�.J��1�+ �� � dust The Purpose of this Pamphlet cirred -, :mot_--_ __--- ,,-.- Questions? Tri-Met has published the Planning and Design for —` This pamphlet outlines some design alternatives that can make new devel- �treet �;-�;.;.. -T?. sf�:r. •. Transit Handbook that describes these design concepts in greater P P g , devel- espe- \c 4.,r/- opment more transit oriented. Incorporating these recommendations into P detail. If you have any questions,or would like to find out more P rp g flume proposals will help developers anticipate public need, fulfill Tri-Met re- ly en- about the Handbook or transit oriented development,visit Tri- Having planting strips,along with Met's web page at www.tri-met.org or contact us at: quirements and potentially expedite review processes. ifety, vertical street elements such as trees, ysical lampposts,bollards,etc.,between From a developer or investor perspective, transit oriented developm cedes- pedestrians and the street provide a real L i N D makes good business sense. As population and congestion increase,m perceived sense of safety ity becomes a higher priority for building tenants,customers and residents. e DEVELOPMENT Incorporating mixed use or connecting developments with nearby activi- ties makes daily functions more convenient. These connected functions . (U, also make transit,bicycling and walking more attractive alternatives. In- eluding the design elements described in this pamphlet will contribute to 710 N. E. Holladay St. the marketability,livability and sustained vitality of your development. TRI-MET Portland, Oregon 97232 • Ph. (503)962.2145 R. (503)962.2281 (#� (t � ' la• TRI-MET .fTELSON.& ASSOCIATES, 1N� • K TRANSPORTATION PLANNING/TRAFFIC EN�t 4EERING 61C S.VV ALGER.SJtf E ion • RORII AND.Oft 4:7211S • (5O.1 ?-5230 • iA; 5OJ12rJ t io August 20, 1996 Project#: 2234.00 Mr.David Ripley Ripley's Furniture 14170 SW Pacific Highway '1'ism d.OR 97224 • RE: Trip Generation Analysis:Ripley's Furniture Store Erpansiun- Tit'•ard,Oregon • Dear Mr. Ripley: Pursuant to your r:qu•st. Kit:elson & Associates, Inc., has prepared an analysis of trip generation for the proposed expansion of Ripky's Furniture Store, located south of Highway 99W in Tigard. Oregon. This letter documents the tindinp 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 eraaetded to include an additional 4,794 square-feet of showroom and waracuse space. 'llae store will total 33.4R6 square-feet after the proposed modifications have been made. An emanate. of daily vehicle trip ends for the proposed expansion was developed from empirical observations :if other similar fumiture.stores. These observations are surnmariied in the standard reference manual, Trip Generation..5th Edition,published by the Institute of Transportation Engineers(1991). As shown in the table below, the proposed expansion will generate 17 additional daily driveway trips,of which only 15 trips will • be new to the transportation system. Trip Generation • Size ITE Land Land Use (sq. ft) Use Cods Daily Trips (" Existing Furniture Store 28,692 890 180 • Proposed Expansion 4,794 Expanded Furniture Store 33.486 890 197 Total New Trips 1 17 • Pass-by Trips (20%) 3 Net New Trips i 14 \utcs:( )-Based on f 1 L equation. • • rI P:NAME':t 1:1P1K);Pr:.F122 4VrRlI'(ry IJC1 • • 1r I • a �e B 5 = z3 — Murray Smith&Associates,Inc. Engineers/Planners 121 S.W.Salmon,Suite 1020 a Portland,Oregon 97204 a PHONE 503-775.9010 a FAX 503-225-9022 96-0341.405 January 20, 1999 Planning Department City of Tigard, City Hall 13125 SW Hall Blvd. Tigard, OR 97223 Re: City of Tigard - 3.5 MG Menlor Reservoir - Tax Lot 600 Partition Dear Madam/Sir: The City of Tigard has requested that Murray, Smith & Associates, Inc. act as their representative for the partitioning of the City owned Tax Lot 600 (Map No. 2S 105DB00600), located at the southerly end of SW 154th Avenue. This property is also referred to as the Clute Property and was acquired by the City to provide access to the recently completed Menlor Reservoir located on the adjacent City owned Tax Lot 400. Having completed this reservoir project, the City proposes to partition the 1.74 acre Tax Lot 600 to allow for the sale of the portion of the property which is not required for reservoir access. The City would also like to dedicate to City right-of- way, the new 154th Avenue extension, which was constructed on Taxlot 600 to allow permanent access to the reservoir. The proposed partition, including lot dimensions, is presented on Figure 1. As City planning staff requested, we are formally identifying the property as City owned to allow the pre-application fee to be waived. Property Owner's Contact 1. Thomas P. Boland Phone: 225-9010 Murray, Smith & Accociates, Inc. 121 SW Salmon, Suite 1020 Portland, OR 97204 2. Mike Miller Phone: 639-4171 Public Works, Utility Manager City of Tigard, City Hall 13125 SW Hall Blvd. Tigard, OR 97223 F:\PROJECTS\96\0341.405\LETTERS\71fi(O Partition prcapp I-18-00 doc • • January 20, 2000 Page 2 Please do not hesitate to call if you have any questions concerning this partition pre- application package. Sincerely, MURRAY, SMITH & ASSOCIATES, INC. I ' Thomas P. Boland, P.E. TPB:tpb Is F-11 N I I I I 1 - 377.90 I - - ! ri i/// I 0.. __________1________J 615.64' — -,....c _ I I I I El T - - - - 9 . 1 ---.\\ ) CITY • IGARD TAX LOT 400 ii - - - - / 1 s / MORN INGSID� 1 / DEVELOPMENT I I / / / 1 _ 4e / - / / / (TL153OO) °p / / o / EXISTING PRV '' �, VAULT f 225 — NEW 3.5 MG / (TL I6OO) - RESERVOIR / W / 'I CIT OF TI RD „' '� (TL 300) i• � I – – TA LOT 60 N (IL 1500) I R0UN o (IL ••00) _ ,s / 1 a°o ESTATES wI \ t 348.16' ct (IL 1400) I _ _ - - I 7#011114‘ 246 FUTURE PUMP / �1 STATION t o I t` ( 400) OPERATIONS I (TL 1300) BUILDING i EXIS I �� / vi I 35 OUSE 1 L'--- _ _ i. 12" WIDE PAVED 1 I S. W. 15 4TH AV---1E' i CESS ROAD _ TO SCROLLS FERRY RD #It �. 38 ___.2 5I / i 1RIMIII' _ ..- (TL 1200'x _ __ , �,_ (TL 60e 1 1 PROP•SED A;EA F•,R I '/ DEDICATION TO CITY 92 I �— RIGHT—OF—WAY _ � '''...\ -1—7__ d , _ 965.64' _ _ ( 1 PRaPOSED TL 600 / W PA-TITION LINE , , , I 1 1 E - 1 I BULL,MrN'.� I / I\ I I I I I I I I // a I 1 I I�EAOOWS 1 // (TL75OO) CS ly / / N (TL 7900)(IL 7800) (TL 7700) (TL 7600) 1/ ,' /' / - , \_.- -___ /\/ \ � I I I I I I I / 0 ` 25' UTILITY I \\ MELADOWS I I I �'�\ - _ _ ��� ROW \ / _ _ \� L I — L I �' FIGURE 1 JANUARY 2000 °_ _ - l S. W. YARROW WAY � L L \\ / i I/ _ S. W. BR I STLECONE WAY _ _ - CjIIYOFTIGARD v o i 1 1 I 1 \ \ - - - w l �� 1 l 1 I PROPOSED TAROT 600 W 7 Cc LL v NOTES; PARTITION o I. TAX MAP/LOT NO 2S 105DB00600 SITE PLAN _ _ v SCALE: 1" = 100'- — W E — el v m CITY OF WARD =o o i 96-03at.a05 - c-k‘st �_ _- ,ii