Loading...
MLP2001-00001 AILPZOOI - 0000 / CITY OF TIGARD Community Deve(opment Shaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 6/2/2001 FILE NO.: MINOR LAND PARTITION (MLP) 2001-00001 FILE TITLE: SUMMERS PARTITION APPLICANT: Valda Summers OWNER: Thomas C. Phelan 806 Officers Row 4504 Grant Street Vancouver, WA 98661 Vancouver, WA 98660 PHONE/FAX: 360-993-2275/360-993-2187 360-750-8750 REQUEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. LOCATION: 11465 SW Fonner Street; WCTM 2S103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, CRITERIA: 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: FEBRUARY 8, 2001 DATE COMMENTS ARE DUE: FEBRUARY 22, 2001 ❑HEARINGS OFFICER (MONJ DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MONJ DATE OF HEARING: TIME: 7:30 PM ❑CITY COUNCIL (TUESJ DATE OF HEARING: TIME: 1:30 PM ® STAFF DECISION (TENTATIVE] DATE OF DECISION: MARCH 9, 2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION • VICINITY MAP ❑ LANDSCAPING PLAN ❑ ARBORIST REPORT ® SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ GEOTECH REPORT ❑ OTHER: STAFF CONTACT: Mathew Scheidegger. Assistant Planner (503) 639-4171 Ext. 317 110 . City of Tigard Planning Department MEMORANDUM CITY OFTIGARD, OREGON TO: Applicant/Owner FROM: Shirley Treat DATE: March 29, 2001 SUBJECT: Summers Partition/MLP2001-00001 Enclosed is a copy of the conditions listed in the decision for the above-mentioned file. The numbering was inadvertently entered incorrectly. The enclosed copy reflects the correct numbering. If you have any questions, please contact Matt Scheidegger at 503) 639-4171 ext. 317. Thank you. Shirley Treat • NOTICE OF TYPE II DECISION A • MINOR LAND PARTITION (MLP) 2001-00001 .•�il CITY OF TIGARD SUMMERS PARTITION Community Development Shaping Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SUMMERS PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00001 PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. • • APPLICANT: Valda Summers 806 Officers Row Vancouver, WA 98661 OWNER: Thomas C, Phelan 4504 Grant Street Vancouver, WA 98660 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 11465 SW Fonner Street; WCTM 2S103AC, Tax Lot 1100. • PROPOSED PARCEL 1: 12,708 Square Feet. PROPOSED PARCEL 2: 10,982 Square Feet. PROPOSED PARCEL 3: 7,966 Square Feet. APPLICABLE REVIEW Community Development Code Chapters 18.390 (Decision-Making Procedures); CRITERIA: 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards)18.745 (Landscaping and Screening); 18.765 (Off-Street • parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 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 MLP2001-00001/SUMMERS PARTITION PAGE 1 OF 14 • • CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit the following to the Planning Department (Mathew Scheidegger 639-4171 x317) for review and approval: 1. Provide evidence that a reciprocal easement to ensure access and maintenance rights has been recorded with the approved partition map. 2. Submit legal evidence in the form of a deed, easement or contract to establish the joint use of the proposed access for the proposed parcels, and adjacent parcels to the east. 3. Record the sensitive land portion of parcels #2 and #3 as an open space easement. 4. Submit a plan showing all trees greater than 12-inches in diameter, which trees will be removed, which trees will be saved, an arborist report and evidence that an open space easement has been recorded for the sensitive area that in addition states that no disturbance will occur within the tract. 5. Submit evidence that there will be no obstructions within the visual clearance area according to Chapter 18.795 of the Tigard Development Code. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: '7. A public improvement permit and Compliance Agreement is required for this project to cover the extension of the public sanitary sewer line and any other work in the public right-of-way. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 8. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the Compliance Agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. (STAFF CONTACT: Kit Church, Engineering). 10. The final plat shall show a right-of-way dedication for SW Fonner Street to provide 30 feet north of centerline. 11. Prior to approval of the final plat, the applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Fonner Street adjacent to the subject property, when any of the following events occur: A. . when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. • when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 2 OF 14 • • 12. A Joint Use and Maintenance Agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 13. The applicant's construction plans shall show a main line extension of the 8-inch public sanitary sewer line, currently located in SW Fonner Street. The new line extension shall be located within the joint driveway and shall extend far enough north to where laterals for both parcels can be provided in accordance with USA's Design and Construction Standards. 14. Prior to approval of the final plat, the applicant shall submit their proposal for the storm drainage disposal system for Parcels 2 and 3 to the Building Division and Engineering Department. If the infiltration system is not approved by the City, the applicant must provide an alternate conveyance system. One feasible option would be to convey the stormwater to the north into the open drainageway. In order to obtain approval for this option, the applicant would need to acquire Sensitive Lands and Water Resources Overlay approvals through the Planning Division. 15. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,163.00 and it shall be paid prior to approval of the final plat. 16. 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. 17. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW Fonner Street shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. 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: 18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 19. Prior to issuance of the building permits, the applicant shall complete the required public improvements and obtain approval from the City. 20. Prior to issuance of the building permit for Parcels 2 and 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 3 OF 14 • 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 City of Tigard. The property is designated Low Density Residential on the Tigard Comprehensive Plan Map. The property was part of the Walnut Island Annexation in 1999. No other land-use approvals were found to be on file in the City's records. Site Information and Proposal Descriptions The subject property is approximately 36,011 square feet. The site has approximately 115.13 feet of frontage on SW Fonner Street. The owner is proposing a three-parcel partition as indicated on the proposed partition plat. Parcel #1 (12,708 square feet) Parcel #2 (10,982 square feet) and Parcel #3 (7,966 square feet). A residential structure exists on Parcel #1, which is proposed to remain. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. One (1) letter was received addressing the land partition. The concerns in the response addressed access and how it would effect the adjacent properties to the east. Staff Response: The applicant is proposing joint access between the proposed parcels of this partition and the developed parcels to the east through a joint access easement. Parcel #1 of the proposed partition will also take access off of the proposed 20-foot joint access. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application. and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). 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 under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction at which time the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 4 OF 14 • • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-4.5 zoning district is 50 feet. The smallest of the lots has a minimum width of 57 feet. Therefore, this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet. The proposed partition creates three (3) lots that are 12,708, 10,982 and 7,966 square feet 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 each lot will have frontage onto a public right-of-way. Parcel #1 has 115.13 feet of frontage onto SW Fonner Street, Parcel #2 and #3 share a 30-foot wide access easement which connects to SW Fonner Street. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing dwelling on Parcel #1 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. The applicant has proposed that the front yards of the flag lots will be oriented toward the east property line with minimum 10-foot side yard setbacks. Therefore, this standard has been satisfied. 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. Screening along the access drive and the adjoining property is not possible because of shared access drive. Therefore, this standard does not apply. 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 are reviewed at time of development. This criterion shall be addressed at that time. 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 applicant is proposing a common drive for all three (3) lots as well as adjoining properties to the east. Therefore, the applicant will need to provide evidence that a reciprocal easement to ensure access and maintenance rights has been recorded with the approved partition map. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under 18.705 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. i 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. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 5 OF 14 . • 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, the Land partition standards have not been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Provide evidence that a reciprocal easement to ensure access and maintenance rights has been recorded with the approved partition map. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: • TABLE 18.510.2 - (Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES . STANDARD R-4.5 Minimum Lot Size - Detached unit 7,500 sq.ft. - Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width - Detached unit lots 50 ft. - Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage Minimum Setbacks - Front yard 20 ft. -Side facing street on corner&through Tots 15 ft. -Side yard 5 ft. - Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district - - Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. • [2]Lot coverage indudes all buildings and impervious surfaces. • Multiple-family dwelling unit • Single-family dwelling unit A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes of 12,708, 10,982 and 7,966 square feet meet this standard. Parcel #1 is developed with an existing single- family structure with a detached garage that is approximately 39 feet from the front property line. The home itself has a front yard setback of 70 feet and side yard setbacks of a minimum 10 feet, which meets the setback standards of the R4.5 zoning district. Setback standards, including the 10-foot side yard setbacks required by 18.740.050.4.A. will apply to all future development of the proposed lots. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 6 OF 14 • • FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. Access, Egress and Circulation (18.705): Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition, the following provisions are applicable. 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: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant is proposing joint access with the property owners to the east of the subject parcel. Therefore, the applicant will be required to submit legal evidence in the form of a deed, easement or contract to establish the joint use. The shared access must have a combined width of 20 feet and a minimum paved width of 20 feet per Table 18.705.1. 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 approve by the City for public use and shall be maintained at the required standards on a continuous basis. All three (3) parcels will have access onto SW Fonner Street. Therefore, this standard has been met. 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. According to comments submitted by Engineering staff, additional traffic at this location and the expansion of the existing access will not create or increase a hazardous condition. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. FINDING: Based on the analysis above, the Access, Egress and Circulation Standards have not. been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Submit legal evidence in the form of a deed, easement or contract to establish the joint use of the proposed access for the proposed parcels, and adjacent parcels to the east. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 7 OF 14 • • d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. The total square footage of the subject property is 36,011 square feet. However, the square footage of Parcel #1 is subtracted from the calculation because it has a pre-existing single-family dwelling. The proposed parcel #2 and #3 both have sensitive lands toward the rear of the property. The applicant has included the sensitive land area as park of the total square footage of the lot. Therefore, the minimum density for this property is based on Parcel #2 and #3 of 18,948 square feet. The minimum density for the parcel is two (2) units; the maximum density is two (2) units provided that the applicant records the sensitive lands portion of parcels #2 and #3 as an open space easement. FINDING: Based on the analysis above, the Density Computation Standards have not been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Record the sensitive land portion of parcels#2 and #3 as an open space easement. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that the removal of trees is likely and has also indicated that a large portion of Parcel #2 and #3 which has been identified as "Sensitive Land" will be protected within an open space easement. However, no removal or protection plan prepared by a certified arborist has been submitted. Therefore, the applicant will be conditioned to submit a plan showing all trees greater than 12-inches in diameter, which trees will be removed, which trees will be saved, an arborist report and evidence that an open space easement has been recorded for the 'sensitive area that, in addition, states that no disturbance will occur within the easement. FINDING: ' Based on the analysis above, the Tree Removal Standards have not been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Submit a plan showing all trees greater than 12-inches in diameter, which trees will be removed, which trees will be saved, an arborist report and evidence that an open space tract has been recorded for the sensitive area that in addition states that no disturbance will occur within the tract. 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 NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 8 OF 14 • • 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. The site plan shows a 36-inch Douglas Fir located within the visual clearance area. Therefore, the applicant will be required to submit a plan that shows either the tree removed and included in the required tree mitigation plan or the tree branches trimmed to a height of 8 feet. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have not been met. If the applicant meets the condition below, the standards will be satisfied: CONDITION: Submit evidence that there will be no obstructions within the visual clearance area according to Chapter 18.795 of the Tigard Development Code. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The_ applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 30 right-of-way width and 40-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 Fonner Street, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW north of centerline, • according to the most recent tax assessor's map. The applicant should dedicate additional ROW on the final plat to provide 30 feet from centerline. SW Fonner Street is currently paved, but not improved to meet the current City standard. TMC Section 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, Section 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, Section 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff, therefore, recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 9 OF 14 • , ♦ A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; ♦ If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant is proposing to serve all three (3) parcels with one rivate driveway, which is also shared with the neighbor to the east. This plan is acceptable and p will meet the provision of Section 18.810.030.P. The applicant will need to construct the driveway entrance to meet the current City standard for an approach onto a roadway with no curbs. A Street Opening Permit will be required for this work. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By entering into the street improvement agreement for the future improvement of SW Fonner Street, this provision is met. 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 is an existing 8-inch public sanitary sewer line that terminates at the eastern boundary of this site. The applicant must provide service laterals from a main line to each parcel. Because of the length of the driveway needed to reach Parcels#2 and #3, private sewer laterals to these parcels would be prohibited by USA s standards. The applicant should construct a public sanitary sewer line within the driveway and provide two laterals to each new lot. In addition, if the existing home is not currently connected to the public sewer, the applicant should provide that connection as well. 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). There are no areas upstream of this development that will contribute runoff through this site. The applicant plans to convey the runoff generatedpby the two new homes northerly into soakage trenches. • See the next section for more discussion. 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 NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 10 OF 14 • • 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. The additional impervious area created by the two new lots is not significant enough to require onsite detention. A fee in-lieu of onsite detention will be adequate and will be collected as a part of the building permit fees. The applicant states in their narrative that they propose to convey the runoff from the new homes into "soakage trenches", which are a type of infiltration system. The City typically does not approve of infiltration systems due to the high clay content in the surrounding soils. The applicant states that they would like an opportunity to present a design option to the City and show how such a system could work on this site. The applicant will be required to submit their proposal to the Engineering Department and Building Division prior to approval of the final plat. If the infiltration systen-r_option is not approved, then the applicant must convey their water northerly into the drainage area. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • ♦ The developer shall make all necessary arrangements with the serving utility to provide the underground services; ♦ The City reserves the right to approve location of all surface mounted facilities; ♦ All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and ♦ Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 11 OF 14 • • . 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 existing overhead utility lines along the frontage of SW Fonner Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 115 lineal feet; therefore the fee would be $3,163.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. There is an existing public water line located in SW Fonner Street that can serve the new parcels. Water services can be acquired when the homes are constructed. _ Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards adopted by Resolution and Order No. 00-7) which require the construction of on-site water qua ity facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The USA standards allow exceptions in cases of small developments, such as residential partitions. It is not practical to require an.onsite treatment facility in this case. The applicant will therefore be required to pay the fee in-lieu of providing an onsite water quality facility. 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. Any grading for the construction of the new homes would need to be reflected on site plans that are submitted as a part of the building permit applications. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. •. By random traverse using conventional surveying methods. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 12 OF 14 • • • SECTION VI. OTHER STAFF COMMENTS City of Tigard Building Division has reviewed the proposal and offered the following comments: • Private drive scales out at 14 feet, minimum is 15 feet. • Turnaround shall be approved by the fire department. ♦ Provide a fire hydrant within 500 feet of the most remote portion of the parcel. City of Tigard Advanced Planning Division has reviewed the proposal and offered the following comments: ♦ The proposal does not address Title 3 requirements. Staff Response: A wetland delineation has been provided and has been taken in consideration with this application. City of Tigard Operations Department has reviewed the proposal and offered the following comments: ♦ Water service to be from SW Fonner Street. Water meters to be located in public right-of-way or a public utility easement on SW Fonner Street. Developer is responsible for all relocation costs of existing water meter. City of Tigard Police Department has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency comments have been discussed above under Public facility concerns. Washington County Department of Land Use and Transportation has reviewed the proposal and has no objections to it. SECTION VIII. PROCEDURE AND APPEAL INFORMATION • Notice: Notice was 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 MARCH 14, 2001 AND BECOMES EFFECTIVE ON MARCH 29, 2001 UNLESS AN APPEAL IS FILED. Appeal; The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 13 OF 14 • • • . 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 MARCH 28, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503)639-4171. WOOF � r March 14, 2001 APPROV • B vat ew Scheid-•g� DATE Assistant Planner i/curpin/mathew/mlp/mIp2001-00001.dec NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 14 OF 14 Lu -- -, . . I j. .._� GEOGR�CNITYrOq�TTIGARDM VICINITY MAP ANN -- _ - I T- I ----\ _______ — f---- MLP200 I -0000 co -- WALNUT ST •--- - - - I l SUMMERS PARTITION SW BAMBI LN > -. all.viLH f 7 .' 1 -'' SW ER'O i -- :'ç,. T 111;iii l le. -i -- --,.__. __\-_ i SITE - k; / ]_ CARMEN gT • 1 • , Cl- TO r-\co di 1.0 _7. 1 ____„ no), _.. _ 1 /L J . LLB T � 0 7 — -- '' 3i A �FbNNE- r-7 -N 0 100 200 300 400 500 Feet I —_--_-_ / 1"=378 feet Jrn 114 Li 13 � N CT_ _ Allio N 4-1:_ s- 1 . D=:: "41 D, City of Tigard __ ♦ — 1.Q tnlormation on this map is for general location only and lr� I should be verified with the Development Services Division. �' 014 l— 13125 SW Hall Blvd I • Tigard,OR 97223 4 �� 7- Q,C _vO (503)639.4171 (� !/ L \ U_-.\ — = I` I httpa/vrnw.ci.tigard.or.us Community Development Plot date: Feb 7,2001;C:\magic\MAGIC03.APR , . 1 . , . ...•'.•,....l':•;::.1.1.':.....'• . . I 0;1.4:410•111” ■ . ,./f,•osoS,-1.7S ,410.._,.._...... .....LLI ._...._ . -... .r.' I .• . \' . ..i.. ."'::.:.••■•;;: ..-- •:.• • .••. '.•. .• • . .',.•. - ..... . .• • : . ). • • /.. 11,4°. a■■• A'' ..•. .••,•• •.. I,•.' . .. I. . . . . arid OPARZ rgP-1.,2,' 111 . :. •.''''' 1.:...;:l'.4P,'..". . • --'.....>•,!!.•::,.':',.":.V,.,. ••,. FFPRITTI ---R=R i . toot er IA.RW1 1 . . 0 . • —.—.-.--.- ••.' ../.• /..•r 4 ' 1 •;•'''''.*7.' - - •■••--1.'''.. .'..'V : ,•/,2•• '• . OMNI/0.C7Nt LOC ,_ sorrur waft ON -•-•7•,—.—.- ...---.—. .- ) n•I A. p.:..4,--5.'1..----j e . ';■`‘''',!.••!1'• / *!:.!•:'!: 'l i.! V. A !!: {I k 1.C1. q /../•/.. •• ...r ......„ . , . , : ,........„ • . . .. • .. . I, • " ./.'/ ,',4 .•• ...„..- ... • . it x ______- __. _ ..• / ,.v. ..../ „, IP i .. •• .. .. - . .. . i ... ......... 4 , . . . . ' • '' '• • Thi .. i,..,,e - • • 1 • • . . . • . - ,,, ., . , • ,,,.!•• i . , .. ,.,• •• • • it • ...//)1(---:i , 1 . .. ... .. :.. ...• ...3. --'... -1. . .' ......'-:. ' . . , •,e L if/ii,, I, . ,.,v .Iii----,,I • ,,bt,,,; • , i /att-,..• rii .i al , . . •,.' / .7 ,: * 14 1 •K' I f '' . ,1 i k yl"' ‘‘„ " 4. - • wk .. / 'tiiffl • P I ,, 11, - ,! "! 1 1..!:. :i••:: • . .. " .'''Y L'. ... . .4 ;'1 N ::,.. '..*,.. • • t. . ,, . 1 . LL I .1.;...• '.!,..:•:; ' •T%4,T. •--fil i••• rr*. •• 4 11 ,111 , i ; • ••• ilL 1 Vr..1.1 ...Li"-L. ,. :i •• •••: . !- !(..1 . /_ . . . . • . i .A,;ft. , Z • i ' • • 1 !!':!!••I'•' ;: '..•. • ' 1 i • / • ' •..• • . e ii- -,•!! , • hit. :41,:.,,. • 1:..,k4' - 4. .,, ,q, ,r! .---lik,..r; _ ,/..._-_- ........, .. .p.,,7,..tairiitztragle i . . ,.._ i %.,. ......._.„...... . 1 L...i... .. , ....1.4%,' • _._— . . . __.____ --,.—.---- wCt., ,. ,,pa exwa,l/' __,...---,--- -,-•- e––'------'-.---.-----:...r.-;;;714.7.--*7– • . /AM EMOM f MVO .....,..yrr^v ., ..4,I..' . . . - .' . ... ")..VI,re?t-1..14r•ft•-•-qiss/t:" \.......;cm,■■•.:Av ' • :, ,, . • t.tki re"I/J4 fc. AVE. .. e 1— • . . FAlc-rmai L-Awu-i- . _.=, yr..■,= :.,,t/r .1=-,..==. - • a. . . .. ._.... CITY OF TIGARD t . ...... COT Of TIOARD MLP2001-00001 SITE PLAN N . SUMMERS PARTITION (Map is not to scale) 1 . • • NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00001 ! °•!!' CITY OF TIOARD SUMMERS PARTITION Community Development Shaping A Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SUMMERS PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00001 PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. APPLICANT: Valda Summers 806 Officers Row Vancouver, WA 98661 OWNER: Thomas C, Phelan 4504 Grant Street Vancouver, WA 98660 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 11465 SW Fonner Street; WCTM 2S103AC, Tax Lot 1100. PROPOSED PARCEL 1: 12,708 Square Feet. PROPOSED PARCEL 2: 10,982 Square Feet. PROPOSED PARCEL 3: 7,966 Square Feet. 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); 18.725 (Environmental Performance Standards)18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 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. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. 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 (25c ) 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: 0 di THIS DECISION IS FINAL ON MARCH 14, 2001 AND BECOMES EFFECTIVE ON MARCH 29, 2001 UNLESS AN APPEAL IS FILED. T�A eal: - ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. . Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 28, 2001. I Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at • (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. • , : .----t...!! ANn1 -`- 1 '---'_ �( I, VICINITY MAP Sj _,,, ��� ' LP2001 00001•' -7--- r-4—,-IV, 1\--(-1 . I ii-I -�.._,._ NUTS ^—.- ..— r-.. I 'WAL T I � 1 r ---- �,r 014— ', l -__ - 1 , ! LLI i l i w w rT T-I PARTITION C i----- '\ \i----1 ---I lil Hip , -- -' I- I , 1 SITE Y 7,� - 1 i. ' ' __—� ---\ \ I - il. .. CARMEN — k �. . IT I i I j l ` 1 �'. —_----..—' 11 1 1 I _I_i ! II ' . .'OV I . I I ,• I 1 � 1 , _ / op ce w .a.... ,., ,,.,,, ,.....:,..:._. ,.:,,. , .,, „ ,„,„ /.. .. • ,_ , . y. __ _ _._"_a I - _ A-ri t /1 0 . : . -I ; • z11i .. ls; 1 . s - _ --)'11.L,'I.ILH j:•.-'-- ©i I � r _,, , :...—.... -"'" 7= -..._ �wlv.+�c roe.-----ri"".-- M — ! "— wk . a c° "•m ow Pu.Q i , �� PARTa IGAI LAYC T vr,NCWroY LTyUrr .- CITY OF TIGARD t MLP2001-00001 • SITE PLAN N SUMMERS PARTITION (Map Is not to scale) NOTICE TO MORTGAGEE, LIENHIER,VENDOR OR SELLER: • THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. "REISSUED NOTICE" PENDING LAND USE APPLICATION ".UI�11 MINOR LAND PARTITION CITY OF TIGARD Community Development Shaping A Better Community ;THIS= IS -A REISSUED NOTICE DUE TO AN "INCORRECT ADDRESS STATED,jN THE -FIRST"- NOTICE. THE CORRECT"LOCATION IS 'INDICATED:-BELOW AND THE DATE-THAT COMMENTS ARE DUE"BACK HAS BEEN EXTENDED APPROPRIATELY. DATE OF NOTICE: February 9, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00001 FILE NAME: SUMMERS PARTITION PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11465 SW Fonner Street; WCTM 2S103AC, Tax Lot 1100. 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 FEBRUARY 23, 2001. All comments should be directed to Mathew Scheidegger. Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 9. 2001. 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. I Failure of any party to addreilthe relevant approval criteria witSiufficient specificity may preclude subsequent appeals to the Lard Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. ♦ • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." i 1:5,;--- `i .\ \ I I CITY of TIGARD VICINITY MAP .. ,. ANN— '- :. ..: I-' .._ ��- .� , � • ------, i i-. ; --� -1 ; _� \\ , : MLP200 I-0000 I ' i . I '�y j � I - L-"_ WALNUT-ST —r �— I a - � I I jj I I i I I ;_ ! �1 1_ l-!- PARTITION I I 1.(----f-- iwI L. -= _ 1<F ' a I i ,I - � � i Ii – I LI ,G� _ SWERROL Si) F 1 L ERy=7— -I 1- — il 1 l i \ L. I I = _ -` ?---Ell i —.I_ SITE >> �' \ I �J I CARMEN --S ST - - --1 \ , r--.1— ..._---` ' I ; �e J \\� PO CT I I-\ — . I ._ ' i l t - -- . I --- i. _ _- 1- I J--.__---'-- _J --� I \-2 ._707Th .0_,_.. sm 9., sw r« 1 r_--- ' ----- T --- --k m, \_-� N C /�` _ i r bit DERRY ) .ra.n.... City of Tigard . L/ — – Vin I Zm - . ' I i \_ I r a . w . w a . __-- / A. r / .iL rare.OR sun 0031 M-417 1 NOTICE TO MORTGAGEE, LIENHCER,VENDOR OR SELLER: I 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 CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: February 8, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00001 FILENAME: SUMMERS PARTITION PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11465 SW Pacific Highway; WCTM 2S103AC, Tax Lot 1100. 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 FEBRUARY 22. 2001. All comments should be directed to Mathew Scheidea er, 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 MARCH 9, 2001. 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 the relevant approval criteria with sufficient 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 PERI _ CLOSES, THE DIRECTOR SHALL ISSUE ICE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • ♦ The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized .neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." -_. �\ \ —i 7_— - --I -- \ CI TYOt TIGARD VICINITY MAP '- ANN \ \ , I I T i -----ST _J { ) I / A` MLP2001-00001 __ i I — -- — ! r — : 1 �, LN �' WA UT ST, I - i ' \i �' ---I — i ' SUMMERS " PARTITION QQ �, �— TT] \`I I cs‘ 1 y i 1::, I_i�i—E� 1- , SW ERROL S; �N-. % ' I RRQL_ST -- I- � i- 1,E : - - _ , I I SITE i \ • _CARMEN_–JST_ _ — - I' -i— � S.___.. I II . HI I / I I I --— PPt \IVII AV, I — 1 \�� i i_ ` j N – ._ ._ 1`°. \ _.107TF a loo zoo WO .00 .oa r«. – ________EONN– ; 1 \ \ \� I -- - I _ _ �_ / N\__ ' , I• I - i I ; i – .�F.N1T } , i; m Q' DERRY___ __ ', _ ._.`�'! � N�2 �`— O \ -/ ____ II • _–_ I i City of Tigard 1 _ _ __„ 5.,,. ///* Di'. \ V__.>\_______A .,__J, --1„r -1 . .--..=,.....,=-.-. AKuesr R CcA4MENT3 03/26/01 11:25 FAX 5038463641 UNIFIED SEWERAGE AGENCY a002 • • UrA UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY MEMORANDUM. DATE: March 26, 2001 TO: Match- C" of Tigard FROM: O ...NV"; -r, USA SUBJECT: Summers Partition MLP 2001-00001 The propose development does appear not comply with the following sections of Resolution and Order 00-7: a. 3.02.4.b.2.5,Water quality sensitive areas and buffer to be in a separate"Tract". b. 11.01.a Public gravity sewer must abut the lot,in this case that would be in the access Tract. The 2 new parcels do not have gravity sewer available. SANITARY SEWER Each lot in the development shall be provided with a means of disposal for sanitary sewer. The means of disposal shall be in accordance with Unified Sewerage Agency's Design and Construction Standards. Engineer shall verify that public sanitary sewer is available to uphill adjacent properties, or extend service as required by R&O 00-7. From the information submitted, the sanitary sewer in SW Fonner Street is too shallow to serve the proposed lots by gravity. STORM SEWER Each lot in the development shall have access to public storm sewer. Engineer must 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 shall provide for water quality in accordance with the requirements of Resolution and Order 00-7. . SENSITIVE AREA • 155 North First Avenue,Suite 270, MS 10 Phone: 503/846-8621 Hillsboro, Oregon 97124-3072 FAX: 503/846-3525 03/26/01 11:25 FAX 5038463641 UNIFIED SEWERAGE AGENCY 1j003 • • A "Sensitive Area" exists. Developer must preserve a corridor as described in the R&O separating the sensitive area from the impact of development. The creek, wetland/sensitive area shall be identified on plans, and as noted in Resolution and Order 00-7 the sensitive area and the required protective corridor shall be placed in a Tract, not part of any buildable lot. • Applicant shall comply with the conditions set forth in Unified Sewerage Agency's Service Provider letter#219,dated September 6,2000. FLOODPLAIN Site may contain flood plain/flood way designations. Grading within the flood plain/flood way shall be done in such a manner as to preserve the flood storage and flood conveying area without effecting any upstream or downstream properties in accordance with R&O 00-7. DIVISION OF STATE LANDS/CORPS OF ENGINEERS A DSI/Corps of Engineers permit is required for any work in the creek or wetlands. EROSION CONTROL An erosion control permit is required. • 03/26/01 11:25 FAX.5038463641 _. UNIFIED SEWERAGE AGENCY VI 001 ' 1 • I • ufpf UNIFIED SEWERAGE AGENCY OF WASHINGTON COUNTY FACSIMILE TRANSMISSION To Date: CM az4 S 3 - 0 Fax Number: � : 503 (484 -12-,1— From: Phone Number: Qom' , 3465&--7t CJ S -b Fax Number: (503) 846-3525 We are sending a total of - pages, including this cover sheet: Comments: 0...tw_ 1-uv,_& . ..).„1.,,,,,Akt14 ci4 de) A iLdTALD t41 > 9.'1 -P 15.5 a ,,,s --a.v.,.1„3,__ ____ • 155 N. First, Suite 270, Hillsboiro, Ore on 97124, Phone: 503 846-8621 • • MEMORANDUM CITY OF TIGARD, OREGON DATE: March 8, 2001 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer t7� RE: MLP 2001-00001, Summers Partition 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 minor collector street to have a 30 right-of-way width and 40-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 Fonner Street, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW north of centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW on the final plat to provide 30 feet from centerline. SW Fonner Street is currently paved, but not improved to meet the current City standard. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the ENGINEERING COMMENTS PAGE 1 • • project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant is proposing to serve all three parcels with one private driveway, which is also shared with the neighbor to the east. This plan is acceptable and will meet the provision of 18.810.030.P. The applicant will need to construct the driveway entrance to meet the current City standard for an approach onto a roadway with no curbs. A Street Opening Permit will be required for this work. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By entering into the street improvement agreement for the future improvement of SW Fonner Street, this provision is met. ENGINEERING COMMENTS PAGE 2 • • 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 is an existing 8-inch public sanitary sewer line that terminates at the eastern boundary of this site. The applicant must provide service laterals from a main line to each parcel. Because of the length of the driveway needed to reach Parcels 2 and 3, private sewer laterals to these parcels would be prohibited by USA's standards. The applicant should construct a public sanitary sewer line within the driveway and provide two laterals to each new lot. In addition, if the existing home is not currently connected to the public sewer, the applicant should provide that connection as well. 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). There are no areas upstream of this development that will contribute runoff through this site. The applicant plans to convey the runoff generated by the two new homes northerly into soakage trenches. See the next section for more discussion. 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 ENGINEERING COMMENTS PAGE 3 • • 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. The additional impervious area created by the two new lots is not significant enough to require onsite detention. A fee in-lieu of onsite detention will be adequate and will be collected as a part of the building permit fees. The applicant states in their narrative that they propose to convey the runoff from the new homes into "soakage trenches", which are a type of infiltration system. The City typically does not approve of infiltration systems due to the high clay content in the surrounding soils. The applicant states that they would like an opportunity to present a design option to the City and show how such a system could work on this site. The applicant will be required to submit their proposal to the Engineering Department and Building Division prior to approval of the final plat. If the infiltration system option is not approved, then the applicant must convey their water northerly into the drainage area. 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. 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. ENGINEERING COMMENTS PAGE 4 • • Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • 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. ENGINEERING COMMENTS PAGE 5 • • There are existing overhead utility lines along the frontage of SW Fonner Street. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 115 lineal feet; therefore the fee would be $ 3,163.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area: There is an existing public water line located in SW Fonner Street that can serve the new parcels. Water services can be acquired when the homes are constructed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The USA standards allow exceptions in cases of small developments, such as residential partitions. It is not practical to require an onsite treatment facility in this case. The applicant will therefore be required to pay the fee in-lieu of providing an onsite water quality facility. 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. Any grading for the construction of the new homes would need to be reflected on site plans that are submitted as a part of the building permit applications. ENGINEERING COMMENTS PAGE 6 • • Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: A public improvement permit and compliance agreement is required for this project to cover the extension of the public sanitary sewer line and any other work in the public right-of-way. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be ENGINEERING COMMENTS PAGE 7 • • responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$60.00. (STAFF CONTACT: Kit Church, Engineering). The final plat shall show a right-of-way dedication for SW Fonner Street to provide 30 feet north of centerline. Prior to approval of the final plat, the applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Fonner Street adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. The applicant's construction plans shall show a main line extension of the 8- inch public sanitary sewer line, currently located in SW Fonner Street. The new line extension shall be located within the joint driveway and shall extend far enough north to where laterals for both parcels can be provided in accordance with USA's Design and Construction Standards. Prior to approval of the final plat, the applicant shall submit their proposal for the storm drainage disposal system for Parcels 2 and 3 to the Building Division and Engineering Department. If the infiltration system is not approved by the City, the applicant must provide an alternate conveyance ENGINEERING COMMENTS PAGE 8 • • system. One feasible option would be to convey the stormwater to the north into the open drainageway. In order to obtain approval for this option, the applicant would need to acquire Sensitive Lands and Water Resources Overlay approvals through the Planning Division. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 2750 per lineal foot. If the fee option is chosen, the amount will be $ 3,163.00 and it shall be paid prior to approval of the final plat. 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. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW Fonner Street shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. ENGINEERING COMMENTS PAGE 9 • I 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: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. Prior to issuance of the building permits, the applicant shall complete the required public improvements and obtain approval from the City. Prior to issuance of the building permit for Parcels 2 and 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). i:lenglbri an rlcom m e n t sVrn I p1m Ip2001-00001.d oc ENGINEERING COMMENTS PAGE 10 • • • AO REQUEST FOR COMMENTS c; IGARD Community cDeve(opment Shaping Better Community DATE: February 8,2001 TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Ix 311) Phone: (5031639-4171/Fax: (503)684-7291 MINOR LAND PARTITION[MLPI 2001-00001 ➢ SUMMERS PARTITION < REQUEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. LOCATION: 11465 SW Pacific Highway; WCTM 2S103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information 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: FEBRUARY 22. 2001. 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: l!_ t•'— re-re i i iJ� �s ouf. cP (4'0`' 1,AJ tS L .0" 17.1.�4.1 A 2cij til S t,- A p2. --.q m€. Rae-b43-07 Pr a■i c cue (r- Fcre.e D w e n•(a soo b cib -rue. !MOST dm0" (Please provide the fof(owing information)Name of Person(s)Commenting: 4e.,/� I Phone Numberlsl: • S - �TI'� REQUEST FOR COMMENTS CITY OF IGARD Community(Development Shaping Getter Community RECEIVED PLANNING DATE: February 8,2001 TO: Michael Miller,Operations Utility Manager FEB 2 6 2001 FROM: City of Tigard Planning Division CITY OF TIGARO STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 311) • Phone: (503)639-4111/Fax: (503)684-1297 MINOR LAND PARTITION [MLP)2001-00001 ➢ SUMMERS PARTITION < REQUEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. LOCATION: 11465 SW Pacific Highway; WCTM 2S103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information 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: FEBRUARY 22, 2001. 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: IJo-r -- gekiitc tC 7 T3 E i6L '.. GJ Atvty .. j,J d14, 7g)t I T B<6 �jIA) AmvA)C11 , Dia-v.01)19 YI, is sPor meis iou4rM,.i 'eos-rc of ,I c 1)3 7:47.16e, W A Me M2 (Please provide the folKowing information)Name of Person(sl Commenting: //Aft Phone Number[sl: ):3 5 • • REQUEST FOR COMMENTS CITY OFTIiGARD Community(DeveCopment SFiapingA Better Community RECEIVED PLANNING DATE: February 8,2001 TO: Nadine Smith,Advanced Planning Supervisor 21 2001 CITY OF TIGARD FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner fx 3111 Phone: (5031639-4111/Fax: (503(684-1291 MINOR LAND PARTITION MP)2001-00001 ➢ SUMMERS PARTITION .Q REQUEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011-square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. LOCATION: 11465 SW Pacific Highway; WCTM 2S103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information 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: FEBRUARY 22. 2001. 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 CHECKTHE.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: 014-/ CAD •e✓ h c 7‘ c-C_.—�✓J 77- -627 (Tease provide the foarowing information)Name of Persontsl Commenting: Phone Numbertsl: . ,... .,._ 9tAltk-i „0,4„..„ 3 GA-n0 .57 uLp dE I (0 5 SW FoNNC-7Z _- / C� n,in�kzl 9(..) V 7;44e 3 S4reaons& Si-ream hu��ers s _ ow onsob�'ecfsib • • •yi1 <y . ° � T .<... ....<. g . • « . 4.%:; * ! < ..:...' � " : b'14„:":£' Ye..• x .r..4._'• :g "-. : p 6•R It �qq � ® 4 . ' 4: ......, ,...N r q, •;1•:„.• .: * • , .•••,, .. • '. ...., n Y yN »• •";� ym Y p i j 6. f l:E D ., , $ i � ' , Y S ,." 74 r k A '.4 :.. :;$. : y t R < g w j"�: r 14 }y k w . . . : .::: _4 . , y�,i • •.: .4, , 4,i „ „...4 • .4.4_4. ...... ... ,.4. ..... .. ... .. : .,. .,. .....:. . ,:: i• i .„L..,, b w y� P'. i • „: : i„ ,,,., 4.....,, r ' . „,,,,,,: ,„ ,111.y4 v.:•-•-..•,• , •!:!tell, •,—:......-- •- . ....• .x x ,I..I.w.,vrIsfoti* 47H ."1 .. • ..,•,*4,,,,..„;•, • 4, ::. . 4,t. ,1:* ...i,1, .•'4 1*. ^may .��... 1 + -• • : w• !,‘,4 », 4..t.:<:... .. .. _r :>°a:..�. .,.•':, .., ,ya„ I ,�• ir.w '' ion,,,, 9„:x>', xl . • r_ I. '{., :«�:' .a... ..e. s�'r•a .a :1A4`4..., 3 .r $° •:g .kX•..:»� x.. 821 • • •yr' —•'y 4 ..r........1. :. >• •' i_° t e�6 ....; .... .. ....._. •k�. t �A \.>4, ,*:!iR i •• <;.xk :.. i. ”.7x< a _ r .g.Y <.k..1_ ° i 94 14y. T ..... 'f0.'# '1P:rt LL a, �. .. e. Vt. •gam, ^�.• 4 I a.;.... / \ 'i . ._: .R t > j' �* `���D•v \.,�' £xy ';<4 <w f #1.0 ,, I i '•, .L.1/413:I ..,1'... ... ,, l I •R /x v R b\ rt iC ?> 6 lii _ <^ !,^ <+4r„ T°.MY£r•4i # >S. f '1::T,0 ,, �R` '.• "�° lip .. �< exJ. Y R�` ':b • k: ;Rq 'bo�`. "'''.• • J, r ; TA q 4,k,‘„,. ° s ' y :Ep, y . " ,r•.'a.... s1M' . :.: ... 4 r < si e • • • • ^x7 i I :<' g;M r i r T y , r �x n D t i . � b . fi.. b 2 �Cp p. : k' * ,N ,.0. ''',,l.'!;\ • -. i I r R a • ii • ■ W�� ;/ Ea SW ER": i--2 II //:, CV -u7 r-Nor .11 ip• / / if*/ /- ----ST -<z ) / \ 1 L / 1 74-4 71 la / APAIIII r r _ s. y 110 R--7 &lei _ T 4 1 U ., pi' .. .. NIIPF . i . - 17,,,,,1„4 R.. ti 1 1 *1St .' 0 0 1 . . fill 11110111111......- . 1W + lbo - co°I - c.a5 c.-e 6 --zYo !\ y�uuo� (Y) )A719.\l na aF 7 CI atC ?J ■1*-- /kfadN )1Q \-Y)02 1-- 5s a?7- 1\` cicki eno,J,A, 0aA.A a-2`V -�CY1 --(-► 4-vawo.o N7 N y yaks?-).?t:\AI. h�7(1 2)/d ?SO PO ,ko \ ,}V 7? _ 2a-0 _51002 ? z71, 1)?-00\\A `. e-)■;) S S -! !►; REQUEST FOR S CITY OF TIGARD 2001 community(Ueve1arpn:cnt. FE8 0 eEgVIC�s Shaptn8/T(Better(',omrr.muruty OAR: February 802001 AND U5 &TRPKSPORTPTIO� TO: Steno Conway,�Washington county Department of Land Use a Transportation FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheldegger,Assistant Planner Ix 3171 Phone: (5031689.4171/Fax: (5081684-7291 • MINOR LAND PARTITION MP]2001-00001 SUMMERS PARTITION Q R UEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three__ 1os-fer.,d4tached single-family residences. The existing dwelling is to remain. LOCATION: 11465 (W) Pacific HighwayWCTM 25103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4 _zot�u�g�is rict is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information 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, SINE NEED YOUR COMMENTS BACK BY: EEBR1!ARY 2, 2011. You may use the space provided below or attach a separate letter to return your comments. Jf you are unable to .espond 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 F'OLLOWI'NG1TEMS.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: 9 14 • 6.-.61 ■ r d.,. • cam. _ ✓d Sitf) - P /4e- ('(ease prcrvirie the f llOwing information)Name Of Persontsl Commenting: • 1 ea 1 J b0'20:3Jdd • L62Lb89�20"S:o umberlS]: 8062-9i:0-20S Ael3S n130 ONd1 OJHSHM:WQ d 90:T T TO t T-83d • • WASHINGTON COUNTY DEPARTMENT OF LAND USE AND TRANSPORTATION LAND DEVELOPMENT SERVICES DIVISION 155 N. i'IRST ST'., #350-13 • HI1I.SBORO, OR 97124 PHONE: (503) 816-8761 • FAX: (503) 846.2908 WWW.CO.WASHINGION.OR.US FACSIMILE TRANSMITTAL SHEET To: ,vl I "`.�'�-i FAX NUMBER: : U 17 .6 8 � 72 1 7... PHONE: FROM: Fit; 1 get,4.7 — --PHONE: __ DATE: // "/C)( • TOTAL NO. OF PAGES INCLUDING COVER: 51 If all pages do not arrive In legible form, please contact us by telephone at(503) 846-8761. RE: ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE ❑ AS REQUESTED NOTES/COMMENTS: 170 TO:391:1c1 L62L178920S:01 8062-9178-205 Ael3S (30 0•ti1 00HStiM:W021d 90:TT TO bT-83d • • • REQUEST FOR COMMENTS CITY OFTIGARD Community DeveCopment Shaping Better Community • DATE: February 8,2001 TO: ohn Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: City of Tigard Planning Division FEB 0 9 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 311) CITY OF TIGARD Phone: (5031639-4111/Fax: (5031684-1291 MINOR LAND PARTITION[MLPI 2001-00001 _ ➢ SUMMERS PARTITION < REQUEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. LOCATION: 11465 SW Pacific Highway; WCTM 2S103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information 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: FEBRUARY 22. 2001. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING;ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (BCease provide the folTowing information)Name of Person(s)Commenting: tb4, Phone Number(sl: • • A. REQUEST FOR COMMENTS c;OF TIGARD Community Deve(opment Shaping Better Community DATE: February 8,2001 RECEIVED PLANNING TO: lim Wolf,Tigard Police Department Crime Prevention Officer FEB 0 9 2001 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner fx 3171 Phone: 15031639-4171/Fax: (503)684-7297 MINOR LAND PARTITION (MLR 2001-00001 > SUMMERS PARTITION < _ REQUEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. LOCATION: 11465 SW Pacific Highway; WCTM 2S103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information 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: FEBRUARY 22, 2001. 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,,th'e Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. A • PL SE CHECK THE FOLLOWING ITEMS THAT APPLY: ' We have reviewed the proposal and have no objections to it. Please contact of our office. — Please refer to the enclosed letter. Written comments provided below: • (Please provide the fo&Towing information)Name of Person(s)Commenting: jJo,T Phone Number(s): '11#0 . • • 4 REQUEST FOR COMMENTS CI TIIGARD Community(Development Shaping A Better Community DATE: February 8,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner lx 3171 Phone: 15031639-4111/Fax: 15031684-7291 MINOR LAND PARTITION(MLPI 2001-00001 ➢ SUMMERS PARTITION < REQUEST: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. LOCATION: 11465 SW • Pacific Highway; WCTM 2S103AC, Tax Lot 1100. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information 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: FEBRUARY 22. 2001. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: (Please provide the folfinving information)Name of Personlsl Commenting: Phone Numher[sl: - 1. , CITY• TIGARD REQUEST FOR CON NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS Z <e xFILE NO(S).:_ / a �� - FILE NAME(S): S CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: RCentral ❑East ❑South ❑West QProposal Descrip.in Library CIT Book CITY OFFICES LX'LONG RANGE PLANNING/Nadine Smith,Supervisor _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. �POLICE DEPT./Jim Walt,Crime Prevention Officer NZI-BUILDING DIVISION/Gary Lampella,Building Official (-1)--ENGINEERING DEPT./Brian Rager,Dvlpmnt Review Engineer de WATER DEPT./Michael Miller,Utilities Manager _CITY ADMINISTRATION/Cathy Wheatley,City Recorder `OPERATIONS DEPT./John Roy,Property Manager OPERATIONS DEPT./Matt Stine,Urban Forester ✓PLANNER-TIME TO POST PROJECT SITE! ' SPECIAL DISTRICTS- � . _TUAL.HILLS PARK&REC.DIST.4fla TUALATIN VALLEY FIRE&RESCUE * _TUALATIN VALLEY WATER DISTRICT * UNIFIED SWRGE.AGENCY * Planning Manager - Fire Marshall Administrative Office Julia Huffman/SWM Program 15701 SW Walker Road Washington County Fire District PO Box 145 155 N.First Street Beaverton,OR 91006 (place in pick-up box) Beaverton.OR 97015 Hillsboro,OR 91124 .. LOCAL'AND STATE JURISDICTIONS:;:::-.: s- :: - :. :..^ '"-'' .-:,.... CITY OF BEAVERTON * _ CITY OF TUALATIN I _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street NE Irish Bunnell,Develapment 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.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager • Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Carol Hall,Data Resource Center(zCA) US ARMY CORPS.OF ENG. . Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP_333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA20A) Larry French(Comp.Plan Amenanterds only) PO Box 2946 _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager _ C.D.Manager,Growth Managemereservices 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 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Anne LaMountain(IGAA,RB) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review coordinator _Phil Healy(IGAIURB) David Knowles,Planning Bureau Dv. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(General Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(CPA/zMA).st. 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)MS 15 Portland,OR 97204 • _Doria Mateja(ZCA)his 14 _ODOT,REGION 1 -DISTRICT 2A sit Jane Estes,Permit Specaast • 5440 SW Westgate Drive,Suite 350 h:\patty\masters\Request For Comments Notification List 2.doc (Revised: 30-Nov-0O) Portland,OR 97221-2414 ' UTILITY:PROVIDERS AND.SPECIAL AGENCIES::..,; , .�:`' ",,-. �,: ', :, . .-., PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Buffington Northem/Santa Fe RIR 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(Annexatbns only) Pat McGann • (lrPmlect is within v Mae of Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,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 _VERIZON _ QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer Ken Perdue,Engineering Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE(Apps.E.ofHallN.oteew) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 350,0 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006-5152 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 Is Responsible For Indicating Parties To Notify). PLAAJAJ/AJ& Sacr<ErnARy MATRIA LS A, AFFIDAVIT OF MAILING TY'O I`'' CITY OF TIGARD Community Development Shaping Better Community • STATE OE oEGoW ) County of Washington )ss. City of Tigard ) I, Patricia L. Lunsforc<, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist//for the City of'igarcl,'Washington County, Oregon and that I served the following: • (Cry Aavol»e Box(s)Be,) © NOTICE OF DECISION FOR: MLP2001-00001/SUMMERS PARTITION 0 AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B",and by reference made a part hereof, on March 14,2001,and deposited in the United States Mail on March 14,2001, postage prepaid. / ,L • j , V4/ (Person t-.t Prepared ■1 otice )s Subscribed and sworn/affirmed before me on the 3day of , 2001. i • X1`4".: OFFICIAL SEAL . 1:' 7 ° DIANE at JELDERKS`, NOTARY PUBLIC-ORE GON N ' 11011 PB C OF OR U COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 My Commission Exp f 7 A. • NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00001 CITY OF TIGARD SUMMERS PARTITION Community(Deve[opment Shaping Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SUMMERS PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00001 PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. APPLICANT: Valda Summers 806 Officers Row Vancouver, WA 98661 OWNER: Thomas C, Phelan 4504 Grant Street Vancouver, WA 98660 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 11465 SW Fonner Street; WCTM 2S103AC, Tax Lot 1100. PROPOSED PARCEL 1: 12,708 Square Feet. PROPOSED PARCEL 2: 10,982 Square Feet. • PROPOSED PARCEL 3: 7,966 Square Feet. APPLICABLE REVIEW Community Development Code Chapters 18.390 (Decision-Making Procedures); CRITERIA: 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards)18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 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 MLP2001-00001/SUMMERS PARTITION PAGE 1 OF 14 • . CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit the following to the Planning Department (Mathew Scheidegger 639-4171 x317) for review and approval: 1. Provide evidence that a reciprocal easement to ensure access and maintenance rights has been recorded with the approved partition map. 2. Submit legal evidence in the form of a deed, easement or contract to establish the joint use of the proposed access for the proposed parcels, and adjacent parcels to the east. 3. Record the sensitive land portion of parcels#2 and #3 as an open space easement. 4. Submit a plan showing all trees greater than 12-inches in diameter, which trees will be removed, which trees will be saved, an arborist report and evidence that an open space easement has been recorded for the sensitive area that in addition states that no disturbance will occur within the tract. 5. Submit evidence that there will be no obstructions within the visual clearance area according to Chapter 18.795 of the Tigard Development Code. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 7. A public improvement permit and Compliance Agreement is required for this project to cover the extension of the public sanitary sewer line and any other work in the public right-of-way. Five (5) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant topublic improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 8. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the Compliance Agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 9. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. (STAFF CONTACT: Kit Church, Engineering). 10. The final plat shall show a right-of-way dedication for SW Fonner Street to provide 30 feet north of centerline. 11. Prior to approval of the final plat, the applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Fonner Street adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 2 OF 14 • • 12. A.Joint Use and Maintenance Agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 13. The applicant's construction plans shall show a main line extension of the 8-inch public sanitary sewer line, currently located in SW Fonner Street. The new line extension shall be located within the joint driveway and shall extend far enough north to where laterals for both parcels can be provided in accordance with USA's Design and Construction Standards. 14. Prier to approval of the final plat, the applicant shall submit their proposal for the storm drainage disposal system for Parcels 2 and 3 to the Building Division and Engineering Department. If the infiltration system is not approved by the City, the applicant must .provide an alternate conveyance system. One feasible option would be to convey the stormwater to the north into the open drainagewa . In order to obtain approval for this option, the applicant would need to acquire Sensitive Lands and Water Resources Overlay approvals through the Planning Division. 15. The applicant shall either place the existing overhead utility lines along SW Fonner Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,163.00 and it shall be paid prior to approval of the final plat. 16. 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. 17. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW Fonner Street shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2), that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. 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: 18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 19. Prior to issuance of the building permits, the applicant shall complete the required public improvements and obtain approval from the City. 20. Prior to issuance of the building permit for Parcels 2 and 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by USA). NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 3 OF 14 • • 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 City of Tigard. The property is designated Low Density Residential on the Tigard Comprehensive Plan Map. The property was part of the Walnut Island Annexation in 1999. No other land-use approvals were found to be on file in the City's records. Site Information and Proposal Descriptions The subject property is approximately 36,011 square feet. The site has approximately 115.13 feet of frontage on SW Fonner Street. The owner is proposing a three-parcel partition as indicated on the proposed partition plat. Parcel #1 (12,708 square feet) Parcel #2 (10,982 square feet) and Parcel #3 (7,966 square feet). A residential structure exists on Parcel #1, which is proposed to remain. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. One (1) letter was received addressing the land partition. The concerns in the response addressed access and how it would effect the adjacent properties to the east. Staff Response: The applicant is proposing joint access between the proposed parcels of this partition and the developed parcels to the east through a joint access easement. Parcel #1 of the proposed partition will also take access off of the proposed 20-foot joint access. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). 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 under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction at which time the appropriate review authority will insure • that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 4 OF 14 • • The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-4.5 zoning district is 50 feet. The smallest of the lots has a minimum width of 57 feet. Therefore, this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet. The proposed partition creates three (3) lots that are 12,708, 10,982 and 7,966 square feet 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 each lot will have frontage onto a public right-of-way. Parcel #1 has 115.13 feet of frontage onto SW Fonner Street, Parcel #2 and #3 share a 30-foot wide access easement which connects to SW Fonner Street. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing dwelling on Parcel #1 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. The applicant has proposed that the front yards of the flag lots will be oriented toward the east property line with minimum 10-foot side yard setbacks. Therefore,this standard has been satisfied. 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. Screening along the access drive and the adjoining property is not possible because of shared access drive. Therefore, this standard does not apply. 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 are reviewed at time of development. This criterion shall be addressed at that time. 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 applicant is proposing a common drive for all three (3) lots as well as adjoining properties to the east. Therefore, the applicant will need to provide evidence that a reciprocal easement to ensure access and maintenance rights has been recorded with the approved partition map. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under 18.705 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. i 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. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 5 OF 14 • • . 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, the Land partition standards have not been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Provide evidence that a reciprocal easement to ensure access and maintenance rights has been recorded with the approved partition map. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 - (Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Minimum Lot Size - Detached unit 7,500 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width - Detached unit lots 50 ft. - Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage Minimum Setbacks - Front yard 20 ft. -Side facing street on corner&through lots 15 ft. -Side yard 5 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district - -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage indudes all buildings and impervious surfaces. * Multiple-family dwelling unit ** Single-family dwelling unit A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes of 12,708, 10,982 and 7,966 square feet meet this standard. Parcel #1 is developed with an existing single- family structure with a detached garage that is approximately 39 feet from the front property line. The home itself has a front yard setback of 70 feet and side yard setbacks of a minimum 10 feet, which meets the setback standards of the R4.5 zoning district. Setback standards, including the 10-foot side yard setbacks required by 18.740.050.4.A. will apply to all future development of the proposed lots. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 6 OF 14 • • FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. Access, Egress and Circulation (18.705): Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition, the following provisions are applicable. 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: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant is proposing joint access with the property owners to the east of the subject parcel. Therefore, the applicant will be required to submit legal evidence in the form of a deed, easement or contract to establish the joint use. The shared access must have a combined width of 20 feet and a minimum paved width of 20 feet per Table 18.705.1. 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 approve by the City for public use and shall be maintained at the required standards on a continuous basis. All three (3) parcels will have access onto SW Fonner Street. Therefore, this standard has been met. 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. • According to comments submitted by Engineering staff, additional traffic at this location and the expansion of the existing access will not create or increase a hazardous condition. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. FINDING: Based on the analysis above, the Access, Egress and Circulation Standards have not been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Submit legal evidence in the form of a deed, easement or contract to establish the joint use of the proposed access for the proposed parcels, and adjacent parcels to the east. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 7 OF 14 • • d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. The total square footage of the subject property is 36,011 square feet. However, the square footage of Parcel #1 is subtracted from the calculation because it has a pre-existing single-family dwelling. The proposed parcel #2 and #3 both have sensitive lands toward the rear of the property. The applicant has included the sensitive land area as park of the total square footage of the lot. Therefore, the minimum density for this property is based on Parcel #2 and #3 of 18,948 square feet. The minimum density for the parcel is two (2) units; the maximum density is two (2) units provided that the applicant records the sensitive lands portion of parcels #2 and #3 as an open space easement. FINDING: Based on the analysis above, the Density Computation Standards have not been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Record the sensitive land portion of parcels #2 and #3 as an open space easement. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that the removal of trees is likely and has also indicated that a large portion of Parcel #2 and #3 which has been identified as "Sensitive Land" will be protected within an open space easement. However, no removal or protection plan prepared by a certified arborist has been submitted. Therefore, the applicant will be conditioned to submit a plan showing all trees greater than 12-inches in diameter, which trees will be removed, which trees will be saved, an arborist report and evidence that an open space easement has been recorded for the sensitive area that, in addition, states that no disturbance will occur within the easement: FINDING: Based on the analysis above, the Tree Removal Standards have not been met. Staff finds it is possible for the standards to be met if the condition listed below is satisfied: CONDITION: Submit a plan showing all trees greater than 12-inches in diameter, which trees will be removed,.which trees will be saved, an arborist report and evidence that an open space tract has been recorded for the sensitive area that in addition states that no disturbance will occur within the tract. 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 NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 8 OF 14 . • 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. The site plan shows a 36-inch Douglas Fir located within the visual clearance area. Therefore, the applicant will be required to submit a plan that shows either the tree removed and included in the required tree mitigation plan or the tree branches trimmed to a height of 8 feet. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have not been met. If the applicant meets the condition below, the standards will be satisfied: CONDITION: Submit evidence that there will be no obstructions within the visual clearance area according to Chapter 18.795 of the Tigard Development Code. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a minor collector street to have a 30 right-of-way width and 40-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 Fonner Street, which is classified as a minor collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW north of centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW on the final plat to provide 30 feet from centerline. SW Fonner Street is currently paved, but not improved to meet the current City standard. TMC Section 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, Section 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, Section 18.810.030(A)(1)(e) states thatya guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff, therefore, recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 9 OF 14 • • • ♦ A parallel access street along the arterial or major collector; ♦ Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; ♦ Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or ♦ Other treatment suitable to meet the objectives of this subsection; ♦ If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant is proposing to serve all three (3) parcels with one rivate driveway, which is also shared with the neighbor to the east. This plan is acceptable and p will meet the provision of Section 18.810.030.P. The applicant will need to construct the driveway entrance to meet the current City standard for an approach onto a roadway with no curbs. A Street Opening Permit will be required for this work. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By entering into the street improvement agreement for the future improvement of SW Fonner Street, this provision is met. 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 is an existing 8-inch public sanitary sewer line that terminates at the eastern boundary of this site. The applicant must provide service laterals from a main line to each parcel. Because of the length of the driveway needed to reach Parcels#2 and #3, private sewer laterals to these parcels would be prohibited by USA s standards. The applicant should construct a public sanitary sewer line within the driveway and provide two laterals to each new lot. In addition, if the existing home is not currently connected to the public sewer, the applicant should provide that connection as well. 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). There are no areas upstream of this development that will contribute runoff through this site. The applicant plans to convey the runoff generated by the two new homes northerly into soakage trenches. See the next section for more discussion. 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 NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 10 OF 14 • • 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. The additional impervious area created by the two new lots is not significant enough to require onsite detention. A fee in-lieu of onsite detention will be adequate and will be collected as a part of the building permit fees. The applicant states in their narrative that they propose to convey the runoff from the new homes into "soakage trenches", which are a type of infiltration system. The City typically does not approve of infiltration systems due to the high clay content in the surrounding soils. The applicant states that they would like an opportunity to present a design option to the City and show how such a system could work on this site. The applicant will be required to submit their proposal to the Engineering Department and Building Division prior to approval of the final plat. If the infiltration system option is not approved, then the applicant must convey their water northerly into the drainage area. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ♦ The developer shall make all necessary arrangements with the serving utility to provide the underground services; ♦ The City reserves the right to approve location of all surface mounted facilities; ♦ All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and ♦ Stubs' for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 11 OF 14 • • 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 existing overhead utility lines along the frontage of SW Fonner Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 115 lineal feet; therefore the fee would be $3,163.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides water service in this area. There is an existing public water line located in SW Fonner Street that can serve the new parcels. Water services can be acquired when the homes are constructed. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards adopted by Resolution and Order No. 00-7) which require the construction of on-site water qua ity facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The USA standards allow exceptions in cases of small developments, such as residential partitions. It is not practical to require an onsite treatment facility in this case. The applicant will therefore be required to pay the fee in-lieu of providing an onsite water quality facility. 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. Any grading for the construction of the new homes would need to be reflected on site plans that are submitted as a part of the building permit applications. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: ♦ GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 12 OF 14 • • SECTION VI. OTHER STAFF COMMENTS City of Tigard Building Division has reviewed the proposal and offered the following comments: ♦ Private drive scales out at 14 feet, minimum is 15 feet. ♦ Turnaround shall be approved by the fire department. • • Provide a fire hydrant within 500 feet of the most remote portion of the parcel. City of Tigard Advanced Planning Division has reviewed the proposal and offered the following comments: ♦ The proposal does not address Title 3 requirements. Staff Response: A wetland delineation has been provided and has been taken in consideration with this application. City of Tigard Operations Department has reviewed the proposal and offered the following comments: • Water service to be from SW Fonner Street. Water meters to be located in public right-of-way or a public utility easement on SW Fonner Street. Developer is responsible for all relocation costs of existing water meter. City of Tigard Police Department has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Unified Sewerage Agency comments have been discussed above under Public facility concerns. Washington County Department of Land Use and Transportation has reviewed the proposal and has no objections to it. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was 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 MARCH 14, 2001 AND BECOMES EFFECTIVE ON MARCH 29, 2001 UNLESS AN APPEAL IS FILED. AppLee 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. NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 13 OF 14 • • 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 MARCH 28, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. /_ ✓�_�,8/ , _ , March 14, 2001 APPROV 0 B . v at ew Scheid-•g DATE Assistant Planner i/curpin/mathew/mlp/mIp2001-00001.dec NOTICE OF DECISION MLP2001-00001/SUMMERS PARTITION PAGE 14 OF 14 uJ r w CITY of TIGARD . Q GEOGRAPNIO INFORMATION SYSTEM ANN huhVICINITY MAP IIsT r, , x 41 W !, 41111111111T I M192001 -00001 .h .WALNUT-ST-, 111111 mVP� SUMMERS ■SW BAMBI LN ,/ PARTITION \ ,CN1 . ° Jr OL S— 1--mpr INT2 ** iportEi cn / III SITE ,7 CARMEN ST ` I .—a / \ - , _ --: /AR 0-11 i T 0 111,41 IMO*ER • I'W1 __107 0 100 200 300 400 500 Feet,_,..„,, rI I t �svikwid, A 2 r �� , Ci of Ti and r IY g.:.,,,,,,,,,„ • D 2�OW m♦ • • In(ormetion on this map is for general location only and WAIPP should be verified with the Development Services Division. $11111W 13125 Tigard,SW Hall Blvd • Tigard,SW Hall Blv �P��� , . ht :l SAvww ci gti erd'or.us OS e Community Development Plot date: Feb 7,2001;C:\magic\MAGIC03.APR • • _____:___<-:-.<::::."...2:::- ,,,,,tri'. •".,... •1%.,___-- ....-7-.-_:-...:-. -.::'.•:*:;•:.:..:._.. -4.• ,... . _-:::•1:-.7.:.:::-.-4.-4 .-: •.. 'I'',..'''--:.."-;.:"7:••... .f.7•P''''' _...- ..1-5:;-•-•••- ,--4„,,,,:..7.:...••••.:':-...-..-'... : . .!.----7.... . ,.../. 009.1'PAUL IA IC.G.L A \ \ i #,.-......_. ::.:-...:7 . : .' "•":....-7- .".r.7"..- 1.''...‘....".:':':' .•-:.-'1 E. 0 .0 .., . , . s.>":"?...,;;;;:i4:,/,:?:-.:.-.:::-.:::::::::. ..,s•."-----.:•--.•.,..-2-...ill.:."-,;.1';,?.-•.".:....'...:::,'.:::-..l..,,:' ,z ---- ii i i -2 ..=. (1.• I .%1 1:::',":.,;*;:;:':/,1 '.::, •-.-::::....::::::9.77::::."- ":::..:..,;;.....; LEGERP'''' . ' .— it 3 It) 1.v. i • ,..-.y......,....... ..:::,.". .,".._....." .1;:r..'.' :.,.... X,.•. :;....--. 1 ''''''„,„„„„— . . ' . ': st, , .:/.....,..,,:....,.• .. '..". ,,,--".....1.>... .,..::;?j-,..„ ..< ) -,..,. 2 ir t L • • •.• • • • ;.:;://..:',./0: '.1.1'. 'rk:.:•';:..'•:.::-./;;;;;./.. . _.... • I . . ' • 2 , n .•..- .. . "........//. A.'.•••,..• 1 ..1 •..->-'--"...'••• -• . •., / .d „, /••••.' . •• d ..- •,•-•,,k,<.••:-.---..:••,, • • ••••. / • ......./ ,..: - 1 . . . . .... . . '...:•/ .- ••••,..11:•-•-•...."......:,-. -- .-.-• •••' ' ---- - . . ., • .t __ . 1 .. „1.:•,..`/..0411'•-•'• '•.-- •— ' -I • 71.- • 1-.'..:1 ..., /7- 7 . " ir .", • ,ti . • t., . • rim....m. , • • r..../././ /.../././ - .-- •• ../ it 1. ',.. / . • 1 • !' ,:11•••.•:.. • ii,! 1 0. g 11 - ,. ,,,, %. E 71 . .' /—tav l . t...). , • A .. 4 •0 I:. •`V—; i ," :.. ti:a I i. .' •. jil:...'". :..:• ir, /,',/ • - .F'i.11 . _ -1 't E.'' tt.I 7 ,S' ;tell: . . • 9( . . • I- I :I ■, .. ..•/..•I • .. '. •. i: '. : n ■ i. . . 15. i ..474°.• .,'11g.L ''' .•1' :' • .I.' .•li'' tir .•• I , .. f It '....1..:4.....t. 1 ... ..• v•... .,.. ' ' - ' .41 .• :t61'• • , 4 14. 1 I . :., t, .• ,. ..]:::...... • 41/ , •.,:,,,, •. 0.0 /./ r-44,-..,„ ..... , - • ; . . . .•in, ti ,.•••• IlL i.Vttl -:.L4T L 1 / i 1 I'''.`7\,. Ni ' • ../I ,. W- .,4- '"''''''' 2 . . V t• 4 - L,--- , i • _______ i : 1 .,4,.r• . . . ......„ - , •- ...... - • e is--. ,-.1--.?•„,( 1!,fikt -/-—-- _..4/..--....,-;---• -,---\ • .r •' •. •.' ;,,,,aa'. ;TimriNA,,.--siz--Zwlw . .,...,_,_._.---— -7. - .—'7 .....,.. 1.......; • , `4Fittfittit,„11‘1 ` ,4*- L:::_. .' \-,.._:. % ..;)1S?•;''. • .. - ="1-==.;.. -. . ,.".A.,..-t.- -77-,4.7.--„-'7-- " ... -. ---•—• / r.„_._.,, ;;:a... °N IR 111..' .. ...■-..-.. .,,.. ..■■-■■■•■-• ) 1 ,.•..,;.;_) f A•tcr 1.7.11C77 1::C 67AUY'ZT. ..L.../1/4 c/1:}7: * . A CITY OF TIGARD t , , N CITY Of TIGARD SITE PLAN S U MM I-M PE2R°S°PARTITION i -000 0 I • (Map is not to scale) • • E rBIT B Valda Summers MLP2001-00001 806 Officers Row SUMMERS PARTITION Vancouver, WA 98661 Thomas C. Phelan 4504 Grant Street Vancouver, WA 98660 Leonard & Julie Greco 11441 SW Fonner St. Tigard, OR 97223 • • A . ., .. AFFIDAVIT OF MAILING ''n Cm OF nGARD Community Development • Slrapingf Better Community • STATE Of oEGoN ) 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 ofTgard, Washington County, Oregon and that I served the following: • (check nawoa aze Box(s)Below) © NOTICE OF DECISION FOR: MLP2001-00001/SUMMERS PARTITION 0 AMENDED NOTICE (Fite No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked EXhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exh-ibit'B",and by reference made a part hereof, on March 14,2001,and deposited in the United States Mail on March 14,2001, postage prepaid. /L,� ' /1r ..-R� • (Person that Pr=oared Notice) / Subscribed and sworn/affirmed before me on the 3t-- day of • .---f , 2001.c7 •OFFICIAL SEAL L . 4!......t ' /�1 // ►-:;- DIANE M JELDERKS ''`•;; NOTARY PUBLIC-OREGON COMMISSION �8 My Commission Epo 0 MY COMMISSIO EXPIRES S07, 2(X1? • • EXHIBIT A NOTICE OF TYPE II DECISION • MINOR LAND PARTITION (MLP) 2001-00001 rR �tA CITY OF TI©ARD SUMMERS PARTITION Community�DeveCopment ShapingA Better Community 120 DAYS = 6/5/2001 SECTION I. APPLICATION SUMMARY FILE NAME: SUMMERS PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00001 PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. APPLICANT: Valda Summers 806 Officers Row Vancouver, WA 98661 OWNER: Thomas C, Phelan 4504 Grant Street Vancouver, WA 98660 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 11465 SW Fonner Street; WCTM 2S103AC, Tax Lot 1100. PROPOSED PARCEL 1: 12,708 Square Feet. PROPOSED PARCEL 2: 10,982 Square Feet. PROPOSED PARCEL 3: 7,966 Square Feet. 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); 18.725 (Environmental Performance Standards)18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 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. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. 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 MARCH 14, 2001 AND BECOMES EFFECTIVE ON MARCH 29, 2001 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MARCH 28, 2001. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ,,, --_ , IJ ' ._ —_ _ ' I I VICINITY MAP ---- ; 14- - , - - -1 _ 1,L__________i__I___I MLP200I-00001 I 1---- ; , ,-i�WALNUT-ST-, r - —T- —1 , -___�_ /I/l �j L�--^ I I41II e --• Ti Rrq -_- , SITE I i —-CARMEN _ g7 \ _I •e__— . __— Or 1 ,—H________7----.---5 z 011 r I ° r$ 1 N I — –--- --- -4 ,,,4 T lir er __DERRY-- ��� _ J ,uaill t =Z' �-_. 1J — 1 I Cary of Tigard - / C m \ .� I ====== --/: -//- ",„ :, .; . - i ,.;,-1- � i n . , II `i , , r , I _� �I i i _ �y ..,_ 01 Ir ! -© ?t I .ill I ) if i , ! ‘i i /_ � �IIi Lh tw rc,.AaeR n.t. r e'.. .s oW/urlrJGC uh.■ r e taNr; -'- -- PAKTR!CAI LAYWT pf WLYIP( LI cxj-r 4" CITY OF TIGARD t MLP200 I-00001 SITE PLAN N SUMMERS PARTITION (Map Is not to scale) • •QS103AC-047.90 2S103AC-03700 EXHIBIT ABEYTA JAMES A&IRENE I BOROK DAVID AND JULIE JANET 12501 SW 114TH TER 12532 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-02101 2S 103BD-06300 ARGUS GROUP LLC BOX DAVID&RHONDA PO BOX 11370 12648 SW 116TH AVE PORTLAND,OR 97211 TIGARD,OR 97223 2S 103BD-06500 2S 103AC-03600 ARIFIN LESLIE P& BROWN IAN A&MARIAN R TEE MAY H 12512 SW 114TH TERR 12610 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S103BD-05000 2S103AC-06200 ARNDT STEPHEN M&LOUISE S BURGESS JAMES F&.MARY B 12555 SW 116TH AVE 11350 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 1038 D-07400 2S 103AC-05500 BARLOW LEWIS R&NANCY J BURK RICK R 12575 SW 115TH AVE 12687 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-07200 2S 103AC-04000 BAYLEY GLEN M&LAURIE M BURNS RUSSELL L&LORRAINE H , 12517 SW 115TH AVE 12590 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06700 2S 103AC-06100 BILODEAU DOUGLAS J& CALHOUN CYNTHIA L NICOLE S 11340 SW FONNER 12899 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06000 2S 103BD-00200 BLAZER HOMES INC CAPPOEN RAYMOND J PO BOX 1714 SUZANNE LAKE OSWEGO,OR 97035 11710 SW WALNUT ST TIGARD,OR 97223 2S103BD-07600 2S103AC-05300 BOECK MARK G&CATHERINE L CONNELL JAMES J 12621 SW 115TH AVE 12731 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-06100 2S 103B D-02100 BONN JAMES P& COPELAND MAUREEN T(TERRI) HENDERSON PENNY J 11805 SW CARMEN 12712 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • 1S103BD-07300 2S103AC-02600 • CUTLER ERIC J&LISA A GIANOLA JEFFREY W&SHANNON L 12557 SW 115TH AVE 11550 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-05100 2S 103AC-04300 DAHLEN MARK S GOETZ JEANNE 12775 SW 113TH PL 12758 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00204 2S 103AC-06400 - DUNG KEVIN K GRECO LEONARD R 509 SW SUTHERLAND WAY 8151 SIMMS SL ALOHA,OR 97006 ARVADA,CO 80005 2S 103AC-04100 2S 103AC-06300 DURFEE MICHAEL D AND GRECO LEONARD R&JULIE M BUTTERFIELD MELISSA 11441 SW FONNER ST 12612 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103BD-06700 2S103BD-08100 DUYCK MICHAEL R&ANN I HARDIN PAUL S&KATHLEEN 12562 SW 116TH AVE 12514 SW 115TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00600 2S 103B D-05900 EMME LARRY M HARFIELD LEE R&MARY K 11221 SW FONNER ST 12720 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-02400 2S 103BD-06000 FILLER DAVID E&MARY C HAYDEN DARRON R&WENDY . 11500 SW FONNER ST 12716 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 103AC-05000 2S 103AC-05400 FRANK CRAIG E&LORI A HELLHAKE FRANK J& 12797 SW 113TH PL TALBERT SHELLEY A TIGARD,OR 97223 12709 SW 113TH PL TIGARD,OR 97223 2S 103AC-05200 2S 103BD-05500 GARNER DANNY A&KAREN E HERBST JAMES A&NANCY H 12753 SW 113TH PL 12679 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 103BD-06200 2S 103AC-02200 GENIUCH RONALD W&EDITH M HOLMES ROBERT W 12664 SW 116TH AVE PO BOX 1924 TIGARD,OR 97223 KINGSTON,WA 98346 0 •2S103AC-05900 2S103BD-10 HUMBOLT CREEK ESTATES OWNERS OF HUNT WOODLAND LLC LOTS 3-6 4351 S ULLEN BLVD PO BOX 434 PORT N ,OR 97221 LAKE OSWEGO,OR 97034 2S 103BD-09600 2S 103BD-1 0 HUNTERS WOODLAND LLC HUNT WOODLAND LLC 4351 SW CULLEN BLVD 4351 S ULLEN BLVD PORTLAND,OR 97221 PORT N ,OR 97221 2S 103BD-089 2S 103BD-1 00 , HUN OODLAND LLC HUNT R WOODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N ,OR 97221 PORT ,OR 97221 2S 103B0-09000 2S 103BD-10000 HUNTE S OODLAND LLC HUNT R OODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N OR 97221 PORT ,OR 97221 2S103BD-09100 2S103BD-0 0 HUNTS OODLAND LLC HUNT S WOODLAND LLC 4351 SW LEN BLVD 4351 CULLEN BLVD PORTLA D,OR 97221 POR ,OR 97221 2S103 D-0 400 2S103 -10 0 HUNT WOODLAND LLC HUNTS WOODLAND LLC 4351 S CULLEN BLVD 4351 S ULLEN BLVD PORT N ,OR 97221 PORT ND,OR 97221 2S 103BD-09200 2S 103AC-07300 HUNTE S OODLAND LLC K&W DEVELOPMENT INC 4351 SW ULLEN BLVD 9155 SW RAMBLER LANE PORTLA , R 97221 PORTLAND,OR 97223 2S103BD-09 0 2S103BD-02200 HUNTE WOODLAND LLC KARLSON E J V I 4351 SW LLEN BLVD 11765 SW CARMEN ST PORTLA D,OR 97221 TIGARD,OR 97223 2S103BD-0 700 2S103BD-04000 HUNT WOODLAND LLC KAWASAKI NOBUO SHARON LE 4351 S CULLEN BLVD 5750 E HILLCREST DR PORT N OR 97221 PORT ORCHARD,WA 98366 2S1036D-0 00 2S103BD-06400 HUNT WOODLAND LLC • KNAPPICH THOMAS R&CAROL A 4351 S ULLEN BLVD 12626 SW 116TH AVE PORTLA OR 97221 TIGARD,OR 97223 • • '2S 103BD-05:00 2S 103AC-01300 KYRISS RICHARD B&CONSTANCE L OAK RICKY J&BARBARA T 12703 SW 116TH AVE 11245 SW FONNER ST TIGARD,OR 97224 TIGARD,OR 97223 2S 103BD-06800 2S 103B D-05200 LEE SIU KHENG U&KEVIN OLSEN TOM E&DENISE E 12548 SW 116TH 12615 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-04200 2S 103AC-00900 LIBERT SCOTT A AND CYNTHIA M PARISH FRED C&LORETA ARANT TR 12636 SW 114TH TERRACE 11385 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-05800 2S 103AC-01 • LIDAY GARRY&LOUISE A PARI F' D C&LORETA ARANT TR 12621 SW 113TH PL 11385 FONNER ST TIGARD,OR 97223 TIG D, wR 97223 2S 103BD-07700 2S 103B D-05300 LUONG PHIET&LE TERESA PFEIFER JEFF J&JULIANE M 12602 SW 115TH AVE 12639 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-05800 2S 103AC-01100 MISCHEL RODNEY D& PHELAN THOMAS C SUSAN M 4504 GRANT ST 12727 SW 116TH AVE VANCOUVER,WA.98660 TIGARD,OR 97223 2S 103B D-05600 2S 103BD-07500 MIX KELLY C&WYNONA G POH LEONG CHIN&FELICIA M 12681 SW 116TH AVE 2031 SE 43RD TIGARD,OR 97223 PORTLAND,OR 97215 2S 103AC-04600 2S 103AC-02300 MOHR JAMES B SR&CAROL J QUIMBY ELEANOR N&EARL H 12523 SW 114TH TERR 11480 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00501 2S 103AC-06500 MONACO NORMAN L&SUSAN A S R TURNER CONSTRUCTION LLC 12555 SW 112TH 8835 SW CANYON RD#408 TIGARD,OR 97223 PORTLAND,OR 97225 2S103AC-07100 2510 C 6600 • MUIR DIXIE R S R T ER CONSTRUCTION LLC 12977 SW 113TH PL 8835 S CANYON LN#408 TIGARD,OR 97223 PORT ,OR 97225 • • '2S)03AC'-07200 2S10360-02300 S R TUR E ONSTRUCTION LLC SMITH ROSS JAY 8835 SW NYON LN#408 11760 SW CARMEN ST PORT D, R 97225 TIGARD,OR 97223 2S 103AC-07000 2S 103BD-04401 S R TURNER CONSTRUCTION LLC& SMITH WILLIAM L& WILLIAMS JAMES B/CAROL L MARGARET 0 11300 SW FONNER ST 33350 NE OLD PARRETT MTN RD TIGARD,OR 97223 NEWBERG,OR 97132 2S 103AC-06900 2S 103BD-10700 S R RNE CONSTRUCTION LLC& SMI WIL AM L& WILLIA AMES B/CAROL L MAR R 0 11300 S ONNER ST 33350 OLD PARRETT MTN RD TIGA ,OR 7223 NEW R ,OR 97132 2S 103BD-06600 2S 103AC-03900 SCHLACHTER MICHAEL L&LINDA S STEPHENS GAIL 0&JAMES F 12586 SW 116TH AVE 12578 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103BD-05400 2S103AC-00203 SCOTT RUSSELL D STEPHENS JAMES F&GAIL OLSON 12653 SW 116TH AVE 12578 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06800 2510 D-10600 SELLICK LEE A&BETSY TIGA ITY OF 12911 SW 113TH PL 13125 HALL TIGARD,OR 97223 TIGA 97223 2S103AC-05600 2S •3BD- 4500 SHIPLEY LANE A&LUCY A TI ,R'4 CITY OF 12665 SW 113TH PL 1312 W HALL TIGARD,OR 97223 TIGA"■ A R 97223 2S1030B-00100 2S1 BD 8700 SHULTS MITCHELL T/CARLA P TIG CITY OF 13030 SW 115TH AVE 13125 W HALL TIGARD,OR 97223 TIGA D, 'R 97223 2S 103BD-05100 2S 103BD-08200 SIMELE PAUL E& UNG NGENG KHOY& NGUYEN HANH T CHEU EAV PEANG& 12583 SW 116TH AVE UNG KEVIN TIGARD,OR 97223 12500 SW 115TH AVE TIGARD,OR 97224 2S 103AC-04500 2S 103AC-04400 SKIDMORE DAVID A/JODI K WASSERMAN TODD C&JILL M 12545 SW 114TH TERRACE 12567 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 • • '2S 103BDi1:17300 WEBB TANYA R&JEROME P 12562 SW 115TH AVE TIGARD,OR 97223 2S103AC-05700 WISNER LEONARD P&KATHLEEN L • 12643 SW 113TH PL TIGARD,OR 97223 • 2S 103BD-08000 WONG CHI L& CEN MILAO HUA& CHI FUNG CHUN 12540 SW 115TH AVE • TIGARD,OR 97223 2S103BD-07900 YAN PEN MUN&ELONA 12554 SW 115TH AVE TIGARD,OR 97223 2S 103AC-03800 YESILADA BIROL A&SUSAN D 12556 SW 114TH TERR TIGARD,OR 97223 Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 Mary Skelton 10355 SW Walnut Street is\curpin\setup\labels\CIT Central.doc UPDATED: 9-Jan-01 Tigard, OR 97223 Kathleen Anderson 12132 SW Lansdowne Lane Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3376 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 • • �. AFFIDAVIT OF MAILING CRY I OF TIGARD Community Development . Shaping etter Community STATE OE OREGON- ) County of Washington )ss. City of Egard ) 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)Bebw) © NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2001-00001/SUMMERS PARTITION ® 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 ❑ NOTICE OF PUBLIC HEARING FOR: i • ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer O Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: i ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Heanngs) • ❑ City of Tigard Planning Director • ❑ Tigard Hearings Officer • O Tigard Planning Commission O Tigard City Council • ❑ NOTICE OF: (Type/Kind of Notice) FOR: I� I (File NolName 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, m- -• EXhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked 'bit": ', on February 9,2! !1 and d posited ' the United States Mail on February 9,2001, postage prepaid. (Person •- Prepared N c-tic) Subscribed and sworn/affirm-• •efore me on the /ow- day of Ll i'birrA , 2001. OFFICIAL SEAL • DIANE M JELDERKS / • :: NOTARY PUBUC-OREGON COMMISSION NO.328578 /__.'/. �'_ � /- ���� MY COMMISSION EXPIRES SEPT.07,2003 ' I ' ' ' I I I'' `'I ' My Commission 5 es: ��7 cZ j NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: EXHJ �, THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. "REISSUED NOTICE" PENDING LAND USE APPLICATIONV ly MINOR LAND PARTITION CITY OF TIGARD Community Deveropment Shaping A Better Community THIS IS A REISSUED NOTICE DUE TO AN INCORRECT ADDRESS STATED IN THE FIRST NOTI E: THE CORRECT LOCATION IS INDICATED BELOW,AND THE DATE THAT COMMENTS ARE DUE BACK HAS BEEN EXTENDED APPROPRIATELY. DATE OF NOTICE: February 9, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00001 FILE NAME: SUMMERS PARTITION PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11465 SW Fonner Street; WCTM 2S103AC, Tax Lot 1100. 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 FEBRUARY 23. 2001. All comments should be directed to Mathew Scheidegger. Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 9. 2001. 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." p-)WI I I �---- - CITY o.ncAROY a I - �_�_ AN__--_I._ VICINITY MAP (- �� L--_N ST - -' � Tr1 LI 1 -ILI - MLP2001-00001 j WALNUT-ST J- o) ■ ' 1— WALNUT-ST —I SUMMERS I , j ill ��;waAea-L - =I -- -_ _ PARTITION W mime ____\ lli'Lj - = e SW ERROL ST -'_-mim - EIHQL �T III 's'lpd 1 ----- SITE- , �7� i ei s CARMEN ST - ----- Ilki %%°.4 T4 CT _ • I I 4 'T4 � '' � .J ��� i , a .� 300 na .� F..■ I FONNE VMS _ . O_ 7 ':f ak DERRY ,Le_k �- City of Tigard --IIPt *OA ZF . Nroim.ronmoa...vnar o...N ioc.uw..y.ne r 1]113.I,0 .III ' ��y fc F TOM OR 97223 MGAIDD/-4 iet.4„ • •2S 103AC-04700 2S 103AC-03700 j• EXHIBIT ABEYTA JAMES A&IRENE I BOROK DAVID AND JULIE JANET 12501 SW 114TH TER 12532 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-02101 2S103BD-06300 ARGUS GROUP LLC BOX DAVID&RHONDA PO BOX 11370 12648 SW 116TH AVE PORTLAND,OR 97211 TIGARD,OR 97223 2S 1038 D-06500 2S 103AC-03600 ARIFIN LESLIE P& BROWN IAN A&MARIAN R TEE MAY H 12512 SW 114TH TERR 12610 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S10380-05000 2S 103AC-06200 ARNDT STEPHEN M&LOUISE S BURGESS JAMES F&.MARY B 12555 SW 116TH AVE 11350 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-07400 2S 103AC-05500 BARLOW LEWIS R&NANCY J BURK RICK R 12575 SW 115TH AVE 12687 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 1036D-07200 2S 103AC-04000 BAYLEY GLEN M&LAURIE M BURNS RUSSELL L&LORRAINE H 12517 SW 115TH AVE 12590 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06700 2S 103AC-06100 BILODEAU DOUGLAS J& CALHOUN CYNTHIA L NICOLE S 11340 SW FONNER 12899 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06000 2S 103BD-00200 BLAZER HOMES INC CAPPOEN RAYMOND J PO BOX 1714 SUZANNE LAKE OSWEGO,OR 97035 11710 SW WALNUT ST TIGARD,OR 97223 • 2S103BD-07600 2S103AC-05300 BOECK MARK G&CATHERINE L CONNELL JAMES J 12621 SW 115TH AVE 12731 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103BD-06100 2S103BD-02100 BONN JAMES P& COPELAND MAUREEN T(TERRI) HENDERSON PENNY J 11805 SW CARMEN 12712 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • • 2S1038D-07300 2S103AC-02600 • CUTLER ERIC J&LISA A GIANOLA JEFFREY W&SHANNON L 12557 SW 115TH AVE 11550 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-05100 2S 103AC-04300 DAHLEN MARK S GOETZ JEANNE 12775 SW 113TH PL 12758 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00204 2S 103AC-06400 DUNG KEVIN K • GRECO LEONARD R 509 SW SUTHERLAND WAY 8151 SIMMS SL ALOHA,OR 97006 ARVADA,CO 80005 2S 103AC-04100 2S 103AC-06300 DURFEE MICHAEL D AND GRECO LEONARD R&JULIE M BUTTERFIELD MELISSA 11441 SW FONNER ST 12612 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103BD-06700 2S103BD-08100 DUYCK MICHAEL R&ANN I HARDIN PAUL S&KATHLEEN 12562 SW 116TH AVE 12514 SW 115TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00600 2S 103BD-05900 EMME LARRY M HARFIELD LEE R&MARY K 11221 SW FONNER ST 12720 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • 2S 103AC-02400 2S 103BD-06000 FILLER DAVID E&MARY C HAYDEN DARRON R&WENDY . 11500 SW FONNER ST 12716 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 103AC-05000 2S 103AC-05400 FRANK CRAIG E&LORI A • HELLHAKE FRANK J& 12797 SW 113TH PL TALBERT SHELLEY A TIGARD,OR 97223 12709 SW 113TH PL TIGARD,OR 97223 2S103AC-05200 2S103BD-05500 GARNER DANNY A&KAREN E HERBST JAMES A&NANCY H 12753 SW 113TH PL 12679 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 103BD-06200 2S 103AC-02200 GENIUCH RONALD W&EDITH M HOLMES ROBERT W 12664 SW 116TH AVE PO BOX 1924 TIGARD,OR 97223 KINGSTON,WA 98346 • L • •2S103AC-05900 2S1038D-1 HUMBOLT CREEK ESTATES OWNERS OF HUNT WOODLAND LLC LOTS 3-6 4351 S ULLEN BLVD PO BOX 434 PORT ,OR 97221 LAKE OSWEGO,OR 97034 2S 103BD-09600 2S 103BD-1 HUNTERS WOODLAND LLC HUNT WOODLAND LLC 4351 SW CULLEN BLVD 4351 S ULLEN BLVD PORTLAND,OR 97221 PORT N ,OR 97221 2S103BD-08 2S103B0-1 00 HUN OODLAND LLC HUNT R WOODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N ,OR 97221 PORT ,OR 97221 2S103B0-09000 2S103BD-10000 HUNTE S OODLAND LLC HUNT R OODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N OR 97221 PORT ,OR 97221 2S103B0-09100 2S103BD-0••4 I HUNTE OODLAND LLC HUNT, •S WOODLAND LLC 4351 SW LEN BLVD 4351 ' CULLEN BLVD PORTLA D,OR 97221 POR . I,OR 97221 25103 D-0 0 2S103 -10 0 HUNT WOODLAND LLC HUNTE WOODLAND LLC 4351 S CULLEN BLVD 4351 S ULLEN BLVD PORT N ,OR 97221 PORT ND,OR 97221 2S103BD-09200 2S103AC-07300 HUNTE S OODLAND LLC K&W DEVELOPMENT INC 4351 SW ULLEN BLVD 9155 SW RAMBLER LANE PORTLA , R 97221 PORTLAND,OR 97223 2S103BD-09 0 2S103BD-02200 HUNTE WOODLAND LLC KARLSON E J V I 4351 SW LLEN BLVD 11765 SW CARMEN ST PORTLA D,OR 97221 TIGARD,OR 97223 2S103BD-0 700 2S103B0-04000 HUNT WOODLAND LLC KAWASAKI NOBUO SHARON LE 4351 S CULLEN BLVD 5750 E HILLCREST DR PORT N OR 97221 PORT ORCHARD,WA 98366 2S 103BD-0 2S 103B0-06400 HUNT WOODLAND LLC KNAPPICH THOMAS R&CAROL A 4351 S ULLEN BLVD 12626 SW 116TH AVE PORTLA OR 97221 TIGARD,OR 97223 • • 2S103BD=05:00 2S103AC-01300 KYRISS RICHARD B&CONSTANCE L OAK RICKY J&BARBARA T 12703 SW 116TH AVE 11245 SW FONNER ST TIGARD,OR 97224 TIGARD,OR 97223 2S 103RD-06800 2S 103BD-05200 LEE SIU KHENG U&KEVIN OLSEN TOM E&DENISE E 12548 SW 116TH 12615 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-04200 2S 103AC-00900 LIBERT SCOTT A AND CYNTHIA M PARISH FRED C&LORETA ARANT TR 12636 SW 114TH TERRACE 11385 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-05800 2S103AC-01 LIDAY GARRY&LOUISE A PARI F' DC&LORETA ARANT TR 12621 SW 113TH PL 11385 FONNER ST TIGARD,OR 97223 TIG•.'D, R 97223 2S103BD-07700 2S103B0-05300 LUONG PHIET&LE TERESA PFEIFER JEFF J&JULIANE M 12602 SW 115TH AVE 12639 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-05800 2S 103AC-01100 MISCHEL RODNEY D& PHELAN THOMAS C SUSAN M 4504 GRANT ST 12727 SW 116TH AVE VANCOUVER,WA 98660 - TIGARD,OR 97223 2S103B0-05600 2S10360-07500 MIX KELLY C&WYNONA G POH LEONG CHIN&FELICIA M 12681 SW 116TH AVE 2031 SE 43RD TIGARD,OR 97223 PORTLAND,OR 97215 2S103AC-04600 2S103AC-02300 MOHR JAMES B SR&CAROL J QUIMBY ELEANOR N&EARL H 12523 SW 114TH TERR 11480 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-00501 2S103AC-06500 MONACO NORMAN L&SUSAN A S R TURNER CONSTRUCTION LLC 12555 SW 112TH 8835 SW CANYON RD#408 TIGARD,OR 97223 PORTLAND,OR 97225 2S103AC-07100 2S10 6600 MUIR DIXIE R S R T ER CONSTRUCTION LLC 12977 SW 113TH PL 8835 S CANYON LN#408 TIGARD,OR 97223 PORT ,OR 97225 • • ..'2S i 03AC-07200 2S 103BD-02300 S R TUR E ONSTRUCTION LLC SMITH ROSS JAY 8835 SW NYON LN#408 11760 SW CARMEN ST PORT D, R 97225 TIGARD,OR 97223 2S103AC-07000 2S103B0-04401 S R TURNER CONSTRUCTION LLC& SMITH WILLIAM L& WILLIAMS JAMES B/CAROL L MARGARET 0 11300 SW FONNER ST 33350 NE OLD PARRETT MTN RD TIGARD,OR 97223 NEWBERG,OR 97132 2S 103AC-06900 2S10380-10700 S R RNE CONSTRUCTION LLC& SMI WIL AM L& WILLIA AMES B/CAROL L MAR R O 11300 S ONNER ST •33350 OLD PARRETT MTN RD TIGA ,OR 7223 NEW ,OR 97132 2S103BD-06600 2S103AC-03900 SCHLACHTER MICHAEL L&LINDA S STEPHENS GAIL 0&JAMES F 12586 SW 116TH AVE 12578 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S10380-05400 2S103AC-00203 SCOTT RUSSELL D STEPHENS JAMES F&GAIL OLSON 12653 SW 116TH AVE 12578 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06800 2510 D-10600 SELLICK LEE A&BETSY TIGA ITY OF 12911 SW 113TH PL 13125 HALL TIGARD,OR 97223 TIGA 97223 2S103AC-05600 2S 3BD- 500 SHIPLEY LANE A&LUCY A TIG R CITY OF 12665 SW 113TH PL 1312 W HALL TIGARD,OR 97223 TIGA R 97223 2S103DB-00100 2S1 BD 8700 SHULTS MITCHELL T/CARLA P TIG CITY OF 13030 SW 115TH AVE 13125 W HALL TIGARD,OR 97223 TIGA D, R 97223 2S 103BD-05100 2S 103BD-08200 SIMELE PAUL E& UNG NGENG KHOY& NGUYEN HANH T CHEU EAV PEANG& 12583 SW 116TH AVE UNG KEVIN TIGARD,OR 97223 12500 SW 115TH AVE TIGARD,OR 97224 2S 103AC-04500 2S 103AC-04400 SKIDMORE DAVID A/JODI K WASSERMAN TODD C&JILL M 12545 SW 114TH TERRACE 12567 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 103BD-07300 WEBB TANYA R&JEROME P 12562 SW 115TH AVE TIGARD,OR 97223 2S 103AC-05700 WISNER LEONARD P&KATHLEEN L • 12643 SW 113TH PL TIGARD,OR 97223 • 2S103BD-08000 WONG CHI L& CEN MILAO HUA& CHI FUNG CHUN 12540 SW 115TH AVE TIGARD,OR 97223 2S103BD-07900 YAN PEN MUN&ELONA 12554 SW 115TH AVE TIGARD,OR 97223 2S 103AC-03800 YESILADA BIROL A&SUSAN D 12556 SW 114TH TERR TIGARD,OR 97223 • . . . VALDA SUMMERS 806 OFFICERS ROW VANCOUVER, WA 98661 • • Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 • Mary Skelton 10355 SW Walnut Street is\curpin\setup\labels\CIT Central.doc UPDATED: 9-Jan-01 Tigard, OR 97223 Kathleen Anderson 12132 SW Lansdowne Lane Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt.#3 Tigard, OR 97224-3376 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut.Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 • • • A AFFIDAVIT OF MAILING 7111 CRY OF TIGARD Community Development Shaping Better Community STATE OE OREGON- ) County off 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: M112001-00001/SUMMERS PARTITION ❑� 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 ❑ NOTICE OF PUBLIC HEARING FOR: i ❑ AMENDED NOTICE (File NoJName Reference) (Date of Public Hearing) • ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: ❑ AMENDED NOTICE (File No/Name 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: (File No/Name Reference) (Date of Public Hearing,if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, m- -• hibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked hibit'B", .n Fein; 8 21..11 and >/•osite• in the United States Mail on February 8,2001, postage prepaid. (Perso at spared otic Subscribed and sworn/affirmed be o me on the /a day of /' , 2001. OFFICIAL SEAL ;,�;:_ DIANE M JELDERKS � ;; NOTARY PUBLIC-OREGON MY __COMMISSION NO.326578 H�TAR�BLIC 0 SIGN EXPIRES SEPT.07, 2003 MY Commissio fires: q � D/ NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: • EXHI' ,T A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION LAND PARTITION CITY OF TIGARD Community Deveropment Shaping A Better Community DATE OF NOTICE: February 8, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00001 FILENAME: SUMMERS PARTITION PROPOSAL: The applicant is requesting approval to Partition one (1) existing lot of 36,011 square feet into three (3) lots for detached single-family residences. The existing dwelling is to remain. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 11465 SW Pacific Highway; WCTM 2S103AC, Tax Lot 1100. 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 FEBRUARY 22. 2001. All comments should be directed to Mathew Scheidegger. Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon-97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR MARCH 9. 2001. 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 the relevant approval criteria with sufficient 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 PERIO•OSES, THE DIRECTOR SHALL ISSUE A 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 La_ -_f 1 - - a Ait VICINITY MAP U_ 1 NN— I Lr---,--- _ST - ------ ��L � IL MLP2001-00001 H I� ��Apr � ALNU�-ST L � � -,/�� 111 � _ SUMMERS I ii•SWB�B r* W J PARTITION LN ,----91 \ .1,_—_—!-- 0 m. . at sw ER II, ^40111 71. SS 10.11 MI 111111.1, L--------------------1 Malt ° * 444 . HIM • SITE- /7, - - - el CARMEN ST \ m — =--- ' �� Q \lam_" / , V- I i ill. � T IS PP♦ _ � I —V/ . _ '' N 1 ill 9 +m zoo 300 .00 aao F«1 Mad WO -b _____ Ai. , r. „rep._ , ......._.� TL .V:rl��] ', -. Le 72 *--11 CityofTigard I #SZ . —Z •_ '- 125 SW NaN• . • e-(� TI ] nJ nwr...w u 99.m w u. pg • 1°f( '2S103AC-04700 2S103AC-03700 ABEYTA JAMES A&IRENE I BOROK DAVID AND JULIE JANET 12501 SW 114TH TER 12532 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-02101 2S103BD-06300 ARGUS GROUP LLC BOX DAVID&RHONDA PO BOX 11370 - 12648 SW 116TH AVE PORTLAND,OR 97211 TIGARD,OR 97223 2S 103BD-06500 2S 103AC-03600 ARIFIN LESLIE P& BROWN IAN A&MARIAN R TEE MAY H 12512 SW 114TH TERR 12610 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S1038D-05000 2S103AC-06200 ARNDT STEPHEN M&LOUISE S BURGESS JAMES F&MARY B 12555 SW 116TH AVE 11350 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-07400 2S 103AC-05500 BARLOW LEWIS R&NANCY J BURK RICK R 12575 SW 115TH AVE 12687 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103B0-07200 2S103AC-04000 BAYLEY GLEN M&LAURIE M BURNS RUSSELL L&LORRAINE H 12517 SW 115TH AVE 12590 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06700 2S 103AC-06100 BILODEAU DOUGLAS J& CALHOUN CYNTHIA L NICOLE S 11340 SW FONNER 12899 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06000 2S 103BD-00200 BLAZER HOMES INC CAPPOEN RAYMOND J PO BOX 1714 SUZANNE LAKE OSWEGO,OR 97035 11710 SW WALNUT ST TIGARD,OR 97223 2S 103BD-07600 2S 103AC-05300 BOECK MARK G&CATHERINE L CONNELL JAMES J 12621 SW 115TH AVE 12731 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 • 2S 103BD-06100 2S 103BD-02100 BONN JAMES P& COPELAND MAUREEN T(TERRI) HENDERSON PENNY J 11805 SW CARMEN 12712 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 '2S103BD-07300 • 2S103AC-02600 • CUTLER ERIC J&LISA A GIANOLA JEFFREY W&SHANNON L 12557 SW 115TH AVE 11550 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-05100 2S 103AC-04300 DAHLEN MARK S GOETZ JEANNE 12775 SW 113TH PL 12758 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00204 2S 103AC-06400 DUNG KEVIN K GRECO LEONARD R 509 SW SUTHERLAND WAY 8151 SIMMS SL ALOHA,OR 97006 ARVADA,CO 80005 2S 103AC-04100 2S 103AC-06300 DURFEE MICHAEL D AND GRECO LEONARD R&JULIE M BUTTERFIELD MELISSA 11441 SW FONNER ST 12612 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103BD-06700 2S103BD-08100 DUYCK MICHAEL R&ANN I HARDIN PAUL S&KATHLEEN 12562 SW 116TH AVE 12514 SW 115TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00600 2S 103BD-05900 EMME LARRY M HARFIELD LEE R&MARY K 11221 SW FONNER ST 12720 SW 116TH AVE • TIGARD,OR 97223 TIGARD,OR 97223 • 2S 103AC-02400 2S 103B D-06000 FILLER DAVID E&MARY C HAYDEN DARRON R&WENDY 11500 SW FONNER ST 12716 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 103AC-05000 2S 103AC-05400 FRANK CRAIG E&LORI A HELLHAKE FRANK J& 12797 SW 113TH PL TALBERT SHELLEY A TIGARD,OR 97223 12709 SW 113TH PL TIGARD,OR 97223 • 2S103AC-05200 2S103BD-05500 GARNER DANNY A&KAREN E HERBST JAMES A&NANCY H 12753 SW 113TH PL 12679 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S103BD-06200 2S103AC-02200 GENIUCH RONALD W&EDITH M HOLMES ROBERT W 12664 SW 116TH AVE PO BOX 1924 • TIGARD,OR 97223 KINGSTON,WA 98346 • • '2S103AC 205500 2S103BD-10 0 HUMBOLT CREEK ESTATES OWNERS OF HUNT WOODLAND LLC LOTS 3-6 4351 S ULLEN BLVD PO BOX 434 PORT N ,OR 97221 LAKE OSWEGO,OR 97034 2S 1036 D-09600 2S 103BD-1 0 HUNTERS WOODLAND LLC HUNT WOODLAND LLC 4351 SW CULLEN BLVD 4351 S ULLEN BLVD PORTLAND,OR 97221 PORT N ,OR 97221 2S 103BD-089 2S1038 D-1 00 HUN OODLAND LLC HUNT R WOODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N ,OR 97221 • PORT ,OR 97221 2S103BD-09000 2S103BD-10000 HUNTE S OODLAND LLC HUNT R OODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N OR 97221 PORT ,OR 97221 2S103BD-09100 2S103BD-0 0 HUNTS OODLAND LLC HUNT S WOODLAND LLC 4351 SW LEN BLVD 4351 CULLEN BLVD PORTLA D,OR 97221 POR ,OR 97221 2S103 D-0 400 2S103 -10 0 HUNT WOODLAND LLC HUNTS WOODLAND LLC 4351 S CULLEN BLVD 4351 S ULLEN BLVD PORT N ,OR 97221 PORT ND,OR 97221 2S103B0-09200 2S103AC-07300 HUNTE S OODLAND LLC K&W DEVELOPMENT INC 4351 SW ULLEN BLVD 9155 SW RAMBLER LANE PORTLA , R 97221 PORTLAND,OR 97223 2S 103130-09 0 2S103BD-02200 HUNTS WOODLAND LLC KARLSON E J V I • 4351 SW LLEN BLVD 11765 SW CARMEN ST PORTLA D,OR 97221 TIGARD,OR 97223 2S103BD-0 700 2S103BD-04000 HUNT WOODLAND LLC KAWASAKI NOBUO SHARON LE 4351 S CULLEN BLVD 5750 E HILLCREST DR PORT N OR 97221 PORT ORCHARD,WA 98366 2S103BD-0 00 251038D-06400 HUNT LLC KNAPPICH THOMAS R&CAROL A 4351 S ULLEN BLVD 12626 SW 116TH AVE PORTLA OR 97221 TIGARD,OR 97223 • • a2S103BD 05700 2S103AC-01300 KYRISS RICHARD B&CONSTANCE L OAK RICKY J&BARBARA T 12703 SW 116TH AVE 11245 SW FONNER ST TIGARD,OR 97224 TIGARD,OR 97223 2S 1038D-06800 2S 103B D-05200 LEE SIU KHENG U&KEVIN OLSEN TOM E&DENISE E 12548 SW 116TH 12615 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-04200 2S 103AC-00900 LIBERT SCOTT A AND CYNTHIA M PARISH FRED C&LORETA ARANT TR 12636 SW 114TH TERRACE 11385 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-05800 2S 103AC-0120 LIDAY GARRY&LOUISE A PARI F D C&LORETA ARANT TR 12621 SW 113TH PL 11385 FONNER ST TIGARD,OR 97223 TIG D, R 97223 2S 103BD-07700 2S103BD-05300 LUONG PHIET&LE TERESA PFEIFER JEFF J&JULIANE M 12602 SW 115TH AVE 12639 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103B D-05800 2S 103AC-01100 MISCHEL RODNEY D& PHELAN THOMAS C SUSAN M 4504 GRANT ST 12727 SW 116TH AVE VANCOUVER,WA 98660 TIGARD,OR 97223 2S 1038 D-05600 2S103BD-07500 MIX KELLY C&WYNONA G POH LEONG CHIN&FELICIA M 12681 SW 116TH AVE 2031 SE 43RD TIGARD,OR 97223 PORTLAND,OR 97215 2S 103AC-04600 2S 103AC-02300 MOHR JAMES B SR&CAROL J QUIMBY ELEANOR N&EARL H 12523 SW 114TH TERR 11480 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00501 2S 103AC-06500 MONACO NORMAN L&SUSAN A S R TURNER CONSTRUCTION LLC 12555 SW 112TH 8835 SW CANYON RD#408 TIGARD,OR 97223 PORTLAND,OR 97225 2S103AC-07100 2S10 6600 MUIR DIXIE R S R T ER CONSTRUCTION LLC 12977 SW 113TH PL 8835 S CANYON LN#408 TIGARD,OR 97223 PORT ,OR 97225 • • •2S 103AC-07200 2S 103BD-02300 S R TUR E ONSTRUCTION LLC SMITH ROSS JAY 8835 SW NYON LN#408 11760 SW CARMEN ST PORT D, R 97225 TIGARD,OR 97223 2S 103AC-07000 2S 103BD-04401 S R TURNER CONSTRUCTION LLC& SMITH WILLIAM L& WILLIAMS JAMES B/CAROL L MARGARET 0 11300 SW FONNER ST 33350 NE OLD PARRETT MTN RD TIGARD,OR 97223 NEWBERG,OR 97132 2S 103AC-06900 2S 103BD-10700 S R RNE CONSTRUCTION LLC& SMI WIL AM L& WILLIA AMES B/CAROL L MAR R 0 11300 S ONNER ST 33350 OLD PARRETT MTN RD TIGA ,OR 7223 NEW R ,OR 97132 2S103BD-06600 2S103AC-03900 SCHLACHTER MICHAEL L&LINDA S STEPHENS GAIL 0&JAMES F 12586 SW 116TH AVE 12578 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-05400 2S 103AC-00203 SCOTT RUSSELL D STEPHENS JAMES F&GAIL OLSON 12653 SW 116TH AVE 12578 SW 114TH TERR TIGARD, OR 97223 TIGARD,OR 97223 2S103AC-06800 2510 D-10600 SELLICK LEE A&BETSY TIGA ITY OF 12911 SW 113TH PL 13125 HALL TIGARD,OR 97223 TIGA 97223 2S103AC-05600 2S 13BD- '500 SHIPLEY LANE A&LUCY A TIG•RN CITY OF 12665 SW 113TH PL 1312 W HALL TIGARD,OR 97223 TIGA"I nR 97223 2S1030B-00100 2S1 BD 8700 SHULTS MITCHELL T/CARLA P TIGA CITY OF 13030 SW 115TH AVE 13125 W HALL TIGARD,OR 97223 TIGA D, R 97223 2S 103B0-05100 2S 103B D-08200 SIMELE PAUL E& UNG NGENG KHOY& NGUYEN HANH T CHEU EAV PEANG& 12583 SW 116TH AVE UNG KEVIN TIGARD,OR 97223 12500 SW 115TH AVE TIGARD,OR 97224 2S103AC-04500 2S103AC-04400 SKIDMORE DAVID A/JODI K WASSERMAN TODD C&JILL M 12545 SW 114TH TERRACE 12567 SW 114TH TER • TIGARD,OR 97223 TIGARD,OR 97223 • • .2S 103BD-07300 WEBB TANYA R&JEROME P 12562 SW 115TH AVE TIGARD,OR 97223 2S 103AC-05700 WISNER LEONARD P&KATHLEEN L 12643 SW 113TH PL TIGARD,OR 97223 • 2S1038 D-08000 WONG CHI L& CEN MILAO HUA& CHI FUNG CHUN 12540 SW 115TH AVE TIGARD,OR 97223 2S103BD-07900 YAN PEN MUN&ELONA 12554 SW 115TH AVE TIGARD,OR 97223 2S 103AC-03800 YESILADA BIROL A&SUSAN D 12556 SW 114TH TERR TIGARD,OR 97223 • • Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 Mary Skelton 10355 SW Walnut Street is\curpin\setup\labels\CIT Central.doc UPDATED: 9-Jan-01 Tigard, OR 97223 Kathleen Anderson • 12132 SW Lansdowne Lane Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3376 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 • • VALDA SUMMERS MLP2001-00001 806 OFFICERS ROW SUMMERS PARTITION VANCOUVER, WA 98661 IWIZiIiii- U. .■= CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM ANN I ST . 13 AREA NOTIFIED .■ •� �W- (500 ) 7 t_ujIIhhI FOR: Valda Summers ,w . RE: 2S103AC 01100 vi � my/1 :i 11465 SW Fonner St. llogfolgol SW BAMBI LN �S ■t.i>..�� awnnan . �� ��= ,� nw IN AI - n N SW ER"Ol ST aN ____ iiiI NI W■ 22���s �'� wll" Property owner information I.a1f 1 is valid for 3 months from I"r � �1 the date printed on this map. ° Arm"awlfaan nwua"a elliivalLull.. P � "Waal_ ,• lIr±iri.■ CARMEN ST a nwllNlwl \ 411 .trr _" 41 . J- liii wI1N/ C j,„,,P �� , � n ���■ lffli SUB JECT SITS 'PAN III nwlfrwl waana ,` Q ,nwI1a W1 .nI1NN1111 " '' 4 awi11NN1 awlfawll ..paalll a __. lino:iiiIINI N aauanll \` III" awnaml yr ' •,I�� ■� N 0 200 100 600 Feet • Ns Rif*=IP� groosob,• 1'=402 feer II MEM .V* 4d I 14 • 'a .0 *ii VA/49* City of Tigard I: so ♦' Information on this ma is for aneral location on and �� should be verified with the Development Services Division. .W A 13125 SW Hall Blvd AVIll• � � 0._ L 11 Q . (503)639-4171 �tt��� _� , _. �. I , ■ http JM^MV.ci.ti ard.or.us Community Development Plot date:Jan 29,2001;C:\magic\MAGIC03.APR 2S 103AC-04700 11110 2S 103AC-03700 • ABEYTA JAMES A&IRENE I BOROK DAVID AND JULIE JANET 12501 SW 114TH TER 12532 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-02101 2S 103BD-06300 ARGUS GROUP LLC BOX DAVID&RHONDA PO BOX 11370 12648 SW 116TH AVE PORTLAND,OR 97211 TIGARD,OR 97223 2S 103BD-06500 2S 103AC-03600 ARIFIN LESLIE P& BROWN IAN A&MARIAN R TEE MAY H 12512 SW 114TH TERR 12610 SW 116TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S 103BD-05000 2S 103AC-06200 ARNDT STEPHEN M&LOUISE S BURGESS JAMES F&.MARY B 12555 SW 116TH AVE 11350 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103130-07400 2S 103AC-05500 BARLOW LEWIS R&NANCY J BURK RICK R 12575 SW 115TH AVE 12687 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-07200 2S 103AC-04000 BAYLEY GLEN M&LAURIE M BURNS RUSSELL L&LORRAINE H 12517 SW 115TH AVE 12590 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06700 2S 103AC-06100 BILODEAU DOUGLAS J& CALHOUN CYNTHIA L NICOLE S 11340 SW FONNER 12899 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-06000 2S 103BD-00200 BLAZER HOMES INC CAPPOEN RAYMOND J PO BOX 1714 SUZANNE LAKE OSWEGO,OR 97035 11710 SW WALNUT ST TIGARD,OR 97223 2S103B0-07600 2S103AC-05300 BOECK MARK G&CATHERINE L CONNELL JAMES J 12621 SW 115TH AVE 12731 SW 113TH PL TIGARD,OR 97223 TIGARD,OR 97223 2S103B0-06100 251036D-02100 BONN JAMES P& COPELAND MAUREEN T(TERRI) HENDERSON PENNY J 11805 SW CARMEN 12712 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 • 2S1038D-07.300 • 2S103AC-02600 • CUTLER ERIC J&LISA A GIANOLA JEFFREY W&SHANNON L 12557 SW 115TH AVE 11550 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-05100 2S 103AC-04300 DAHLEN MARK S GOETZ JEANNE 12775 SW 113TH PL 12758 SW 114TH TERRACE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00204 2S 103AC-06400 DUNG KEVIN K GRECO LEONARD R 509 SW SUTHERLAND WAY 8151 SIMMS SL ALOHA,OR 97006 ARVADA,CO 80005 2S103AC-04100 2S103AC-06300 DURFEE MICHAEL D AND GRECO LEONARD R&JULIE M BUTTERFIELD MELISSA 11441 SW FONNER ST 12612 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103BD-06700 2S103BD-08100 DUYCK MICHAEL R&ANN I HARDIN PAUL S&KATHLEEN 12562 SW 116TH AVE 12514 SW 115TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-00600 2S 103BD-05900 EMME LARRY M HARFIELD LEE R&MARY K 11221 SW FONNER ST 12720 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-02400 2S1036D-06000 FILLER DAVID E&MARY C HAYDEN DARRON R&WENDY . 11500 SW FONNER ST 12716 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S103AC-05000 2S103AC-05400 FRANK CRAIG E&LORI A HELLHAKE FRANK J& 12797 SW 113TH PL TALBERT SHELLEY A TIGARD,OR 97223 12709 SW 113TH PL TIGARD,OR 97223 2S103AC-05200 2S103BD-05500 GARNER DANNY A&KAREN E HERBST JAMES A&NANCY 11 12753 SW 113TH PL 12679 SW 116TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S 103BD-06200 2S 103AC-02200 GENIUCH RONALD W&EDITH M HOLMES ROBERT W 12664 SW 116TH AVE PO BOX 1924 TIGARD,OR 97223 KINGSTON,WA 98346 • 2S1'03AC-0°.S00 • 2S103BD-10 HUMBOLT CREEK ESTATES OWNERS OF HUNT WOODLAND LLC LOTS 3-6 4351 S ULLEN BLVD PO BOX 434 PORT N ,OR 97221 LAKE OSWEGO,OR 97034 • 2S103BD-09600 2S103BD-1 0 HUNTERS WOODLAND LLC HUNT WOODLAND LLC 4351 SW CULLEN BLVD 4351 S ULLEN BLVD PORTLAND,OR 97221 PORT` N ,OR 97221 2S1038D-089 2S103BD-1 00 HUN OODLAND LLC HUNT WOODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N ,OR 97221 PORT ,OR 97221 2S103BD-09000 2S103BD-10000 HUNTE S OODLAND LLC HUNT R OODLAND LLC 4351 S ULLEN BLVD 4351 S CULLEN BLVD PORT N OR 97221 PORT ,OR 97221 2S103BD-09100 2S103BD-0 0 HUNTS OODLAND LLC HUNT S WOODLAND LLC 4351 SW LEN BLVD 4351 CULLEN BLVD PORTLA D,OR 97221 POR ,OR 97221 2S103 D-0 400 2S103 -10 0 HUNT WOODLAND LLC HUNTE WOODLAND LLC 4351 S CULLEN BLVD 4351 S ULLEN BLVD PORT N ,OR 97221 PORT ND,OR 97221 2S103BD-09200 2S103AC-07300 HUNTE OODLAND LLC K&W DEVELOPMENT INC 4351 STo BLVD 9155 SW RAMBLER LANE PORTLR 97221 PORTLAND,OR 97223 2S103BD-09 0 2S103BD-02200 HUNTE WOODLAND LLC KARLSON E J V I 4351 SW LLEN BLVD 11765 SW CARMEN ST 4 PORTLA D,OR 97221 TIGARD,OR 97223 2S103BD-0 700 2S103BD-04000 HUNT WOODLAND LLC KAWASAKI NOBUO SHARON LE 4351 S CULLEN BLVD 5750 E HILLCREST DR PORT N OR 97221 PORT ORCHARD,WA 98366 2S103BD-0 00 2S103BD-06400 HUNTt WOODLAND LLC KNAPPICH THOMAS R&CAROL A 4351 SULLEN BLVD 12626 SW 116TH AVE PORTLA OR 97221 TIGARD,OR 97223 28103BD-06700 • 2S103AC-01300 • KYRISS RICHARD B&CONSTANCE L OAK RICKY J&BARBARA T 12703 SW 116TH AVE 11245 SW FONNER ST TIGARD,OR 97224 TIGARD,OR 97223 2S1036D-06800 2S1036D-05200 LEE SIU KHENG U&KEVIN OLSEN TOM E&DENISE E 12548 SW 116TH 12615 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-04200 2S 103AC-00900 LIBERT SCOTT A AND CYNTHIA M PARISH FRED C&LORETA ARANT TR 12636 SW 114TH TERRACE 11385 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S 103AC-05800 2S103AC-0120 LIDAY GARRY&LOUISE A PARI F D C&LORETA ARANT TR 12621 SW 113TH PL 11385 FONNER ST TIGARD,OR 97223 TIG D, R 97223 2S103BD-07700 2S103BD-05300 LUONG PHIET&LE TERESA PFEIFER JEFF J&JULIANE M 12602 SW 115TH AVE 12639 SW 116TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103BD-05800 2S 103AC-01100 MISCHEL RODNEY D& PHELAN THOMAS C SUSAN M 4504 GRANT ST 12727 SW 116TH AVE VANCOUVER,WA 98660 TIGARD,OR 97223 2S103BD-05600 2S103BD-07500 MIX KELLY C&WYNONA G POH LEONG CHIN&FELICIA M 12681 SW 116TH AVE 2031 SE 43RD TIGARD,OR 97223 PORTLAND,OR 97215 2S103AC-04600 2S103AC-02300 MOHR JAMES B SR&CAROL J QUIMBY ELEANOR N&EARL H 12523 SW 114TH TERR 11480 SW FONNER ST TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-00501 2S103AC-06500 MONACO NORMAN L&SUSAN A S R TURNER CONSTRUCTION LLC 12555 SW 112TH 8835 SW CANYON RD#408 TIGARD,OR 97223 PORTLAND,OR 97225 2S103AC-07100 2510 6600 • MUIR DIXIE R S R T ER CONSTRUCTION LLC 12977 SW 113TH PL 8835 S CANYON LN#408 TIGARD,OR 97223 PORT ,OR 97225 • 2S103AC-0 x200 • 2S10380-02300 S R TUR E ONSTRUCTION LLC SMITH ROSS JAY 8835 SW NYON LN#408 11760 SW CARMEN ST PORT D, R 97225 TIGARD,OR 97223 2S 103AC-07000 2S 103BD-04401 S R TURNER CONSTRUCTION LLC& SMITH WILLIAM L& WILLIAMS JAMES B/CAROL L MARGARET 0 11300 SW FONNER ST 33350 NE OLD PARRETT MTN RD TIGARD,OR 97223 NEWBERG,OR 97132 2S103AC-06900 2S103B0-10700 . S R RNE CONSTRUCTION LLC& SMI WIL AM L& WILLIA AMES B/CAROL L MAR R 0 11300 S ONNER ST 33350 OLD PARRETT MTN RD TIGA ,OR 7223 NEW R ,OR 97132 2S1038D-06600 2S103AC-03900 SCHLACHTER MICHAEL L&LINDA S STEPHENS GAIL 0&JAMES F 12586 SW 116TH AVE 12578 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S 1036 D-05400 2S 103AC-00203 SCOTT RUSSELL D STEPHENS JAMES F&GAIL OLSON 12653 SW 116TH AVE 12578 SW 114TH TERR TIGARD,OR 97223 TIGARD,OR 97223 2S103AC-06800 2S10 D-10600 SELLICK LEE A&BETSY TIGA ITY OF 12911 SW 113TH PL 13125 HALL TIGARD,OR 97223 TIGA , 97223 2S103AC-05600 2S,.380- .500 SHIPLEY LANE A&LUCY A TI •R'a CITY OF 12665 SW 113TH PL 1312 W HALL TIGARD,OR 97223 TIGA"► OR 97223 2S103DB-00100 2S1 BD 8700 SHULTS MITCHELL T/CARLA P TIGA CITY OF 13030 SW 115TH AVE 13125 W HALL TIGARD,OR 97223 TIGA D, R 97223 2S 103RD-05100 2S 103BD-08200 SIMELE PAUL E& UNG NGENG KHOY& NGUYEN HANK T CHEU EAV PEANG& 12583 SW 116TH AVE UNG KEVIN TIGARD,OR 97223 12500 SW 115TH AVE TIGARD,OR 97224 2S103AC-04500 2S103AC-04400 SKIDMORE DAVID A/JODI K WASSERMAN TODD C&JILL M 12545 SW 114TH TERRACE 12567 SW 114TH TER TIGARD,OR 97223 TIGARD,OR 97223 • • 2Si 9 03RD-07300 WEBB TANYA R&JEROME P 12562 SW 115TH AVE TIGARD,OR 97223 2S 103AC-05700 WISNER LEONARD P&KATHLEEN L • 12643 SW 113TH PL TIGARD,OR 97223 • 2S 103RD-08000 WONG CHI L& CEN MILAO HUA& CH FUNG CHUN 12540 SW 115TH AVE TIGARD,OR 97223 2S103BD-07900 YAN PEN MUN&ELONA 12554 SW 115TH AVE TIGARD,OR 97223 2S 103AC-03800 YESILADA BIROL A&SUSAN D 12556 SW 114TH TERR TIGARD,OR 97223 , • • • Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 Mary Skelton •10355 SW Walnut"Street is\curpin\setup\labels\CIT Central.doc UPDATED: 9-Jan-01 Tigard, OR 97223 Kathleen Anderson 12132 SW Lansdowne Lane Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3376 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 Jan-29-01 12 :47P Sovereign Homes 1 360 993 2187 P_ 01 ..- • L'' u�.11e:ara 0002 Lo rids' r CITY OF TIGARD � COMMUNITY DEVELOPMENT DEPARTMENT ;!t!.. u PLANNING DIVISION CITY OfTIGA D Community Vcw(opmrnt 13125 SW HALL BOULEVARD spa aterecr Comitanttey TIGARD, OREGON 97223 PHONE: 503-6194111 FAX: 503-6114-7291(Attn: Patty or Shutey/PlanAinq) REQUEST PO, 9 00-FOOT ' ' OP yRyT ?OWNER'; MANC LN I • Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT t1AP & TAX LOT 4 MBEBS (i.e_ 11134AB,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP Of ALL LOTS FOR THE PROJECT (preferably assessor's tax.map): .1 f — ()our r��{ -- 't d RC.-- Qll oo INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: _ < (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal_ if a neighborhood meeting h required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON: i rYt, rs PHON • &j -7 e?3 75 This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. Cost Djcriptron: SI 1 to generate the mailing list, plus $2 per sheet for printing the list onto labels(20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * .* A_shuts of labels r f2/sheet 111.0 z set = $16.00 W sheets of labels x$2/sheet= S 402- _x 02- sets = S� _2 ..sheets of labels s,St/sheet for CIT area x sets = $4.00 sheets of labels x$2/sheet for CET area= x .2 sets =L. GENERATE UST = $11.00 GENERATE LIST TOTAL = S31.00 • — TOTAL = S3 Jan-29-01 12 :46P Sovolloign Homes 1 993 2187 P -01 FAX COVER SHEET sovewswmomEs 806 Officer ' s Row Vancouver, WA 98661 Phone - (360)993-2275 Fax - (360)993-2187 SF_ND TO Company name ( ty et4t KlY)rit-er.5 moaH, nsts.: 120reL 1757-73-ig q1,01 AIODIV OMG'brawn VzneDIAver-- WiCt Fax , 60$) 4004— 7;-1.7 DUrgent D Rol*ASAP Pimp comment D Mono rev** For you r information Total pages,balding covar CV—} LIY2tbil .•:A-44.111:AXC tt-d inLg LAICA-4- rt tt6414,77 /1x,nivritAA4-- 1 1 DATE �' � ' o No. 181807 RECEIVED FROM \i-k` $3 y- _ ' its - N '("`tt`, Nt' ,&J° I i 1 tLARS UQ ��; 5 QFOR FOR RENT Ill ACCOUNT OCASH FROM TO I PAYMENT OCHECK l Ce BAL. DUE O MO124 BY 0j ORDER 1182 • ,09/19/00 TUE 09:30 FAX 503 598 1960 CITY OF TIGARD [ J002 i -, • 111 Q / . , • . LAND PARTITION r. TYPE II APPLICATION m/ CITY OF TIGARD 13125 SW HaII Blvd., Tigard, OR 97223(503) 639-4171 FAX(503) 684-7297 GENERALJNEDRMATION Property Address/Location(s): / I L41,05 Sv 1 nCiZ- PRE-APP.HELD WITH: DATE OF PRE-APP.: T - c) DIK ?'1 -- _ Tax Map&Tax L #(S):_ �Q x l l , :i = :_f. :I_ik 41 ; w_ � 16121110 � M —zv fir r -: -z ;,7.'7•-^ ^10, (911 s L t . 83 tP ` � -:4 - .—_. -�' _ �;:: ASite Size: . -&z : �Go , rF , � _—,, _" Property Owner/Deed Holders �. . ni ��4, .r __.:'..t,,;i,: :,iti- E= �V: ir iu-..: _ X { .: =,_ . ,. ,�- -. 12- .z- e = _ _ � .rs Roil. Phon - vi A � � -., ::��� �: -�._ �•A� i'sir:vtia`p�s;:` 7i:k2ri .:�;Kv �_ �=: �crs naQ ; . �`..:-„tai.: - M�tl:�` - TlZ.sF.r - - - Applicant .``{ 1dlii = Z -• J' Hr =.�_'r _nL_r."!!s=_.^i�.'t __xi"F.4;:.;,ix.t:u_',,^^: r'. _.._._._ l.4=i.^i Address:II , OPP1�eirS W Phon 4 W3-"vb2 l" _ =t ?;q ' is ?t I 1 eduMdpa temu=. -*- =--- - . /� pry / ::����-_,. r..n,�.....;�:,�r-�n:��,.�-: .'��- u ,. ,,:�i-, City: Qm�uV t?r 1 Zip: %b 64/ When the owner and the applicant are different people,the applicant ! REQUIRED SUBMITTAL ELEMENTS must be the purchaser of record or a lessee in possession with written (Note. applications will nos be accepted authorization from the owner or an agent of the owner with written I wi out the required submittal elements) authorization. The owner(s) must sign this application in the space i provided on the back of this form or submit a written authorization with this application. / • I plication Form • M, • er's Signature/Written Authorization I PROPOSAL SUMMARY t' !CJ Id itle Transfer Instrument or Deed Ne. ' ': The owners of record of the subject property request permission to Y/ Copy of Pre-Application Conf. Notes allow a Land Partition to: j Site/Plot Plan divide g(/,, viol copies based on pre-app check list) ' �✓o I '� into v ' (total area) (#of parcels) Site/Plot Plan(reduced 8'/1"x 11") containing and Applicant's Statement • (sq. ft. or acres) (sq. ft.or acres) / (# of copies based on pre-app check list) 1[v] USA Sewer Use Information Card Distributed/completed at application submittal) (provide any additional informatio here USA Service Provider Letter tta. ' - Cj, j , ❑ 2 Sets of Pre-Addressed/Pre-Stamped - #10 Envelopes & Copy of 500' Property; fC&rtQ,t', ∎.e) . i Owner List Generated by the City ❑ N-'e• heed-Mtg-Affidavits otes 4h 4 Filing Fee(City) $ 780.00 ih (Urban _'." 1 09/19/00 TUE 09:32 FAX 503 598 1960 CITY OF TIGARD 16 003 • 0 0 r 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 day of �P()'?Lt at r y ,20 6) Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 • Receipt #: 27200100000000000126 _...../_... Date: 01/10/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due MLP2001-00001 [LANDUS)MLP Application Fee 100-0000-438000 - $780.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid ' Check VALDA L.SUMMERS 0 977 $780.00 TOTAL AMOUNT PAID: $780.00 • • Awl lip Et 17\ CITY OF TIGARD February 7, 2001 OREGON Valda Summers 806 Officers Row Vancouver, WA 98661 Also via fax: 360-993-2187 RE: Notice of Complete Application Submittal — MLP2001-00001 Dear Ms. Summers: The City has reviewed your submittal material and finds that your application is complete as of February 6. 2001. Staff will now review your application for a Land Partition. A decision will be rendered within 5-6 weeks. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, / / // thew Scheidegger Assistant Planner is\curpin\mathew\mlp\MLP2001-00001.acc.acc.doc c: MLP2001-00001 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 • • • r kez, . 7\. CITY OF TIGARD February 7, 2001 OREGON Valda Summers 806 Officers Row Vancouver, WA 98661 Also via fax: 360-993-2187 RE: Notice of Complete Application Submittal — MLP2001-00001 Dear Ms. Summers: The City has reviewed your submittal material and finds that your application is complete as of February 6. 2001. Staff will now review your application for a Land Partition. A decision will be rendered within 5-6 weeks. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, - , i • ,, 1 // thew Scheidegger Assistant Planner is\curpin\mathew\mlp\MLP2001-00001.acc.acc.doc c: MLP2001-00001 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 02/07/2001 14:10 FAX 5036847297 City of Tigard a001 • • ********************* *** TX REPORT *** ********************* TRANSMISSION OK TX/RX NO 1505 CONNECTION TEL 13609932187 SUBADDRESS CONNECTION ID ST. TIME 02/07 14:10 USAGE T 00'29 PGS. SENT 1 RESULT OK CITY OF TIGARD February 7, 2001 OREGON Valda Summers 806 Officers Row • Vancouver, WA 98661 • Also via fax: 360-993-2187 RE: Notice of C molete Application Submittal — MLP2001-00001 Dear Ms. Summers: The City .has reviewed your submittal material and finds that your application is complete as of.ebruary 6, 2001. Staff will now review your application for a Land Partition. A decision will be rendered within 5-6 weeks. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, / 1 // f -rAt 4-1.1 "----- thew Scheidegger Assistant Planner 8147 • II KNOW ALL MEN BY THESE PRESENTS, That.. MISS ViBNIE POMER, a. stigle • .WOITari i. , grantor • in consideration oi......ten and no/100 ........... Dollars, . 0 a to her paid by HENRY FRISQN and ELIA 14 PRISM, husband and wife, 8 — •-4 ,grantee , (4 do e.s hereby grant,bargain,sell and convey unto the said grantee S. . . ..tbeir heirs and assigns, all m the following real property,with the tenements,hereditaments and appurtenances,situated in the County -----"- .m -el of WashingXn and State of Or•lon,bounded and described as follows, to-wit: . . m A parcel of land in the NE-1/4 of Sec. 3, 723, R1W, WY., and being mare m O particularly described as follows: r-I Beginning at a point on the North-South one-quarter line of said Sec. 3, that is . = O North 0° 53' East, along said North-South one-auarter line, 746.5 feet from an ..-I iron pipe marking the recognized center of said Sec. 3, said beginning point also i.. being the Northwest corner of that certain tract of land conveyed to Henry and . •0 Ella Prison by deed recorded in Book 454, page 529, Washington County Deeds o records, thence North 87° 46' East, along the North line of the said certain c O Frison tract, 115.00 feet to the Northeast corner thereof; thence North 0° 53' 0 East, along the Northerly extension of the East line of the said certain Prison tract, 48.35 feet to a point; thence South 87° 46' West, parallel to the North line of the said Prison Tract, 115.00 feet to a point on the North-South one- s. "... quarter line of said Sec. 3; thence South 0° 53 West, along the said North-South = cr one-quarter line, also being the Northerly extension of the West line of the said o • g.. certain Prison Act 48.35 feet to the point of beginning. ETo Have and to Hold the above described and granted premises unto the said grantee S. ,..their.. heirs and assigns forever. 0 —- z And the grantor do covenant that..She is lawfully seized in fee simple of the above granted premises free from all encumbrances, except for an easement reserving to the grantor, his heirs and assims, for rights of egress and ingress over and across the Easterly 15.00 feet of the above described parcel, and that she will and her heirs, executors and administrators, shall warrant and forever defend the above granted premises, and every part and parcel thereof, against the lawful claims and — demands of all persons whomsoever. 74- -. 'Ao•AL—* 4.6. . Witness 147 hand... and seal. k this ..x., day of , 19 This deed is executed to supercede a prior ;.,421,/,'L.E, ;1'9 ;Y0.-.7- i ei: ) deed dated September 18, 1963 recorded at . Book 496, page 87, Washington County Deed . records. (SEAL) (SEAL) . STATE OF OREGON, I (SW.) ------- . as. County of. (..0 AS4Alvi.4•" On this. 3D day of before me, the undersigned, a °tam Public i and for said Cfflmty and State, mortally appeared the " withi„n named 'MISS V.4.114th.... .. . .....4 i AVVe. ... .. . . ...., who.. • s ... .1.: . known to me to be the identical individual.... described in and who executed the within . , .. . - • . . instrument,and acknowledged to me that... executed the a I ly and voluntarily. . . --• .. -- IN TESTIMONY WHEREOF,I ha nto set my h affixed my official - :, -. • .,. 'Seal the day and year last above written. Notary Public f apttf. • My commission expires.t .2a. . /Si iii....ARRAN TY DEED „deed,. . . • '- STATE OF OREGON i sa County of Wastungton i eq, I. Roger.Titesessen. DaeCtorZot Records and (bow?To ON Ta '?Nal ll *Nail.RESINVILD Election: and Ex-Wield Record4r ,t Conveyance v.-I s tor said county. do hereby certify that the within g 41q-Ale-Y Pa IC OM-. t,-1- u4 TOR RaCOIWINO LAM- IN COLIN- =Moment of writing eras roceleod.andeearded in book. .... ...,-'• I v•-••■• -,7--- • t Tara WHERE in the Records at . M 1.115[0.1 . -- (§ of saki Counts,. '-• AFTER RECORDING RETURN TO Tinness my)Cad,ah ,-,SE!,,,,Ill'IFed• . .,, Ill itOGER 71IONSSEN Director 11.4..s. eti... q?3s- E..Li). ,v-Le . 2.4, i Deputy - — -: OPlui A's-- OCT 5 912 AN IS • , . - ! _ . • BOOK 617 PAGE 348 • • •••• . - • fk. , ,.._ 7—m . , _ -_,-- __ 1;1 . ..-- _ — . . --- • • . ;.. . •. 1 • _ ,,, .F.,.. t: ,_.....„., --...,...........i, „:_, zr.....,„:„... ...A.5.2 .:.. ,.... , ,-• --_ ..- - • • . ".,.: .---',..,_. .•-•`',..",-;.---"i1:7--1.-s:-•.-u-•cr.,-4e-;•- -- -,-„,„ _.- _-,..-__...*"?••:";c;_,,;:--• 1--,.'cn,-,„r.-,••,,,..y.ire,. --,,, ,,.... ..,..;,--::„.:i....-.........,:. • '-_ 1 '1-'..;. : • - •i-J---0.v.:''. : -'• -.:7-"7 -.--•',•1'-'..:,,r,7-:---•:,•i'-'-t '-'4"..:i.-i-r." ' - •-•-- - " '.:',.'3`•_.,4-'' •.:. •.'i' ....L"-Z."..'•:,..--4:1,"..V.-' '-- '44,,;.=.4.4 - - -.%.t-' :-. --•: -..-- itiio'scr:AllMenI y'lliiie:Piz:,.1--,..:,-:-„;.-.f'-_---,,t4---,---':•..i 1-;;•'0!-'-'-.." ....--',.. ,-_1_5 ;.-.:;14.----4,Ii12._,. 1 . _ . .::: - •- ' - r--',..--- --......-'-k,'---'":..L:--17:.'-1-.--.::.:7,....• ,. .---•__-'-"T.--7:----''.."--":7-- -:;-1:.t.---_-'-:'--.0--*..--•=.2-'. :--,:.'.--_I' ''.-'--:'''.-•;-----S="'"-'%;---'? '41 . . . ... _ . _ . . . . . - - .- :— ... - •,:i.vArim.Tinn4a.r>i,.=.1is.ixtg..L.el,..i-giali.cn4-*1-.:_-_-_-:-.. - .=: -,-e• :A-' - - ",----- - • - . ___-.1-__---••-'•-•:".: ',.....,:-. -.Giiunt,24 .'----7-7 --r.- ',_"-J2.t.....=,- -41.1)(4.11-1:335&*(1) aeo ,Oi-egait 4 in consideration of,..T.ext. . P,..71 a•ilaianov,-b--;...:6-,--.4- 1-.....;‘--..,iz-i--...6-4.-iii..-F,: ii-- - - .0://,:p::::- .,-,..--, . - • - --. ...frang_...12.t./Yer__v_sathieilt_samittb37-4.2110AP;---- -,-. : :7.•,. ----7 .-:,- .../ . ..• . • . . -_- , ' ... jS.I.m2...p.anel Rev ?S . gc iiiii.,liiit./i11:: 7..t.to- - • . -' '•:1.- - - - ' -" • - --------- ---,------- ' ___ - - • :-.-- State%f-Oregon have bargained an‘d.s.citel. an-d'•by-::-th?.2.1—e•p.re"-ts:a-t`f°frin:r' •. g-r.ezifi''' ..:-b ar---..gcan, sell arid convey unto said . - ChArl 1 A Ai MA,ftriti IR RV Si Si MR i,,41•LL .,•,...,,..,_,;,,_ ._•._ . ''• - • -- - .. . __. .•___....________—_____--_ th4114irs•-afiregafnsi,_dil.tTe.faltauzing bounded tutd. - -il---"‘-- - - • • • ' • described real property, situated in the County of• 'Wtklihi.Xigla.,-2.*_::_..._-. s and Slide of Oiegon: .... ...„ , . ----, Beginning at. a'point on the torth 4.rxt•isouth..c.iirte- rl-ini.--of-Sictitn 4•T2S;...RI i; - . W. if lhinh_point_bears.21)* 551_i2-2216.4ilfeet-.:1riiii-the_one...q4a.itei* .cporno:r on the . _. . north line of said -section-5,..eitid'-'irtirelt.',Iio.int.h-e-iik.r 2 .fi 0°"531 7.:462.6 feet fro en •S'Y • • iron at" the center of esdd *elect idet...a.: 1::.,:'': .7,"!"^-.. • - . 1,-.... . - ... . ... • - .,____k Thence frets-the described.place-":Ot.fbergInnin;g"1/9•7:,.55r;,aliag• the Center line of ealii ... .. section a 'distance of 284.p.feet to.-s1oiia4 -/kiseinTie.-.1c5r461: S- 115.0-feet: to a points • ;'-""'_, - Thence 5.) 5311f parer I el'w All tieiCente:t.i,l ie-iof. '. -o1A- eeCt fro 3 a distance of 264.5 ' feet to.a point in the cerrter iin)iff cotmtY'-itner1;•':`-Thencp. '657°461V in the center of - ' - . said road 115.0-feet to the -p1 , of_b eg inning. 'Odniaining.-0..75-acre. ' u - • - Reserving hotrev er the easterly -15.0 feet of the above deicribed tract for.roadway ..1 p-.)rposes •,. . . - . - •• . . _ , . , . .. .. . .. . :J GICI:. orEinAPV-S eKi•-•,..-',MI, . 4 . _ ...., .-a ... r .--... ;,...' - ..... -. . _. .__. -1 1 _ ....„ , . 4. _ . . .' . . . . , . , - . - - - - . - - -- - - -- .- .. • , . _ . ... _______.____________ _. . ._'._ ._ together with all and-singular !h' ' I: ;,..n,./nruts.heredilaments and apgartenoncesthereunto belonging or in anywise-appertaining_a-nriaise. .; .• ,il 1 '•.'y esIlde..riglit, title and interest in and to the same, including dower and.c.laim of dower. h.; Ti) IL I l'E AND TO 1101_0, theabbve described and granted premises-unto the said . • .4 - 1; .• • -----*Charlie Sims and Rens Sims. -------------,, --. • their. -.heirs and assigns forever. And • . • _ - ,.$.• ...'-. . - -.. . ., 11 • .. e/z • t.. ••.1L13 ** - ' . . 1!1 . the grantor above named do •covenant to and with II rharlie Sims and Reya Sims. 11 --- --- - - • ' - ' 1,1 :i the ah,,ce namrd grantor theLr" .heirs-and assigns that .:1 .am • lawfully sri:rd in Ire simple of the above granted pr'emises. that the above granted premises are free ..-. - .;.-• . '.;• .., f;nal.n11 snrumhronres, _ ,.._,..—;7------1..7-:----_. • ' •:;e"--4...e.....:'.0..._ . .. ! . --- --4‘.... .. 1- • , . ._ ..._ ... --• k 4,: • and that I . • . will and . , Ply. 'self's, e-rceittors and administrators. . - • chat' warrant and forever defend th,e_above granted premises, and every part and parc-r-1 thereof. • naninsl thr lnwlul claims anedamands of all persons whomsactier. . . /y WITNESS writnEoF, the grantor... .. • . above named,ha 3.herr nrita-fet her .4•...-••.,:) .■ . r -.s., ' • t• hand and seat this . .12th.. •.. 'dm,i,of.,._..•August...___s. . 1 Si 42 . -- ._ . : 11 P.:CFI:Mtn IN 71-1F.rni:sr_Ncv or • 2.2) ::": 5e„ • 11- ' I •• • - ' , • . II .1.. . . . . ._. . • ii ,, --- . . . , . . - . 1. ______-- _ • - ------ - - . ( Ekt.) • . ..-- • •- I • • • - • - • . . . ,..-,-- • , _ 1 .. . , ::- •I..• :•':'. '' ' - • '.'•• ""4 :-, -' - ...•.'? ;--_ .. • •`••• ze-- •: ' ' 1?• - ■ ...!•-•-2..:..''. ---!7.---:7-"'"'F' ."-'-':.,,,' ', ,,.-','--t..•',..;" .'■'•,,0,&.T. :' T , i• ' ''''- .4 .- - --;:,- .......- ,.•- •„__4 ,.._:-.-• .::_s,11._:".,,,_,_ ,' -.04'. ,!■ 1 '• - ' - , '-' - ,, ,i.' '',",:,•.,-;_:;....r.x. s.1,1istl-'''r:".`..4.';--r"-' - - 4"•J'' I f 4• "• to -- - - - - - .�._.. ��� cY: �,-,:—;411-A,..;;"S n -'-.=.mss'- ,t- -,;:ra ':,�•:','.iYw 3t^ "1•.r. - :-Y:;• -__- -.n- - .y,_ .._ - ,ss* t�sM1-�`c-. �:i•�t"',ar_- ,Y,'�--ice ��.r _.•a a•�,�,_< 4»1'Y:=.: _� _ _ '�I: - - ,P�'. ,.:=�'= ..,.,:•:` .•�mss.�.���: _ _ _�•-g.° - - -t- .-c-,,,;71.-,v' / :.iM: _ tin. _ r1 HT�'• f e4°�' ,.:lad •1,'J -- >. :s _ f •- BE Jr REMEMBER - ;.. :. D. 19.42• •.' 'haF'ie:this__ _h'- _ciaj.of _Augih —____:__.A.•- -before'me,:the widersigi�edd °.• :-4' `Notarle lic: •__ ' • _ - • -------------.I-- .' - in and:for Conn jb d Stale,•` n • '. _ t� perioitaily appeared ahe within named._._..._:___.._.__....... • • . •-- . _- _ -•__—__--- _- --_._..w.ho .........._..!.,.1.§.._ . known to me to be the identcal person 'described=in. and wvlw--executed the within instrt ment, and —j " , ac. nowtedged.to me that_.-.._S.he_ : 'c:veuled,•the acme freely and voluntarily. _ l • - !; *•.. ?iV TE�Ttt<fOIVY WHEREOF, I Have hereunto set my hand and y- = - • • tarie7. J.2.-41-7•2;,,:.1 �P Q — rio seal ' -: day and :ear lust above writte . ' _• 1, _._.. .........._ _ • _� .u . • -• �.�, U 3`t}fit`: *. - 'ofary Public for 0 -gun- L.j:•[ J • r' ^ : V My Commission Expires._,.Novembet__2dtb_.,19 _ __._- .• • _ r '- • - . . . - • - - � `?. . b C ` o c7 A •• _ Co ° �4al - A ti Q Y ti v f y r _�. ' s..` R h , a z f a•,'"11-:1.! 1 a t . r I • • 9 f • .. _ JAN-10-2001 WED 11:44 AM PS: FAX NO. 5 • P. 02 ' Information /'� .ToBui{ld On Engineer**• • July 21, 2000 Ms.Valda Summers Sovereign Homes 806 Officers Row Vancouver,Washington 98661 Subject: Site reconnaissance of two lots for single-family residences on Northeast of section 3, T.2.S., R.1.W.,at 11465 Southwest Fonner Tigard, Oregon PSI Report No. 704-05141-1 Dear Ms. Summers: At your request, we have looked at the site proposed for the construction of two single- family dwellings at the above location in Tigard, Oregon. We present herewith a report of our findings, conclusions and recommendations. Scope of Services The writer, a Senior Engineer with our firm, visited the site on July 21,2000. Visual observations of the slopes, vegetation, surface drainage and exposed soils and rock were made. Our reconnaissance did not include soil borings or rock coring to explore the soil, rock and groundwater conditions at depth, nor did it consider the effect of a major earthquake. Our conclusions and recommendations are based solely on our visual observations of the site, and our familiarity with soils, geology and construction practices in the area. Borings or test pits to better explore the subsurface conditions can be provided at additional cost. Site Description The proposed site measures approximately 115 feet along Southwest Fonner by 313 feet in depth. It consists of a northerly-facing slope below the level of Southwest Fonner. The existing house and garage will remain on the south half of the property and the north half will be divided into two 47-foot wide lots on which two houses will be constructed. Soils and Geology Soil exposures in the area consist of silt, a structureless brown to yellowish-brown mottled clayey to sandy silt. The underlying geologic unit consists of bedrock of volcanic origin. It is not exposed in the immediate area; but is believed to underlie the project site at a depth of several tens of feet. protemional Semce Industries.Inc.•6032 N.Cutter Circle.Suite 480.P.O.Box 17126•Portland.OR 97217•Phone 503,289.1778•Fax 503/289-1818 JAN-10-2001 WED 11:44 AM PS: FAX NO 5 P. 03 • PS1 Report No. 704-00141-1 July 21, 2000 Page 2 No evidence of unstable soil or recent soil movements were observed in the slope or in the immediate vicinity of the project, nor was evidence of groundwater(springs or seeps) encountered. Proposed Construction We understand the proposed construction will consist of two single-family dwellings. Conclusions and Recommendations The site appears stable and It may be developed for residential purposes provided the following recommendations and precautions are incorporated into the construction. The upper unit of loose fill material, although undoubtedly consolidated under its present conditions of loading,will undergo an additional cycle of consolidation and settlement upon the application of further loading; consequently, the fill should not be used in its present state for the support of structures. The soil is currently located near the front or south end of the future lots. The structures may be supported on native, undisturbed soils using conventional spread footings, placed at comparatively shallow depth in the finished grade (minimum 18 inches below existing grade). Spread footings may be designed for a maximum contact pressures of 2,000 psf,with a minimum footing width of sixteen(16) inches. Lateral earth pressures on walls,which are not restrained at the top, such as retaining wall, etc., may be calculated on the basis of an equivalent fluid pressure of 35 pcf for level backfill and 60 pcf for steeply sloping backfili. Waifs that are restrained from yielding at the top may be calculated on the basis of an equivalent fluid pressure of 55 pcf for level backfill and 90 pcf for steeply sloping backfill. Lateral loads may be resisted by passive pressures acting against footings and by frictional resistance between foundation elements and supporting soils. An equivalent fluid density of 300 pounds per cubic foot(pcf) and a friction factor of 0.3 may be used for design for foundations bearing on and resisted by native soils. The recommended equivalent fluid density includes a factor of safety of 1.5, which is appropriate due to the amount of movement required to develop full passive resistance. All backfill for retaining walls, foundation walls, etc., should be select granular material (sand, and/or sandy gravel). We anticipate that on site material will not be suitable for this purpose and that it will be necessary to import material to the project for structure backfill. Native material can be used for the last 18 to 24 inches of the fill,thus acting as a seal to the granular fill. Temporary earth slopes may be cut near vertical to a height of 4 feet, above which flatter slopes will be required. Permanent earth slopes should be dressed to 2 horizontal to 1 vertical of flatter. JAN-10-2001 WED 11 :44 Atl PSI FAX NO. 5 P. 04 • • S PSI Report No. 704-05141-1 July 21, 2000 Page 3 An adequate subsurface drain system should be installed behind subsurface walls such as retaining walls, foundation walls,etc. All structures having a crawl space should be provided with a low point crawl space drain. Surface run-off drains and the subsurface drains should be carried to the storm sewer or other approved discharge areas. Foundation Preparation Inasmuch as soil units, which will provide support for the main structure, are extremely sensitive to disturbance in the presence of excess moisture, care should be taken to protect prepared bearing surfaces until footing concrete can be placed. Precautions to achieve this end would consist of(1) covering of prepared bearing surfaces with impervious membranes or granular blanket(4-inch maximum thickness)or(2)cessation of work during rainy weather. Under no circumstances should fills be constructed anywhere on the slope. Surplus material (other that the small amount to be removed from local excavations) must be removed from the site to a remote disposal area. All roof, yard and other upland surface water must be directed to storm sewers or other approved discharge points. Under no circumstances should storm water be led into a subsurface drain system(such as foundation drains). Footing subgrades should be observed by a representative of the geotechnical engineer to see if the subgrade soils and footing elevations are similar to those anticipated based on our reconnaissance of the site. These observations should be conducted prior to placing forms or concrete for footings. General Services performed by the geotechnical engineer for this project have been conducted with that level of care and skill ordinarily exercised by members of the profession currently practicing in this area under similar budget and time restraints. No warranty, expressed or implied, is made. We will be available for further consultation and observations during the remaining design and construction phases of this project. Sincerely, Professional Service Industries,Inc. pROr Charles R. Lane, P.E. • 40v" t,� Senior Geotechnical Enginee cc: Ric Jeans oMoa s:!gro44l704/cmt/05141-1 43 41'r S R• / -- ' 1' $"° T' • • VA 4 File Number nfied Sewerage Agency of Washington County Unified Sewerage Agency Service Provider Letter Jurisdiction Washington County Date September 6, 2000 Map & Tax Lot 2S13AC 1100 Owner Julie Anne Marckres Site Address 11465 SW Fonner St. Tigard, OR 97223 Contact Valda Summers (Sovereign Homes) Proposed Activity Three lot partition and Address 806 Officers Row Construction of two single- Vancouver, WA 98661 Family residences Phone (503) 816-7536 This form and the attached conditions will serve as your Service Provider Letter in accordance with the Agency Design and Construction Standards (R&O 007). YES NO YES NO Natural Resources Alternatives Analysis Assessment(NRA) ❑ N Required ❑ Submitted (Section 3.02.5) Agency Site Visit ® n Tier 1 Alternatives Analysis n ❑ Date: May 30, 2000 Concur with NRA/or submitted information ® n Tier 2 Alternatives Analysis 1 ❑ Ell 1 Sensitive Area Present ❑ ® Agency Concur with El On-Site Alternatives Analysis Sensitive Area Present ® 0 Vegetated Corridor ❑ El Off-Site Mitigation Required Vegetated Corridor Present On-Site ® ❑ On-Site Mitigation El Width of Vegetated 35 feet Off-Site Mitigation 1.11 El Corridor(feet) Condition of Vegetated Good Corridor El Planting Plan Attached Enhancement Required ❑ Encroachment r into Vegetated Co El ® RSAT,or Equivalent III(Section 3.02.4(3)) Required El Type and Square Footage NA Agency Concur with RSAT, ❑ ❑ of Encroachment or Equivalent (Slection 3 Use 02.4(b)) 111 Conditions Attached ® ❑ This Service Provider Letter does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property. • File Number Zj ❑ Enhancement/restoration of the vegetated corridor shall be conducted either concurrent with or prior to development of the site. Enhancement/restoration activities shall comply with the guidelines provided in Appendix E: Landscape Requirements (R&0 007: Appendix E). ❑ Prior to installation of plant materials, all non-native and invasive vegetation within the vegetated corridor shall be removed. During removal of non-native and invasive vegetation care shall be taken to minimize impacts to existing native trees and shrub species. ❑ Enhancement/restoration of the vegetated corridor shall be provided in accordance with the attached planting plan. ❑ Prior to any site clearing, grading or construction, the application shall provide the Agency with the required vegetated corridor enhancement/restoration plan. Protection of the vegetated corridors and associated sensitive areas shall be provided by the installation of fencing between the development and the outer limits of the vegetated corridors. ® Maintenance and monitoring requirements shall comply with Section 2.11.2 of R&O 007. ® Performance assurances for the vegetated corridor shall comply with Section 2.06.2, Table 2-1.4. Appropriate Best Management Practices (BMP's) for Erosion Control, in accordance with USA's Erosion Control Technical Guidance Manual shall be used prior to, during, and following earth disturbing activities. ® Prior to construction, a Stormwater Connection Permit from the Agency or its designee is required pursuant Ordinance 27, Section 4.B. ® For any developments, which create multiple parcels or lots intended for separate ownership, the Agency shall require that the vegetated corridor and the sensitive area be contained in a separate tract. ❑ The applicant shall notify the Agency within 72 hours following completion of the vegetated corridor enhancement/restoration plan. ❑ Other: Please call (503) 846-3795 with any questions. S. Alison Rhea Site Assessment Coordinator • • • File Number I2 � (1 In order to comply with water quality protection requirements the project must comply with the following conditions: ® No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the sensitive area which may negatively impact water quality, except those allowed by Section 3.02.3 (1), (2), or (3). No structures, development, construction activities, gardens, lawns, application of chemicals, uncontained areas of hazardous materials as defined by Oregon Department of Environmental Quality, pet wastes, dumping of materials of any kind, or other activities shall be permitted within the vegetated corridor which may negatively impact water quality, except those allowed by Section 3.02.4 (a through h). N The vegetated corridor width for sensitive areas within the project site shall be a minimum of 35 feet wide, as measured horizontally from the delineated boundary of the sensitive area. ® Prior to any site clearing, grading or construction the vegetated corridor shall be surveyed, staked, and temporarily fenced per approved plan. During construction the vegetated corridor shall remain fenced and undisturbed except as allowed by Section 3.0.4.a and per approved plans. ® Prior to any activity within the sensitive area, the application shall gain authorization for the project from the Oregon Division of State Lands (DSL) and US Army Corps of Engineers (USACE). The applicant shall provide the Agency with copies of all DSL and USAGE project authorization permits. ❑ For vegetated corridors 50 feet wide or greater, the first 50 feet closest to the sensitive area shall be equal to or better than a "good" corridor condition as defined in Section 3.02.6, Table 3.2. ❑ For vegetated corridors less than 50 feet wide, the entire vegetated corridor shall be equal to or better than a "good" corridor condition as defined in Section 3.02.6, Table 3.2. ❑ For vegetated corridors that extend 35 feet from the top of a ravine, the width of vegetated corridor may be reduced to 15 feet wide if a stamped geotechnical report confirms that slope stability can be maintained with the reduced setback from the top of the ravine. Psc posA L//VA R xn v� 11465 SW FONNER STREET PARTITION APPLICANT VALDA SUMMERS Sovereign Homes 806 Officers Row Vancouver, WA 98661 (360) 993-2275 DESIGNER RIC JEANS (503) 706-1814 OWNER THOMAS C. PHELAN LOCATION 11465 SW Fonner Street Tigard, Oregon LEGAL DESCRIPTION Tax Lot 1100 NE 1/4 Sec 3 , T25, R1W SITE SIZE 36, 011 square feet ZONE R-4 . 5 PROPOSAL Partition one existing lot into 3 parcels for detached single family residences . Existing dwelling is to remain PRE-APP DATE April 25, 2000 APPOINTMENT OF AGENT I hereby appoint Valda L. Summers as my agent to act on my behalf in the partition of the property located at 11465 SW Fonner, Tigard, Oregon. Signed this / day of January, 2001 at Vancouver, Washington. 7 Thomas C. Phelan • PROPOSAL The applicant proposes a partition creating three lots . There is an existing singe-family residence with a detached garage on proposed Parcel 1 . The partition will also create Parcel 2 and Parcel 3 , North of Parcel 1 . Parcels 2 and 3 will be flag lots, and will be served by an access centered on the East property line . All three parcels meet density, width and setback requirements . Presently, no tree removal permit is needed for the partition, however one might be needed when the homes on Parcel 2 and Parcel 3 are submitted for building permits. No adjustments or variances are requested. SITE AND VICINITY This site is located at 11465 SW Fonner Street, Tigard, Oregon. There are 15-foot access easements along both sides of the easterly property line for the mutual use of the property owners at each side of this property line . The southern property abuts the street right-of-way. This development is required to dedicate 10 ' along this right of way to bring the road to the needed street-width requirements . The western adjacent property is an open space, and presumably owned by the City of Tigard. To the North is a developed residential property. To the East is a recently partitioned lot that appears to be fully developed with two single-family homes. The character of the immediate neighborhood is single family with a mix of new and established homes. The site is approximately one mile (via Fonner and Walnut) from Highway 99, and approximately 1 . 5 miles from Highway 217 . INFRASTRUCTURE IMPROVEMENTS Streets : SW Fonner Street currently has a 20 ' right-of-way from the center of the street . In that the City requires 30 ' , the applicant will dedicate 10 ' of the southerly end of the site to the City for this minimum requirement . No curbs or sidewalks exist along this block of Fonner. There are no half-street improements proposed with this partition request . The applicant will enter into an agreement (restrictive covenant) to require the property owners of all three parcels to economically participate in any future half-street improvements . Stormwater: There is no public storm water system serving this site . The existing home uses a dry well for rain drains . The applicant proposes a soakage trench for each of the two new homes, which will be of a design acceptable with the City of Tigard Engineering standards . Sanitary: There is an existing sanitary sewer line in SW Fonner Street to serve this partition. Water: There is an existing water main in SW Fonner Street to serve this partition. 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 2 CHAPTER 18.390 . 040 .E IMPACT STUDY E. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services . The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development . For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users . In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development . RESPONSE : The result of this development does not create a negative impact on the existing public services . It was reported at the pre-application conference that the existing sewer and water needs for two new homes can be met with the present services . The addition of these two new homes therefore will not create a negative impact on the systems . Generation of noise is not a concern for single-family dwelling uses . There is a significant grove of cedar and douglas fir trees at the South portion of this site which will not be removed. There will be an open space tract dedicated at the North end of the property extending across Parcels 2 and 3 . This will permanently preserve the bank slope and its vegetation from future development, and will also buffer the site from the residential areas to the North. There will be trees planted in the landscape area from the private drive pavement to the new property line of Parcel 1 . This will enhance the buffer between this development and the residence that exists to the East . This partition promotes infill that conforms with the intent of the City of Tigard development standards . Moreover, home ownership is promoted and the existing housing stock is preserved. CHAPTER 18 .420 - LAND PARTITIONS 18 .420 . 010 Purpose A. Purpose . The purpose of this chapter is to provide rules, regulations and standards governing approval of partitions . 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 3 18 .420 . 020 Administration A. Applicant . The applicant of a partition proposal shall be the recorded owner of the property or an agent authorized in writing by the owner. B. Conformance with state statute . Any application for a land partition shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivision and Partitions . C. Prohibition on sale of lots. No lot or parcel to be created through the partitioning process shall be sold until approval and filing of the final partition plat . D. Future re-division. When partitioning tracts into large parcels, the Director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title . RESPONSE: The applicant will follow the City of Tigard Development Code as outlined above . Also, see attached report from the Unified Sewerage Agency. 18 .420 . 030 Approval Process A. Decision-making process . The Director shall approve, approve with conditions or deny an application partition, which shall be reviewed by means of a Type II procedure, as governed by Chapter 18 . 390, using approval criteria contained in Section 18 .420 . 050 . B. Time limit on approval . The partition approval by the Director shall be effective for a period of 1 1/2 years from the date of approval . C. Lapsing of approval . The partition or approval by the Director shall lapse if : 1 . The partition has not been recorded or has been improperly recorded with Washington County with the satisfactory completion of all conditions attached to the approval ; 2 . The final recording is a departure from the approved plan. D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed ne year provided that : 1 . No changes are made on the original plan as approved by the Director. 2 . The applicant can show intent of recording the approved partition or lot-line-adjustment within the one-year extension period; and 3 . There have been no changes in the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 4 RESPONSE: The applicant will adhere to the above noted approval process . Chapter 18 .420 . 040 Application Submission Requirements A. General submission requirements . All applications shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18 . 390 . B. Specific submission requirements . All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements . RESPONSE : The application has been submitted in conformance with the above noted requirements . Chapter 18 .420 . 050 Approval Criteria A. Approval criteria. A request to partition land shall meet all of the following criteria: 1 . The proposed partition complies with all statutory and ordinance requirements and regulations . 2 . There are adequate public facilities available to serve the proposal . 3 . All proposed improvements meet City and applicable agency standards; and 4 . All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district . b. The lot area shall be as required by the applicable zoning district . In the case of a flag lot, the accessway may not be included in the lot area calculation. RESPONSE : This application has been submitted in conformance with the above noted requirements and requires no variance or adjustments . As stated above and at the pre-application conference, the site is served by all needed public services . All three proposed lots exceed the minimum lot width for this zone . All three also exceed the minimum lot area of 7500 sq. ft . Parcel 1 = 12 , 708 , Parcel 2 = 10, 982, and Parcel 3 - 7, 966 sq. ft . These calculations are after the Fonner Street dedication and the private access have been deducted. c . Each lot created through the partition process shall • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 5 front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement . RESPONSE : The proposed partitioned lots are to be served by a 20 ' wide paved private driveway. cl. Setbacks shall be as required by the applicable zoning district . e . When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet . Structures shall generally be located so as to maximize separation from existing structures . RESPONSE : All setback standards can be met with the proposed partition layout . Parcel 1 front yard will be at its current southern property line . Parcels 2 & 3 front yards will be oriented East with minimum 10 ' side yard setbacks . f . A screen shall be provided along the property line 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 . RESPONSE: This access drive is to be shared with the owner of the two existing homes that abut the property to the East . Trees will be planted in the area between the paving and East property line of Parcel 1 . g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities . RESPONSE : A fire hydrant is located across SW Fonner Street from the access way to this partition. No additional fire hydrant is proposed. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access II/ 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 6 and maintenance rights shall be recorded with the approved partition map. RESPONSE: There is a common drive proposed, and the required reciprocal access and maintenance agreement will be signed and recorded with the: approved partition map. 5 . Any accessway shall comply with the standards set forth in Chapter 18 . 705, Access, Egress, and Circulation. RESPONSE: The proposed drive will conform to the above . 6 . 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. RESPONSE: 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. There is no landfill proposed within or adjacent to a 100-year floodplain. 18 .420 . 060 Final Plat Submission Requirements A. Submittal . All final plats for partitions shall be accompanied by three copies of the partition plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data or narrative . The final plat shall incorporate any conditions of approval imposed by the Director as part of the preliminary plat approval . B . Standards . The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92 . 05) and by Washington County, as described in detail by information provided by the Director at the time of application. 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 7 RESPONSE : Final Plat submittal will adhere to the requirements noted above. 18.420 .070 City Acceptance of Dedicated Land A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed right-of-way dedication prior to recording a land partition. B. Acceptance of public easements by City Engineer. The City Engineer shall accept all public easements shown for dedication on partition plats. 18 .420 . 080 Recording Partition Plats A. Recording requirements . Upon the Director' s approval of the proposed lot-line-adjustment, the applicant shall record the final partition plat with Washington County and submit a copy of the recorded survey map to the City, to be incorporated into the record. B . Time limit . The applicant shall submit the copy of the recorded lot-line-adjustment survey map to the City within 15 days of recording, and shall be completed prior to the issuance of any building permits on the re-configured lots . RESPONSE: The partition plat shall be recorded as noted above . 18.510 RESIDENTIAL ZONING DISTRICTS D. R-4 . 5 : Low-Density Residential District . The R-4 . 5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7, 500 square feet . RESPONSE : The three proposed parcels exceed the required 7, 500 sq. ft . minimum required in this zone . 18 .510 . 040 Minimum and Maximum Densities A. Purpose . The purpose of this section is to establish minimum and maximum densities in each residential zoning district . To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size . To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of maximum density. • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 8 B. Calculating minimum and maximum densities . The calculation of minimum and maximum densities is governed by the formulas in Chapter 18 . 715, Density Computations . C. Adjustments . Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18 . 715020C and still comply with all of the development standards in- the underlying zoning district, as contained in Table 18 . 510 .2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18 . 390, using approval criteria in Section 18 . 370 . 020B1 . RESPONSE: A three parcel partition achieves both minimum and maximum densities for this zone. Overall site 36, 011 sq. ft Street dedication and access 4, 234 sq. ft . Subtotal 31, 777 sq. ft . Protection (25% slope area) 10, 610 sq. ft . 21, 167 sq. ft . Add back 25% of slope area 2 , 652 sq. ft . 23 , 819 s q-., ft . 23 , 819 divided by 7, 500 = 3 . 18 Lots _18.510 . 050 Development Standards A. Compliance required. All development must comply with: 1 . All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18 . 370 ; 2 . All other applicable standards and requirements contained in this title . B. Development Standards . Development standards in residential zoning districts are contained in Table 18 . 510 . 2 . TABLE 18.510 .2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Minimum Lot Size —Detached unit 7,500 sq.ft. - Duplexes 10,000 sq.ft. - Attached unit (1) • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 9 Average Minimum Lot Width - Detached unit lots 50 ft. - Duplex lots 90 ft. - Attached unit lots Maximum Lot Coverage Minimum Setbacks - Front yard , 20 ft. - Side facing street on corner & through lots 15 ft. - Side yard 5 ft. - Rear yard 15 ft. - Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement (1) Single-family attached residential units permitted at one dwelling with no more than five attached units in one grouping. (2) Lot coverage includes all buildings and impervious surfaces. RESPONSE: The above is achieved on Parcel 1 and can be with Parcel 2 & 3 . CHAPTER 18 .705 - ACCESS, EGRESS AND CIRCULATION 18 .705 . 010 Purpose A. Purpose . The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. 18 .705. 020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18 . 360 . 050) , and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements . C. 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 an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. 18 .705 .030 General Provisions A. 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 • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 10 real property in the City. B. 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 . C. Joint access . Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements 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. D. Public street access . All vehicular access and egress as required in Sections 18, 705 . 030H and 18 . 705 . 030I 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 . E. Curb cuts . Curb cuts shall be in accordance with Section 18 . 810 . 030N. RESPONSE : Maintenance agreements will be submitted with final plat for recording. Copies of joint-access easements are attached with this report . There are no proposed curb cuts . F. Required walkway location. On-site pedestrian walkways shall comply with the following standards . RESPONSE: A walkway is not required on site for this partition. H. Minimum access requirements for residential use . 2 . Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than 19 as provided in Table 18 . 705 . 1 and Table 18 . 705 . 2 • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 11 No. Dwelling Minimum No. of Minimum Minimum Unit/Lots Driveways Access Width Pavement Required Width 1 or 2 1 15 ' 10 ' 3 to 6 1 20 ' 20 ' Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code . - RESPONSE: The access way is achieved by using the existing 15 ' access easements that run along both sides of the East property line, creating a 30 ' access, and by widening the existing paved drive to 20 ' wide. CHAPTER 18.715 - DENSITY COMPUTATIONS 18.715 .010 Purpose A. Purpose . The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715 .020 Density Calculation B. Calculating maximum number of residential units . To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district . C. Calculating minimum number of residential units . As required by Section 18 . 510 . 040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0 . 8) . RESPONSE: See 18 . 510 . 040, Page 7-8 . CHAPTER 18 .730 - EXCEPTIONS TO DEVELOPMENT STANDARDS A. Purpose . The purpose of this chapter is to present exceptions to the height and setback standards which apply in various zoning districts as detailed in Chapters 18 . 510, 18 . 520 and 18 . 530 . Flexible and/or more stringent setback standards are designed to allow for the maximum use of land and to allow for a varied building layout pattern while ensuring there will be adequate • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 12 space, light, air and distance between buildings to protect public health and safety. RESPONSE: This proposal is not asking for any exceptions. CHAPTER 18 .745 - LANDSCAPING AND SCREENING A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18 . 760 . 040C) , and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements . RESPONSE: Landscape screening requirements are not applicable to this partition. No change of use is proposed and there are no on- site parking or loading requirements beyond standard single family residential use . Chapter 18.745 .040 - Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18 . 745 . 040C. B. Street tree planting list . Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. RESPONSE : There are currently 14 fir and cedar trees along SW Fonner Street ranging from 10" to 40" in diameter. This exceeds the requirements, and no plantings are proposed. C. Size and spacing of street trees . c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart . RESPONSE : See above. The existing spacing is 15 ' average . • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 13 E. Cut and fill around existing trees . Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type 1 procedure, as governed by Section 18 . 390 . 030, using approval criteria in Section 18 . 370 . 020C4a. RESPONSE: There will be no cut or fill needed. CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS 18 .765 .010 Purpose A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic-carrying capacity of nearby streets . B. Adequate capacity. These regulations are also intended to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points . 18 .765 .020 Applicability of Provisions 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 . RESPONSE: Parking requirements will be addressed within the building permit review process . Proposed Parcel 2 has adequate space for parking and maneuvering. No alterations are proposed to parking for the existing dwelling. 18 .765. 030 General Provisions B. Location of vehicle parking. The location of off-street parking will be as follows : 1 . Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwellings (s) ; RESPONSE : Parking spaces for all three parcels will be located as required within the respective lot boundaries and set back requirements . • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 14 Table 18 .765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements RESPONSE : Per code standard, one space is required for each dwelling unit . All parcels will exceed this requirement by having two- car garages and parking spaces in front of them. 18.790 .030 TREE PLAN REQUIREMENT A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible . RESPONSE : At the site development phase a tree protection plan will be submitted. The new dwelling on Parcel 2 will probably not require the removal of any trees . The new dwelling on Parcel 3 will require the removal of an undetermined number of trees, all of which will be outside the protected areas . 18 .795. 030 VISUAL CLEARANCE REQUIREMENTS B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree) , exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints . Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or • permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 15 RESPONSE: There is a 36" Douglas Fir at the flag entrance that may have to be removed. We request that the City make this determina- tion. This tree is in the required 10 ' dedication area along Fonner. At a minimum, all branches below 8 ' are to be removed. There are no topographic constraints related to the visual clearance requirements . 18.795. 040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1 . Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18 . 795 . 1 : Sof �GGG4h �s( 4. 0110 1114 AMC a • • • 11465 SW FONNER STREET PARTITION PreApp Date: 4/25/01 Page 16 CONCLUSIONS In this partition proposal, all three parcels will conform to the City of Tigard development standards of the R-4 . 5 zone . There are no adjustments or variances required. All utilities are available at the street and can be available to all lots. This partition promotes infill that conforms with the intent of the development standards. Moreover, home ownership is promoted and existing housing stock is preserved. With appropriate conditions of approval, this proposal will meet all applicable criteria for a minor partition. Respectfully submitted this 1 /�� day of January, 2001 . SOVEREIGN HOMES <V_Nd(471/Y Valda Summers • . . RIP1111108111 iie, • . PROJECT: • TOPOGRAPHICAL SURVEY NV SITE PLAN . . ... • LOCATION: SI. . . . ".. NE 1,1 OF SECTION 3,TES.,R.IW.,W.M. CITY OF_,TIGARI),WASHINSTON COUNTY.OREGON CUERO DATU MARCH 30.2020 ;.....4:.*".4....\, --- -7,1:7:7.--•-...-ie -.' . •.•••...-'.-•:„,.-.7,. VELOA SLASSERS KALE I'•20' - .00 RUM. 00-2616 ,,,,.,,,,,,,,,...,,,.. *131;rgre 4_____._Ar_.'n••••.".. _____..... • •EOM TAXI)swam.INC. - ---- •--........ ..• • . • ...•.•• P.O.lay arn ow:Mt OP 02601(.0-144-4110 • . . ., • . \ \\ \\ ...';-.:;?";-:.--•.::.--...:-. ,-:;-:::,... .;7.-....-.-.:-:.::.: 77:7-:•.7.7." :, :: ...• : .-• -.'•./.;," ',,iimer-.;._• A - ......•: ••• . .. •• . . [ • • , ,•,,, ... • . 4T/PAI OIKAL rAgcgi,,,4, li I -...-::.:';;;;;;.)24)/%?•-•••••":• ',7.-.1"-L7'::"'".:..-•->"-.1',*2!•-";: ..::•[,...:'.:.,/,',.-:;,...,:,:i.' 24MTIET 12-0 ‘--1 ----16° : . - • . • • : 11 1 "---/./'';';;;',/,:/; :r''' ,'•:--..•-•:-.7"-.0.:-::::::::;'-''' ;;.•,•':::•;;:•:.;...-:•:,.. .'.."-,:• . • • . • . -:;',/,/,••/,./../-;.•',•;•••'.../•''::•-,:'...•-'' .........•,,,:„; ;••;•,,,,,•".:..'",-,;-,,..•"--,. LEGEND 0101.0e ISM.WI . . , . .. ...."•'.. • . . 01 1 :•••,..///://';' .';i''.: ••.. ..'•• ;.'?.:........... .. .:...:':.•:7 .7,:'''''" .. . . .: 0 .- i 1 • w/./,' •-/,-••"/ / -1,•,,t!:• ---'-::$•••••... - ---. mu uw • •- v ) 1...' LI .1 .1.t k ki-i . 1, _„ 1.1 re .4.2 I 1 . . //'',• ,l',f../. '-•:,...1 --,7•-'''..,/// • • • . 11 r■Pcs.t.,5 . / -V . • 'i • • ....42 . , /. rQ Ill' . •... / -J t • • • U i • • • . . •, . /./„.,../. :...il ....;,....:.._ __..., __________ • ....._..... ..., 11 44 . .• • . ) I ' • • , • IVIIIIIIMIIIIt . • ..• ,!....;'''--.1•.. i/...i /i • I ; ' 7'" i I.*--' 1:, - • • 1; .4 C )1(_w_.. .i:1-.•', .Iii. •'./ift: •.. •'' ''• ' . .i 1 1" ‘' ■.1 i ,• 1. • ri‘ •.. ' •',1', ',/,, ! / ,.,,,.4.7 • •' ill& ., ,./. -, • . . ..I• • ,,,„114,-,i; / I ,'/...,..'nz...=.. i .,...!.. ik lil 1 .. ., ,... i .';• . 1 • I // 'l 7 ,■:, I - 1 - (0/ 1. ti . Ii ••• I• - . • .. • . 'A,' .• ,.. 1.. 7 ,6 t r..% • . . , . ;•11,..... . w . 1 . I, . , 54 • II f I 0,„,, " .. _ . '' • / - , .! 4 • . I A V E.:'..; • 4* ..' g 1 • 1 - ,L.1. • :c.... ....c,' • cr , Ifi,%ii. i'" -. • . _ . ^ . V .1 . . ..•,'.....I . 'i :.-114>" .•. . - I • .... t1t.1 I i . . . . • • .1 .. •". i , . '' • ..4....1 J . ..:t.,,1 • 1 • • 1 •• ,./ ' ;.••• r'I.,:gs _IZE:--••'t l'it!'A1 . 1._._.____:__ , • • . . _ . .„,,,,,,,,„*.,,,,,......N .1..,g.,i7e.:‘,';';WNI■111e...4141", / / .' ' eilrA,S.,''"-...0' -' ''' - 1 ••..•.... • **".'" . '%'4'4: *Vii";''.. ik4.''N.,4..N■Nit.:;:...,%. - . g. \z: jt.:&:M.4%.•*&..a.k.■■../.....-IoNi! ;;',.i,. . ,,, ' •.1..;i:'-4. -rc-411111V..71:17_-__.•._ . ••,Aci-•' El-a-mg'- '".' - : —;.-4,--.----”-•—•— 'i io'er-V/psocArre,a..4______L___.,triopro -1 i ; ./ . .' r”..oir...A....A.,' Me.Pal i • --- • MAN awn,/taw •• %AMY 1111,1.4413u- . am,e••■•yr fo'''', . , .511.rac-lfc.,,/wt.: , . • . ... .• ...... .• .• . RAW LW 1.1.51. . : .,.........- 4511:_raglitg:1-.(\ ;. •.. •••• ••• • •••-. .%, ' 3,4.1.rat,/k/4.1.c..AVZ.j• ., !-: .• ..1 • • . ,. . 0 ,,, rw• i 1=T?it=?.' ... i . Mr leVelle • i • NO ,F,MCI TV IC 7‘,1 L Pf67U T •el•MTN YIN NM 404,01e.Met/ -:OK 1\4.1,(Mf:v-LAY(a..r.r.." " . • i . INE MR WAY=Of WO MO•111075•MI ... ..... . eV Me.DIM•Mee ON Tr WV Of• • Mae 110104.0"11“10 M.MO AN MAIM. • 1 . 0'MAW/.MCM•MIND Al 174,WOLVILIKOI e . GI"MAIM,MO MINIOrn tli • . .,.. . ...... . ....■ ssmis.m.amese■. . • 0. 49.18 fv1,16t ,Vo1.LV9LL ' W dNV [vOUY3Nfl? j dNVU2A • • . 'AtAtA1 Ott` lii i7I1 D "I\ A11rItErA WETLAND DELINEATION REPORT Marckres Property 11465 SW Fonner St. City of Tigard, Washington County, Oregon T2S, R1W, S3 • 2 F - •1 Prepared for: Ms.Julie Marckres r' 11465 SW Fonner St. i 3 -• Tigard, OR 97224 • • Prepared by HENDERSON LAND SERVICES LLC 4212 South Shore Blvd. Lake Oswego, OR 97035 HENDERSON March 3, 2000 LAND SERVICES LLC • • ,JE' ifir■MIL -.1&11111 WU ]A1 AID PREFACE This report has been prepared for the exclusive use of Ms. Julie Marckres and her assigns,the HENDERSON LAND SERVICES LLC(HLS)project team,and reviewing agency representatives. Findings reported herein are based on information gathered in the field at the time of investigation,HLS' understanding of the U.S.Army Corps of Engineers Wetlands Delineation Manual(Environmental Laboratory,1987),and HLS'understanding of federal,state, and local regulations governing wetlands,in conjunction with additional reports referenced herein. The wetland boundaries described in this document represent HLS'best professional opinion based upon site conditions at the time of the study. Wetland valuations were outside of the scope of this study. Final acceptance of wetland determinations are made by the appropriate federal,state,and local jurisdictions. HENDERSON LAND SERVICES LLC i MARCKRES 00-1 • • W III illy EXECUTIVE SUMMARY A wetland delineation was conducted on February 24, 1999 by Matthew Koozer of HENDERSON LAND SERVICES LLC(HLS)on private-ownership land(Marckres Property)located at 11465 SW Fonner St., City of Tigard,Washington County,Oregon. Six sample plots were used to asses site conditions. HLS has delineated approximately 0.02 acres of PEM(paulustrine emergent)wetland associated with the small unnamed tributary of Fanno Creek that bisects the northwestern corner of the subject property. Upon agency review and concurrence,HLS' determination will assist Ms.Marckres' site planning criteria for future development. This wetland delineation was conducted using the routine on-site determination method described in the US Army Corps of Engineers Wetlands Delineation Manual(Environmental Laboratory, 1987). This method requires the presence of hydrophytic vegetation,hydric soils,and positive wetland hydrology in wetland determinations. The intent of HLS'field effort was to make a determination of the occurrence and location of wetlands on-site which fall within either the U.S.Army Corps of Engineers(ACOE)or Oregon Department of State Lands(ODSL)jurisdiction. Regulatory agencies having jurisdiction over development impacts associated with on-site wetlands include Washington County, ODSL and the ACOE. Wetland boundaries delineated by HLS are subject to verification and approval by these agencies. • HENDERSON LAND SERVICES LLC ii MARCKRES 00-1 • • • iva[. • n ,. WI\ 111 R11107 TABLE OF CONTENTS Page PREFACE EXECUTIVE SUMMARY ii INTRODUCTION 1 SITE DESCRIPTION 1 PURPOSE 2 METHODS 2 PRELIMINARY RESOURCES REVIEW 2 FIELD METHODS 3 Hydrology 3 Soils 3 Vegetation 3 RESULTS 5 PRELIMINARY RESOURCES REVIEW 5 USFWS National Wetlands Inventory 5 NRCS Soil Survey of Washington County 5 FIELD RESULTS 6 Hydrology 6 Soils 7 Vegetation 7 DISCUSSION 9 SUMMARY 9 REFERENCES 10 FIGURES 1. Vicinity Map 1 2. USGS Topographic Map and Project Site Enlargement,July 1984 2 3. USFWS National Wetlands Inventory,Tigard,Oregon 5 4. NRCS Soil Survey of Washington County, Sheet 44 5 5. Investigative Plot Locations 7 6. Delineated Wetland Limits 8 TABLES 1. Plant Indicators Used to Determine Wetland Status 4 APPENDICES A. Wetland Delineation Data Sheets S....... ret .-..... ..a. .. . . . . . ii ,...,..N...-... Nit-.,,, N. ti,.. ,-.0..,•iN• .A %-\L•tlatid d'i....i.:Alitinarai.ni V.,.a...., condueted for Al s. tele Marekres.. on does a,A . , Ao! „.. , O., 'he i• . . ._ . . f ,• - "1 ward, ‘Vastromm. Chhents. ()ree.on triyiire i • I: .7.(-.mitt. Atop). Detcernenseme nht.ungs presumed nt this TepOlt Vt..4t. assist Ms. Marekres iti assessine. the dehelohntott txtssibihties of this parch* h* thentoyme. . , loch*. state and letlerttily regulated ssollattes. **gyre ./.. I'icermhe Afoe. .•-•• . bk:r..i.....,--7"0-•wv. rk" :‘..,•62tel'or...-.,._..Meitt,t4';._„: :,,... At49'-•,•41"1"1*.--Keiltir' . l.o. ak :As- s , ..'f•'. F-AJE liz:7:-..;,:,;34:;........:.:...*‘:.75.-:2:04..-::-.:-.4f.P-7.•i..ti:Mtt 7,t.;,EN i*7.-.-1 •.".',:..3".,•;pi,',.... -.:... ..coi i..,;,,...`A.- ,tr,, ',-;_-,..r.,_,1.,,,,_,..1 •4'.;7 ., . ;;i41:."..•`;:.!i F.;•: ;:.•-,...:•,,,r.•:••, ..,. vt..,,,,,,-,„1...:. .y.-:.,.•••.•;,....„,....:2:.„„zi,:;,: :...,?.!....., .: ...., ••• ..:: ...'.,;:v444:,...4 'A...,:....f. . ::........- .,:j- -.J.: w..¢-41,'..-'....??,d: -,.4..:lc,v.;,.,....--,,,,i,,t5.17.-vg;1WWfvfNlii:•-:-A4',WM-4- :.,i•ii 'WI?: '':t-L, :•n■-•i,'1"1w;.. •1::?i.;i, t "e .)` Y, - ' -- ''.,• 44,t414-1 ''.', - .49.....v.,-itli...?:" :- ' -07.V",gt.---'w.-.:'C.., ---,.=.r.--:-,1:.,•..i..":144.'741: M.:444.: I;,..1.,,::,4,:.:....,-...;,...:7.,..:,...p....,k.t.,,,,,,,t,,,..4,..,:- ,•-•ws,..-,.....,....,...: tio..-f?,.,1,41.!.y.14.,. PO'..1.STE 1.•.-,s..., 75,.l'A...0i: ,A,-...t:15-fate.4.4 ii",'•" „EtRW.F74. :"..w 101:7.0 iifsj,:C.......;::"•''..::::.:%?.:e'li,15*.11.,;•'2.1.;r:V.V.: "..i... ,::-. ;.,.-T,i La,ti•t4F?';...,"i-+;it•141 53."'MI'. ,...flAria....,.:'-'4471.-W ''-`'."41:4q.-7044-,./.e:L,..-'-''! 4.„•,..-:::.., ,....:::..4........i, . ..L ft. : t,.. ..., -. .. 7.;...".;,&it,!';' :. .....%,..ii',....19:. -:-.fqiiif:::...J;ft i:?..,:■Ii..1:•-:.......:::"......1',,t••?.„:*r.:'.% '''11;1:'.11i'l''. Sf.';;;;V.I.' .:0...,...WP.N.F.'. 4. :r•...44:t5(4'47.9".4;.: , .., •- '' .::"-.4,-.A7t: -.'4,1:"' 1, N ...z.W.,--14.:1 a...:-.68,:...,s. *...,.. ---., s../Y.. .n •I':,11,1%.-'.."......-:-,z..ft ;!.s... 5-4...1;,,,'; Af.: --'","-i",4..4.:.7:irr,":-.3,.:.16,.•;;;-$ 17,---'•?•:-..9!';',itSV4"-X•','--t• "-• • -• ••'---• ' '.,'.,''',,,-,'--...--;1,..--,,;•*:.A-::,),••••-,..-ii., --.- - ;••-• • •-.-,.4... ' 71..! "..-.'.. :' •' '-:7-•'-. " ...'"--1--. ..:'.....-- ...',4, ..qi.':.:4'..", .. ... . .a.,.:: ..ii ..e ,:;•, 0?,...:-4.s.;.,10.1-:. ,:;,..r.,.-.....,...-,, :. .;.a. ...,....!,...• --7.,.• .,•••,• - ....13:Z:PI -41-,%?:i".. '7'F.:'4'1!)Cf•..eitni.Q4":":•%■. .t':'""' S: ,:'',`'F :e.,„,:.•1 !k•:::...,..';'...;?,!• Yr...'-',"'''''...'?i• '''...'.:.-;•.; :.;....!"''. ...i!'•1,,,f f'.';. ' ' i]ktl:'!Vi"I‘j'!" 'AE.'..V..t --itP..:7,•.'e ..'r.4,,.....,...,.,..,..,.„4.40k1,%- P...,..,..•;ieN.,,,4:11 .,,,,-". '' i:-.--...W.-,a.=':. -..,,-.-‘1.::......V.....••iv, p::-.;,;.r..--7.7i.,,..:„.....,30• .,....Ale -..--.:.,,,--:•••:.:1,-.„ . .,..,:..,,,3.- .:..--,,•••:....,.i,•::• I..•.:„.•:„."..:...„„--,.,... • :.1.:.::. 73--'1.F-,.;•-..A.-F..-ti:.':.:•-:- - ':-.''' t'3 • r .q.:::-t..4,:. c•-•,.V.,:a f,i.-5•=-:-,,-;;' -=r.,- ;,-':• - 1C-!:: ,:•:::;7'..'?:-:-i7:-.5-71 ..4.1:3:XIV'..7:46.' . . ., . . . . '-'. •-..,- -.•:".,.',. .• . , •• • .iii !;?jr.:".::'U'.:::t;,:-:-7.;;T:i -- -4' l.:fa. .4;•:",..;,...„(n. ...•;',.. , ,f .41;,:f;',"11'. ..,•;"•;0+1.-7.". ..4.-':•:.i..;1".•1 •"..:V.-•••P . .i oft ........ ..,........„. .,......„,„.f.,„,,e,.. ... ..,,....,. ....::,.....,.„ ......:4v,.,:ste.:.!•: ,,..sv.,..7.,, ... ..,:r:...„.,..„,z., ..„. . • 1,: ;•-•••• .1.4 _ • r!..--:-.7.• .: .. •• :.. ,::„.,. ,;;..i.. ,....:..„.1-..-1„,,,...,_,•,i,..?..:.,:tot.:;.::::::::,....:::,. ...;.:„...:„.. ...,.. . . . , eu, ... ,k".`,W; . .i:.:4'". ''Ar...,..,...• -..,,ty'10i i:".t.-:1,1,',,.Y ..4;,..•.-r.' VO'••lilt far - . 4...•. - •,11 • - • ...•-.,..,:--'.;.-i7:.."' .4-1.-': ..i..40...'.' '2.,:.t:••r- '..•...W ,....•e••*';i54 '• • ••:,,;.:4,,;r1-:.N.,::•-•,..i.:!-...-,...i-%:••',....,..•y-.....-7 7:;?7•V•,... h :',.4.,..:R.'.i-41,7,..i4 •„... . :::.- -- r'26.-.1..' . . -. •: :,:f5:-A,•;,,,:z.-if.t•-•‘er -.,•••k.:. , i.: .4'14--•........... -i•A•.•,irk'ee.',i.4.•:.1 , .. .. 6... .7-1 ap.•'Is 4.1 . ..c....• ?• -.- • • ....:'..r.::rjr,c,!...Z, .1.:1,61.,ii• '-. 4.?":'•"•:1'. - •."•;,- -ff,-:', l'..:,--7,1......- -:ii -- - . - v .'.r.-.. • -- -:..-'i.: • .......1 .".;!.:%:y..,;:3!%%441:ps:..-Z.,;' -. ;..:;-.--..,1•-;, ..", ;,:•••_. ...,:$1,W.,.- r:'7.'.teif.:S.At' .:„.,..,..,.:11 ..,, . - . .. . .. . - •.... ..-. :. ....-.-,.:.-..:•-,..1:,.::::-.-,A-11,7.A.?•..,.,;.1.'; .4-7'.:.",-.:•1 :;-.".. 4,:i..'•'.,4t,':', ....4:ktri 4". .':':"; l'3. '-.•-• .11 ..'i** • - - -. ,........:... • • 1)1: .0•.:,..- ..1- .-ArN,::!...4:22-A:.:1.,: :.-..,--...:..,•.- ....,ft?:::::P:' . .VO., .; -.14 1‘!;111i4.--:,.....).!•,..A...2 ...1;,..!■ :.: -:• . . l,.„v.;. ..:1..- t.....4.:,41.,..*-Si.;..V.5.:;::..irrf;::. t-zo•i:..;...;'.:2.:17. ....-,:,..7.,'.?;1g.'-::J.".•-: .-. :•:.::. .• ;C-17 ,....7-9,:'".'.."'.. ..4j...S.-.4.05 ..I --ilk• ••.''7-3......'''. .t•.-''' C''' -•.• • '- ' --. 4••••:-...-:•--'•-• ....- ••• ;.•, • .;. ,...'r, '. ',"• '...-'•• 1 .. 'wc...-!4'i-1.7 y*S,-;.:I.„C.........,"i TI":•".:.'•.::.,..:Z..t N•.1,,fK.-S."...,:•.:'ig:Iif4..,r,t.ji4:).l,...t ;. ';•.__tAT/,..--..1 1.:..:A,.fy-.,.S":'"..f N l•.i.e.•1.:.4A.$s:'r':1'.i..744'..'.;.l;....:'..',..,'-'.-1::A.",-:p4k-:..t,.,„..45:.•f,-.:._1''.,0.4-...,---7,,..:1.4:....;,„.::..--•:;:.;:;,•0rr.;-.-V•.‘•4.,':.••,..-':.,:'.,•'..-1..:....41.'-i,'....'.I-'...•.,'',';.‘•'.••i.•.,•!.4•..'•.t.,.•.:•.."..4.-n.t-4--•.,.„.,,..-.,...P-4:i.;4.m..s.-l..A-.si.i!i..*.-k,-:1;.-'.,.,R;;.....7.F*C::.,42e•.:„.'A1.•-i:,.:Y iti;.:.1.i'2't„i.4„PiA 4..„i•0. o*i:-P.';:7,.j_7'a.:.•-.W';.•.e:•:.-,1.•....4.,.„-3T c-.`i..7 4 14-.i..■,..:.•:*4:1Y.:-• )..-4::1:%,,,.,t;•':1F•':,4-.•,.el:,'"'„'•.;:..'.ie`".,'l:-•*.0..:.i0;,:„.1„*:'-7:1,-_-.'*4*:7..1..,'4k.?,4.*;;'.,.-,.1 0,'•.:::.•:..''r.:...„--.4:,,,7..„:,..t-,,c-.;-.4,4,4:-•:.;_.oV,..10,1,-,:t6.4?..t'..-..1:...z'0-e44,.4 4P.%..&-.,1:".,k-.-f•::v,7't;,:F,.e.4:'.,-,,.p4.,7.4:,•..N0V,.fi.;9.,,:.Aw.4.-:1:.;.74e3:Pw.a'e.,.:.,......:,..:,;;.-:;,•:.:;.:.:1k..1.,..;"i....,-•N-..4 1..,t:„,1•.,e:,,,s,i,.N...:,'..,,.z",-•.'?.:;•,:•"t.•A-.t::,x-:0.k-",•-'k.•.-„t 1 • -4 a:;....::.:•.:.1...„'.r-.:.',!7-.:...-.,,‘.•,,-.z.4l..;AK;,.e;-A.0:,..*.,."..,,:....„1•1.•,tw4.41r6-,..',,t4•....i1.1.....,rt;..i.`...7...s...-.f,-..0,:V4•.-7.,:.3„;t!...•:'4,4.'-..1g.,.-4s,..-.,.W..:..,;.,,••"..!..,.,,•,:....A:;.;...h.k.?:lO"•V-i....,_n.,...:.0.s,r 7-,...•t;,.,..7,•.?..•-u,•y-f-.4,":.w.,.-i...•'-.'A..'1...-'.00....'...'....'2-..k.:.„':",..1.,..?'..,.'0,..-...•.t.y‘'I h-..' .4-'•i. -.,. %.... __....4•.;...01i!:..-ISt,'"ge, ,••.'''- .,-.'43er'•-7 Z Y.ii•-.--.:4 V.:I, '.WO^4 iiii:ifeAri;•...j'.1f:VW:cii4.4.i...,,l'..•Pi':' .•-'.■ :44,:42.^G,t..',,ti.:*:..4'.,,,,•••00::::-...,..vvi. .,f,::-....7:',.*.1 -•.%' .0:i'di,kg;:.....t.`1214 1.4:k A:.'!..,7,961;t.'.. .. •-;fa'...:1V-4,-:4 : '.Cktr.:fIrnftS0.9kelT-''-:yr.'.Ii.'.5t:,..- ''•,_•,... " ,.# /1 .*::.:•'•". •,......C.• it..1.40.:6,.4,4,:,'.'7 ."'..P..s.."?..,:!.• :- ;:' ?A:7„A.sL,'?-....■it-1Z.'.4.1.,./t".•;.7-::.::17 :7").";•-.f.1". i,,.,.'-.- ..,„.4...,• .7,.-q.i,,..._,, ...., IT „''.44..i..4..4..-:';.••-.'..•,. . •,.4, . .'*''-'-.' -.4.1:.•1 A.•iiti4.iig l;.P'i'p-;‘i.-7.5,:4 1.ab.!''.':P•r"rPi.':'-T''.4'4.. _•tV*44 IA, 0ttiLI;iN4 " E.-7.?A•t..r IV1-41t7:..07g c'1'.,-.,,.-.4........-;'1,•...-*.„..'.*•:R'.t,-4.4.X.,.'4,,,n r-4 F-t-*•:I4..4f,,e.;,..t4t,1i.l,,S-..-;•Ta r..:'..V::"(":r''i'l.I.R.i:/.....4.•;.•:.?'.P,•.4,.••.:.••,•;•..'•:..'•"••`••...•4•:•-'.;..•:.•i.;7. • -t -- ........ . • 119(4 Ow _ ••r'..'ratio* itt- . .:,---1.,,,---,'. A reianglitalELLAZ ;',.---....'' ' - ..• ........ .,............ .... :•.2:-.• .:04;4*. 4-1.• ••■•1••■■•MINN,barkimzeter :SALP-111).‘• , . . I he simiect mimeos etevests a hotraphe house. and a small storaph. outheehinest. Ileo. structures; sh. s'Ap the ... .. . , Me.hest elevanon -on the properts adoteoot to honner 'street m the nortneoht 4,...0tiii....'i 0:• toe props:sof -*home • „. • . ‘ •. - ,. ,.. . . . . . ,. Ames the the itri1C1.11FL.;"..,, tilt; WairitallitAt Vali t.t.r.,CS Va'aV 10 ark.11,;11.1thed Hpialli.1 MI,...,;',.ii I'rffill ..“.... ''...a.11.k...1. s„.. ,. • , . Tmireel arathehh, -hopes :loons;afti to topooraphe trom st.Atth to north north:A:At, to the thsosong A thAtto . ..... . - ,-• _ channel A small est:as:AAA pond is loehned on the n oni»ot nee 1,:ohoto% .0 the vosse 1 ii:`,D1-•: :"•:',N i •'0,..::,sh hes se I st. , *.t 0 • R WIN lit NWT. �a�nrniii Fi: re 2: USGS To,•: a,hic M' • and Pro-ect Site Enlar:ement,Jul 1989 111134M------;::c:-.--f., 1-IX:::811 r E ::-4, .;;OZIr;::517i 1 l-gf:.:17;iiiiiiinfr-7.157-=7V 7 �', ter% .. ,.? ,, ,-�• 11 f /���, .'lid it _ P,t41 `���1 4. (. :s-L ' it ��QJ��..• •� . ,'1 ,, �� ; Project Site ) , .._ it fee') .E:`"s=': „ .may; ...��.: ...ssslll ,�, y �{ ...._. ti ,, „i--?---,.., .,..,!. ...... ,11-r ti •:ex; / yjf;-' .s S. s.,2:5▪ �.:v739'. 9 /JJ :•.•71.•--( -• _i. t -` ,..ii 6-:( a,1 N-.' • x,- PURPOSE HENDERSON LAND SERVICES LLC(HIS)was retained by Ms. Julie Marckres to assist in conducting an on-site wetland field delineation to determine the occurrence,limits,and area of federal, state, and local jurisdictional wetlands. Once verified by the appropriate agencies,this wetland determination will allow Ms. Julie Marckres to assess the current development opportunities and constraints of this parcel. METHODS PRELIMINARY RESOURCES REVIEW Reference information was reviewed to provide initial site information regarding wetland occurrence, presence of streams or creeks,vegetation, soils, and hydrology. The sources included: • Soil Survey of Washington County,Oregon,U.S. Department of Agriculture,Natural Resource Conservation Service(NRCS), 1988. • National Wetlands Inventory(NWI),Tigard, Oregon,USFWS NWI Web site,U.S. Fish and Wildlife Service(USFWS). HENDERSON LAND SERVICES LLC 2 MARCKRES 00-1 • • //11M .Asa11 \ N lit R11 FIELD METHODS Wetland areas were delineated according to the"triple parameter" methods for routine on-site determinations described in the U.S.Army Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987). This method requires an area to possess a prevalence of positive indicators of hydrophytic vegetation,hydric soils,and wetland hydrology for an area to satisfy the criteria for jurisdictional wetlands. Hydrology Water is the critical, driving factor in wetland formation. For the purpose of delineating wetlands, an area is considered to possess wetland hydrology when the soil is saturated to the surface for more than 12.5 percent of the growing season. Areas saturated to the surface between 5 and 12.5 percent of the growing season are sometimes wetlands and sometimes uplands. Areas saturated to the surface for less than 5 percent of the growing season are not wetlands. Field indicators of hydrology are divided into two categories:primary and secondary. Primary indicators include visual observation of inundation or saturation within 12 inches of the surface,water marks on woody vegetation, drift lines, sediment deposits, and drainage patterns. Secondary field indicators include the presence of oxidized rhizospheres(rust coloration around living roots),water-stained vegetation, morphological plant adaptations,and local soil survey data. Presence or absence of these indicators was noted in the vicinity of HLS'investigative plots. Soils HLS'investigative plots were examined for the presence of hydric soils. Hydric soils are soils which are saturated,flooded,or ponded long enough(usually a week or more)during the growing season to develop anaerobic conditions in the upper horizons(Environmental Laboratory, 1987). Characteristic field indicators of hydric conditions include;organic soils,thick organic layers(histic epipedons),gleying(gray soil colors), and low soil cliromas (intensity of the soil hue)with or without redoximorphic features (mottles). Low soil chroma and mottles provide evidence of reduced soil conditions that develop under wet, anaerobic conditions. Mottles indicate a fluctuating water table. Local NRCS offices and the National Technical Committee for Hydric Soils(NTCHS)have published complete lists of hydric soil series. Local NRCS determinations take precedent over the NTCHS list. Soil plots were dug to a depth of 18 inches at each sample location,or until refusal. Soil was analyzed for color using the Mansell Soil Color Chart(Munsell Color, 1990). Soil color is based on hue,value, and chroma. A soil color denoted by"10YR 3/2"has a hue of 10 yellow-red,a value of 3, and a chroma of 2. Prescribed methods require a colomietric determination immediately below the"A"horizon,or ten inches, whichever is less. Vegetation The USFWS has classified vegetation according to its frequency of occurrence in wetlands(Reed, 1988). Plant species have been given wetland indicator status of either obligate wetland(OBL),facultative wetland(FACW),facultative(FAC),facultative upland(FACU),or upland(UPL)based on their probabilities for occurring in wetlands. Table 1 provides definitions of plant indicators used to determine wetland status. HENDERSON LAND SERVICES LLC 3 MARCKRES 00-1 • • Wit III s Table 1:Plant Indicators Used to Determine Wetland Status Indicator Symbol Indicator Status Definition OBL Obligate. Species that occur almost always(probability>99%)in wetlands under natural conditions. FACW Facultative wetland. Species that usually occur in wetlands(probability 67 to 99%),but occasionally are found in non-wetlands. FAC Facultative. Species that are equally likely to occur in wetlands or non-wetlands(probability 34-66%). FACU Facultative upland. Species that usually occur in non-wetlands(probability 67-99%),but occasionally are found in wetlands. UPL Upland. Species that occur almost always in non-wetlands under normal conditions(probability>99%). NI No indicator. Species for which insufficient information was available to determine an indicator status. Source:Reed, 1988. The National List of Plant Species That Occur in Wetlands:Northwest(Region 9) (Reed 1988)uses a plus(+)sign or a minus(-)sign to specify a more hydrophytic or less hydrophytic portion of a particular wetland indicator frequency for the three facultative types of indicators. Under normal circumstances, an area is considered to have hydrophytic vegetation when more than 50 percent of the dominant species, from all plant strata, are classified as either OBL,FACW,or FAC,excluding FAC-. In accordance with the methods,0.01-acre vegetation plots were established in areas of characteristic vegetation, and all plant species observed were identified(Hitchcock and Cronquist, 1973;Reed, 1988;Guard 1995). Percent cover of all plant species was estimated. Dominant species are those species in each stratum that,when ranked in descending order of estimated percent areal coverage and cumulatively totaled,immediately exceed 50 percent of the total coverage. Additionally,any species comprising at least 20 percent of the total coverage for their respective stratum was also considered dominant. Data forms were completed for each sampled plot location. Areas in which wetland hydrology,hydric soils, and hydrophytic vegetation were all simultaneously present were considered wetland. Cowardin et al. (1979)provided the methods for classifying wetland habitat types. Information on wetland indicators for vegetation, soils,and hydrology was used to identify areas that, using the 1987 Manual,would likely be considered wetlands by U.S.Army Coups of Engineers(ACOE) or Oregon Division of State Lands (ODSL). Location of soil pits/vegetation plots were flagged with orange tape and identified by plot number. HENDERSON LAND SERVICES LLC 4 MARCKRES 00-1 • • r7..... .......... l'IMAMINARY RUS01:14(tES RUN litAk ell,fitiir(:(1(1,14lifjf!.(*(1:11.1tal:.:(dArul.s.:11t'efffllefIftfl.fitif daffliffiifff (if. I..tgfirff...t triff.f.ti (tit .irtidt;talc.: tiiifit,t If ff, ft:iti.tifp.tifffi.i .itit!.....tt...f..ffi 33 li.f...:1...." ..1::....".1,1: • • •, : ., ..)3.11:ii,ixi pri)p)))3.3" ,)) . • .... , ...... 3.3..i , : . .) . . . .... .: 3 ..... .... : : •••. . .....• -..;•••• • : • • • : f tile N\Airi mai) ; ,. .• • • . . : •• • I 1.•••-1 . . • ()•‘'). rci)liescill i3.• i ) ..)•••3 i'••••)). .: • • ) )1 Prefect Sitel .; .. •••.... .' ...'.. ... . • ....f i ' : :.1... .; ii•ilriciu.); ii.m.i3),31 iiiiii )....),)):•....,...,.. , .. . riiiii))))-id weliali).1 ),I ..) i • ; i....3. .•.„ .1.. .i•3 .. 3. . 3 ).• .„ . • : „...... .. 3 ) .... 1....... i: ; i. 1..ri........;, • .,• 1 ... : ..:! • i tiiii-»3) in •I•i)..)))).(1„ 17)1" .: .• • i . ..••• • ..• .. . . -0).)..)))3•iii. . . ....) i•••••.3 ' ... ) 3 ) 33(4).• i 3) • • • • . • 3 '3) •. i• ) .' ii ' i i i I- • .. . .. • . . . . :: : '.'. • J.!. • •t. • • . • . .. . ••••• .: • • • ,•• . • , : I • • . . • . • . • ., . . , . •• .i. • .. • - . . . . ' : - - . ; • • . .. • • • ., — :• . • .. . . . • : ........ . I ! (la/alit:7st' .: . • .• • , :. • • . • :**. ••••-• ' 1 • 1 •: : .1 ' : . . .• • i • ..., : . • f• - • i • :1. • : • .... ••• '•••::. : ! 11 * ,■ N•o:/:•••::•AFf..;,...7:i..111::' . •:5, s.:// / ..:::::.4,•••••• : • ' /.....1 .11 .... 11 .,. 1. : 1.* / :':-.• ,,.......• ./. .' 4!..'t. .....:... .:!:::: :: ..,..:,..1.,•••:1'.1.!....'!/".....7.:1::;=.,,,:;*: ,•,:••'•':••• .47:/,•!:/'.. **;** 1 1; • irf*:**At 1*7-.11*".:1,12. . '1* -,, ,.. .,„.:;...14...•.k.:•;:;...:. .....:4.-.1.::t.i;i:;•,:;.,,,,...r•:! ii.:71:••••/•••••/f;to.......••••.,.i..,io..-::' :i..., ,,,,....„.2...ri....H.,..„.,,,.....,.....,......, :. • .. ,..,. .e. ....4 cf. ...........-...,..-:• ..• .. .,..• .i. •;-.1:::::',1,,-.• -,-,....w.,..,•••••••,5.--.....s. ...„ •--..4•;•-•.i.•.-........•-- ,,..„.-.:-:.• .-.........:,.. ..:...• .. :4.' I ,tf:',-;P..I.? ...AA'S r) • :::..-,- tif...•.4t.. -::::::•••-•:4,' .,..A.4.,.;..-:•....•„•-r•.. : . ...':::,•••;.•-..,),,,,••-,:,•,42,:,j-.' -••• .- --- ,= -*v.: • ,••....- - i-14•71,,,, : #,....„.......•-•,•-.,:i..:••:••,t• ••1:,,,,-... -- ••• .f... ' fitifti7.,!tett . it Figure 4: Atil?(TS Soil It' - 'ft. t ft :ft:ft...ft tiii0. -. t rt,.!=....- . •;wle•,.....•-• :,...,....,•••!•••;,....:$:,.....?1„.• 30)3))). ii)ilrytey qi14.'ilShingtf.1" ' ' . ' , '1'4''''''' ''''''''.'i> ....it.....1.....ill t_14•1 1 . ''.. f 7 „.....ei.,.f.,i.•::'..** Pro jeer site ..,;.,,, •, . . ,.. ......,, . _ ... .... .. • . .. .... - •./.•....:. .„1.:./.,t.,:,:•:„.,•4.:,;.:•./„.:.:::..7.,/s-77,..i.i.-,,,..;•- •.• . :.-...,:i.l.:$';•:/0- • .‘,.- •••• ps.wc:s sil.sal jt.ey :(0.f it iii;.;...•.)....i.),..,40:!.-•3.4'.. :t. .11:"))1.1••-• ,....2i): i...„)...iiii): 3.".j.).)3i3);,:i6..).,..„)".•,:ilitt,,i,„,..„3".).),),•)):::4)) 34,.. .,i:c.,.)...)".•...)...".j))•:).:',i):„..e.,),.,.:4,..,),#))))...,•433").!)))..)•••••,3).!):3,iii.ir:.).t...,jii.i.)).3,,,,..).!..).)...,::).... chittgiOil County. 'ibi..iiiiiii Stili",i3i, lot 04 ' , :. ••• i • • .)..:-3 .. ). •• 30,-.)..; i-. 4. )4i).-•,:•--:)...."-..•34•)'-..-.). .,..3)3: 3...3. *.,,--' ii 3)))))...iiiii•.1...;:t.....,....f:iii, t .',...i..7* '.?..1.;•17.'.....1.-!•:..11'.•'«'"--; ' -.& .•••:....- -:-..F.„,...-• NViisitirwii.))1 (.3ittnt.),i i 3:iti .30 ••••)))••-••• ii Is 1, ....„, se, es oil ...)))),..„7.- i). . -:),..i..)1).. ii., • •• ..)-)....i.;••:•:.',),e),:.,:...4:).ti..tiii,,,i.,4j)„.....:...,....,.?.,..)!..):).....j.jj: ........).")..4...i J. ..:......) 1..: "....,......)::)..... ...):,...t..,,...,.........i.i...t.:..,,•:..)...„),,,,,,,,,,,... :ii (1•,.)...),:):iiiiiit).)A.1...N,,,i(R.) ..-.).4)0*-3)).„).3)))iiiiiii)..)--.334)". )))?).'ii).•••••tiiii-!•••••••••):..3N•-•;:iii•ii3).-!.1)))).•".. 'i3 ....3)))•)•).7 '.• ' 3. . -• " - 4."77,4733»:-.4: ))))y)i).:&El. ....2.4:;,-,-.,-....,:q..-. -o...717.....f=tt. ...:::;,.....;:=4.......::...A-1.? 11,811:itsxi.,:iabrIcicilit:sniti.gtlit:4)4::: ,,.. ...„..,:::::. :15), an() hydri» (.....)).-3e silty ,)„..):j0)).1),ii.)3.) .). •••, •••••::*. .. .))), • ,i.)3.,..• 3)7 33;e...ie. i**),:;)).1.1))))): iii3),;:, ..... . . ,.. a iii-.‘a F•1..'..-.:Ps.. 1...J.N:'.:Si- F.C....::::''.: I I 4.• ‘....,:'..i.."::::1"?..,•"••.''.:*'•' ! • • � i lAtiVC.ce•,I, \ Mmme Woodburn silt loam Woodburn soil series consist of deep,moderately well drained soils formed on stratified glaciolacustrine deposits on broad valley terraces. Vegetation in areas not cultivated is typically native grasses,western hazel,poison oak,Douglas fir, and Oregon white oak. Elevations range between 150 to 400 feet. Average annual precipitation is 40 to 50 inches. The annual average air temperature is 52 to 54 degrees F,with an average frost-free period of 165 to 210 days. Cove silty clay loam This series is a deep,poorly drained soil that formed in recently deposited clayey alluvium(very small fragments of rock transported and deposited by running water). Cove occurs in slightly concave areas on nearly level(0 to 2 percent)slopes in floodplains along large and small streams. Elevations range from 150 to 300 feet. In a representative profile the surface layer is very dark gray(10YR 3/1)silty clay loam about 8 inches thick with few fine yellowish-brown and red mottles. The subsoil is a very dark gray(N 30 clay between 8 and 40 inches depth,gleyed,with many fine reddish brown mottles and some slickensides on the ped surfaces. The substratum,between 40 and 60 inches depth,is a very dark gray (N 3/J clay with few fine dark yellowish brown mottles in a gleyed matrix. Cove is classified as a fine, montmorillonitic,mesic Vertic Haplaquoll. Native vegetation is Oregon ash (Fraxinus latifolia), willow (Salix sp.), sedges (Carex sp.), cattail (Typha latifolia),and grasses. Permeability is very slow and these soils have moderate shrink-swell potential. Runoff is slow and erosion hazard is slight. Cove soils are commonly flooded(likely wider normal conditions)for brief intervals(2 to 7 days)from December through April. A high water table(0 to 1.0 feet deep)can occur as perched water bodies from December through April. Perched water bodies are layers of water that pond over less permeable layers(the clay layers in this soil)in the subsurface. Included in the Cove silty day loam are inclusions of Cove clay,Labish, and clayey soils over peat layers which can occupy as much as 10 percent of this mapping unit. Cove and all its inclusions are listed as a hydric soils by the Washington County NRCS and the NTCHS. FIELD RESULTS On February 24,2000,hydrology,soils, and plant communities were assessed at six data sample plots (Figure 5, Investigative Plot Locations),resulting in the confirmation of the presence of a small jurisdictional wetland associated with the stream corridor on this parcel(Figure 6, Delineated Wetland Boundary). HLS'investigative-plot data is presented in APPENDIX A. Results of HLS'field investigation are presented below. Hydrology Hydrology at this site is primarily influenced by seepage from the pond on the adjacent property to the west. Secondary hydrologic influence results from seepage entering the stream corridor from the toe of slope located between upland and wetland. This toe of slope area likely represents the landscape position of the transition of subject property soils from Woodbum to Cove type soils. Wetland hydrology was not identified on areas of the property other than the stream corridor. HENDERSON LAND SERVICES LLC 6 MARCKRES oil • • a ;Iii ll iii iV Figure 5:Investigative Plot Locations Soils ♦ P2 Soils investigated within the stream corridor l 1 S and delineated wetlands(Plots 1 and 2)were ♦ P3 generally gray in color(Gley 3,4)and sandy to a h clayey in texture. These soils were saturated In P9 ♦ P4 to the surface and inundated at approximately it >8 inches in depth. Oxidized root channels 1 were found throughout samples,and many fine tp �— yellow/orange(10YR 4/4)mottles were found •4 d T O E is '' in the upper 4"(A horizon)of samples, above O • the gley layer. Soils investigated outside and above delineated wetland boundaries(Plots 3- 110 O 6)did not display hydric soil characteristics. Q� wC Sample plots 3-6 crontained soil conditions v /� diaracteristic of the non hydric Woodburn soil series. Soil pits were dry and color tonation i was generally within the l OYR 3/2-3/3 range with no secondary redoximorphic features such as distinct mottling, oxidized root channels,or concretions. Vegetation Three vegetation communities were identified - on the subject property: (1)undisturbed mupland forest,(2)herbaceous wetland,and (3),herbaceous hydrophytic vegetation within a maintained lawn area. Whether these W communities satisfied the criterion for jn hydrophytic vegetation was dependent upon their dominance within the immediate landscape. 2 0 ♦ P6 0 c *P1 Investigative Plot • Property Boundary S87°48W 115 HENDERSON LAND SERVICES LLC 7 MARCKRES 00-1 • • lttW ]V1 RII 1 Figure 6:Delineated Wetland Limits 1. Undisturbed Upland Forest Stream Flow Community: This community is found at the higher.elevation contours from om immediate) y • adjacent to the wetland area to Former Street, and composes \ approximately 80%of existing �` Delineated site vegetation. This community \ Wetland Limits is dominated by mature upland trees, shrubs, and herbs tolerant of seasonally dry conditions and is typical throughout Washington County and western Oregon. ' �...r.... 1 _�..— Common components are .l 7 Q 46 E s western red cedar(Thuja C7 plicata),big-leaf maple(Acer macrophyllum),bitter cherry (Prunus emarginata), vine maple(Acer circinatum), hazelnut(Corylus cornuta), sword fern(Polystichum munitum),Himalayan blackberry(Rubus discolor), and English ivy(Glecoma henderacea). Although considered relatively undisturbed and mature,this community is not without the presence of, and in some areas dominance of,non-native invasive species such as Himalayan blackberry,ivy,and ornamental laurel(Umbellularia ssp.). 2. Herbaceous Wetland Plant Community: This vegetation community was found within the delineated wetland area in the northwest corner of the property and is exclusive to the stream area. It is dominated by skunk cabbage(Lysichitum americanum). Sub-dominants include lady fern(Athyrium filix femina), piggy back plant(Solanum dulcamara),water parsley(Oenanthe sarmentosa), and red alder(Alnus rubra). 3. Herbaceous Hydrophytic Plant Community within a Maintained Lawn Area: A small patch, approximately 50 square feet in size,of hydrophytic herbs was detected in the maintained lawn area of the subject property. Dominant species within this small area are creeping buttercup(Ranunculus repens) and velvetgrass(Holcus lanatus). A small portion of reed-canary grass(Phalaris arundinacea)was also included in the general vicinity. A sample plot(P6)revealed that hydric soil conditions and wetland hydrology were not present in this location. It is believed that hydrology sufficient to support this area of hydrophytic vegetation is the result of periodic soil saturation during heavy rain events. It is highly unlikely that this small area is inundated for the required 12.5%of the growing season. HENDERSON LAND SERVICES LLC 8 MARCKRES 00-1 • • DISCUSSION HLS'wetland determination and field delineation on this site was based upon dominance of hydrophytic vegetation,hydric soil indicators, and evidence of wetland hydrology. Boundaries between upland and wetland were made based upon changes in vegetation assemblages,evidence of redoximorphic hydric soil characteristics,and presence of sub-surface hydrology. BLS estimates the total area of delineated wetland on this property to be approximately 0.02 acres of palustrine emergent wetland,limited to the small un-named tributary of Fanno Creek along northern property boundary. Until the delineated wetland has been professionally surveyed,the exact extent and area of wetlands on this property remains to be determined. HLS has provided herein a sketch of the area believed to fall under state and federal jurisdiction under the Clean Water Act. Areas delineated as wetland met the "triple parameter"qualifications of hydric soils,hydrophytic vegetation, and wetland hydrology outlined in the ACOE Wetland Delineation Manuel(Environmental laboratory, 1987). Development planning of the Marckres site should avoid impacts to the delineated wetlands associated with the stream corridor. Washington County will require that the wetland/stream resource be protected by a minimum 50-foot buffer of undisturbed native vegetation. HLS recommends that Ms.Marckres or her assigns submit this report to the reviewing agencies for concurrence prior to extensive site planning or development. SUMMARY HLS field ecologists/wetland specialists have delineated 0.02 acres of PEM(palustrine emergent) jurisdictional wetlands on 0.83 acres of residential land at 11465 SW Former St.,Tigard, Oregon. (see Figure 7). Sample plots considered by HLS to meet the `triple parameter' wetland criteria necessary for wetland designation were included within the delineated wetland boundary(see Figure 6). Should design considerations by Ms. Julie Marckres require unavoidable fill to this wetland,ODSL and the ACOE will require that a Joint RemovaUFill Permit application be filed and approved prior to application for local site development approvals and any site disturbance. Avoidance of the on-site wetland/stream resource is a primary objective of local, state, and federal natural resource agencies. HENDERSON LAND SERVICES LLC 9 MARCKRES 00-1 (4ti ma■ IL MOW •\fib,//�� REFERENCES Cooke, Sarah Spear,Editor. A Field Guide to the Common Wetland Plants of Western Washington and Northwestern Oregon. Seattle Audubon Society, Seattle,WA, 1997. Cowardin, Lewis M., Carter, Virginia, Go1et, Francis C., and LaRoe, Edward T. Classification of Wetlands and Deepwater Habitats of the United States,US Fish and Wildlife Service. 1979. Environmental Laboratory. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1, 'US Army Engineer Waterways Experiment Station,Vicksburg,MS. 1987. Guard,J. Wetland plants of Oregon and Washington. Lone Pine Publishing,Redmond,WA 1995. Hitchcock,Leo C., Cronquist,Arthur. Flora of the Pacific Northwest,University of Oregon Press. 1973. Mansell Color. Munsell Soil Color Charts, 1990 Edition. Baltimore,MD. 1990. National Technical Committee for Hydric Soils. Hydric Soils of the United States, USDA. Soil Conservation Service. 1991. Reed,Porter B., Jr. National list of plant species that occur in wetlands: Northwest (Region 9), US Fish and Wildlife Service,Biological Report 88(26.9). 1988. United States Department of Agriculture, Soil Conservation Service. Soil Survey of Washington County, Oregon, 1982. United States Department of Interior, Fish and Wildlife Service. National Wetlands Inventory, NWI database web site. HENDERSON LAND SERVICES LLC 10 MARCKRES 00-1 ♦� &PAH .a1.1111 \\\\AllitMeder APPENDIX A HLS WETLAND DELINEATION DATA SHEETS HENDERSON LAND SERVICES LLC HALLMARK 99-1 • HLS 1Metland Determination Data Sheet Project Location: Marches residence,11465 SW Former St,Tigard,Oregon Field Investigator(s): Matt Koozer Plot or Pit No. P1 Applicant/Ginner: Ms.Judie Marches Date: 224100' County: Washington State: Oregon Plot or pit location: Northwest corner of property,near stream Prevailing Weather Conditions: Partly suety,50F General Site Conditions: Saturated,muddy stream alluvium,hydrologic seepage from neighboring pond to the west Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology? Oily sheen found on surface of water,litter inducing tires and golf balls Vegetation: Indicator Dominant Plant Species: Status Stratum %Cover 1 Lysichitum amerlcanum 013L H 40 2 Athyrium tla-femina FAC H 40 3 Glecoma hederacea FACU+ H 10 4 Rubus discolor FACU S 10* 6 Umbellularia ssp.(omamental laurel) NOL(FACU) S 5 8 Acer maaophyllum FACU T 80* 7 Ainus rubra FAC T 30 8 Thuja plicate FAC T 10 9 10 "=dominant Percent of dominant species that are OBL,FACW,and/or FAC? 0% Soils: Mapped Series: Cove silty day loam Is the mapped soil on the hydric soils list? YIN Yes Soil profile: 0-4"10YR 3/1 very dark gray,4-16°Gley 2.75,fine sandy texture Other hydric soil Indicators: o ddized root charnels,many,fine,10YR 3/4 mottles Hydrology: Visual observation of Inundation. YIN Yes Visual observation of soli saturation. YIN Yes Depth to saturated soil: Surface Depth to free standing water 8" Drift lines. YIN Yes Sediment deposits. YIN No Drainage patterns. YIN Yes HLS Wetland Determination: Is the hydrophytic vegetation criterion met? YIN Yes' Is the hydric soli criterion met? YIN Yes is the specific hydrology criterion met? YIN Yes ARE ALL WETLAND CRITERIA MET? YIN Yes Comments: P1 is located within the stream corridor. "Dominant upland vegetation is rooted outside of delineated wetland area. `Determination based on hydrology,soils,and early growing season vegetation characteristics. HENDERSON LAND SERVICES LLC 4212 South Shore Blvd Lake Om ego,Oregon 97035 (503)699-8999,facsimile(503)699-8777 • • HLS Vlktiand Determination Data Sheet Project Location: Marches residence,11465 SW Former St.,Tigard,Oregon Field Investigator(s): Matt Koozer Plot or Pit No. P2 Applicant/Owner: Ms.Julie Marches Date: 224/00' County: Washington State: Oregon Plot or pit location: P2 is off of the Marches property,along the stream conidor,approximately 100'east of P1. Prevailing Weather Conditions: Paritysumy,50F General Site Conditions: Saturated,muddy stream alluvium,hydrologic seepage from neighboring pond and adjacent uplands Is there noticeable disturbance of this site's native vegetation,soils,andlor hydrology? Litter inducing old tires. Vegetation: indicator Dominant Plant Species: Status Stratum %Cover 1 Ranunculus repens FACW H 80* 2 Tolnuea meviziesil FAC H 25 3 Glecoma hederacea FACU+ H 20 4 Athyrium Kitt-femina FAC H 25 6 Lysichitum americanum FACW H 45* 6 Solanum dulcamara FAC+ H 20 7 Acer cIrcinatum FAC- S 20* 8 Thula plicate FAC T 50* 8 Acer macrophyllum FACU T Trace 10 =dominant Percent of dominant species that are OBL,FACW,andlor FAC? 66% Soils: Mapped Series: Cove silty clay loam is the mapped soil on the hydric soils list? YIN Yes Soil profile: 0-7"10YR 32;7-16"Gley 3 Other hydric soil Indicators: 0-7"many,fine mottles,>7"sticky,clay texture Hydrology: Visual observation of Inundation. YIN Yes Visual observation of soil saturation. YIN Yes Depth to saturated soli: Surface Depth to free standing water: 10" Drift lines. YIN Yes Sediment deposits. YIN Yes Drainage patterns. YIN Yes HLS Wetland Determination: is the hydrophytic vegetation criterion met? YIN Yes Is the hydric soli criterion met? YIN Yes Is the specific hydrology criterion met? YIN Yes ARE ALL WETLAND CRITERIA MET? YIN Yes Comments: P2 is located within the stream condor,dovtnstream of P1. P2 represents the vegetative community found within the delineated portion of the Marches property. HENDERSON LAND SERVICES LLC 4212 South Shore Blvd. Lake Osvego,Oregon 97035 (503)699-8999,facsimile(503)699-8777 • • HLS Wetland Determination Data Sheet Project Location: Marcla-es residence,11465 SW Former St.,Tigard,Oregon Field Investigator(s): Matt Koozer Prot or Pit No. P3 Applicarlt/OVllner: Ms.Julie Marclaes Date: 224100' County: Washington State: Oregon Plot or pit location: Upslope from P2.on relatively steep slope Prevailing Weather Conditions: Partly suety,50F General Site Conditions: Mature upland forest Is there noticeable disturbance of this site's native vegetation,soils,and/or hydrology? No Vegetation: ' Indicator Dominant Plant Species: Status Stratum %Cover 1 Glecoma hederacea FACU+ H 30 2 Polystichum munitum FACU H 60* S Ptbrum aqullinum FACU H Trace 4 Acer circinatum FAC- S 60* 6 Vex aquifolium FACU S Trace 6 Sambucus cerulea FACU S Trace 7 Acer macrophyllum FACU T 75* 8 Alnus rubra FAC T 10 9 Thuja plicate FAC T Trace 10 =dominant Percent of dominant species that are OBL,FACW,andlor FACT 0% Soils: Mapped Series:Woodbim silt loam is the mapped soil on the hydric soils list? YIN No Soil profile: 0-16°10YR 3/3 Other hydric soil indicators: No mottles or other hydric indcators present Hydrology: Visual observation of inundation. YIN No Visual observation of soil saturation. YIN No Depth to saturated soli: N/A Depth to free standing water N/A Drift lines. Y/N No Sediment deposits. YIN No Drainage patterns. YIN No HLS Wetland Determination: Is the hydrophytic vegetation criterion met? YIN No is the hydric soli criterion met? YIN No Is the specific hydrology criterion met? YIN No ARE ALL WETLAND CRITERIA MET? YIN No Comments: Sample area is typical of site upland vegetation characteristics. HENDERSON LAND SERVICES LLC 4212 South Shore Blvd Lake Oswego,Oregon 97035 (503)699-8999,facsimile(503)699-8777 • • HLS Wetland Determination Data Sheet Project Location: Marches residence,11465 SW Fortner St,Tigard,Oregon Field Investigator(s): Matt Koozer Plot or Pit No. P4 Applicant/Owner: Ms.Julie Marches Date: 224/00' County: Washington State: Oregon Plot or pit location: Ups lope from P1,northwest corner of property. Prevailing Weather Conditions: Partly sunny,SOP General Site Conditions: Mature upland forest Is there noticeable disturbance of this site's native vegetation,soils,andlor hydrology? No Vegetation: indicator Dominant Plant Species Status Stratum %Cover 1 Glecoma hederacea FACU+ H 75* 2 Polystichum munitum FACU H 75* 8 Uex aquifolium FACU S 30* 4 Corylus cornuta FACU T 80* 6 Acer mac ophyllum FACU T 60 6 Thuja plicate FAC T 40 7 Tsuga hoerophylla FACU- T 25 8 Prunus emarginata FACU T 10 8 10 *=dominant Percent of dominant species that are OBL,FACW,andlor FAC? 0% Soil8: Mapped Series:Woodburn silt loam Is the mapped soil on the hydric soils list? YIN No Son profile: 0-2'10YR 3/2;2-16'10YR 4/2 Other hydric soil indicators No mottles or other hydric soil indcators present Hydrology: Visual observation of Inundation. YIN No Visual observation of soil saturation. YIN No Depth to saturated soil: N/A Depth to free standing water: N/A Drift lines. YIN No Sediment deposits. YIN No Drainage patterns. YIN No HLS Wetland Determination: Is the hydrophytic vegetation criterion met? YIN No Is the hydric soil criterion met? YIN No Is the specific hydrology criterion met? YIN No ARE ALL WETLAND CRITERIA MET? YIN No Comments: Sample area is typical of upland/wetland transition zone. P4 is approximately 3-4 vertical feet higher than P1. HENDERSON LAND SERVICES LLC 4212 South Shore Blvd. Lake Oswego,Oregon 97035 (503)699-8999,facsimile(503)699-8777 HLS Wetland.Determination Data Sheet Project Location: Marches residence,11465 SW Fenner St.,Tigard,Oregon Field Investigator(s): Matt Koozer Plot or Pd No. P5 Applicant/Owner: Ms.Judie Marches Date: 224/00' County: Washington State: Oregon Plot or pit location: Upland forested area be peen house and stream area Prevailing Weather Conditions: Partly suauny,50F General Site Conditions: Mature upland forest Is there noticeable disturbance of this site's native vegetation,soils,andlor hydrology? No Vegetation: Indicator Dominant Plant Species: Status Stratum %Cover 1 Glecoma hederacea FACU+ H 50* 2 Rubus ursinus FACU H 40 3 Rubus discolor FACU S Trace 4 Coryfus camuta FACU S 20* 6 Umbellularia ssp.(ornamentallaurel) NOL(FACU) S 10 6 Prunus emarginata FACU T 100* 7 8 9 10 *=dominant Percent of dominant species that me OBL,FACW,andlor FAC? 0% Soils: Mapped Series:Woodburn silt loam Is the mapped soil on the hydric soils list? YIN No Soil profile: 0-16'10YR 3/3 Other hydric soil Indicators: No mottles or other hydric soil indcabors present Hydrology: Visual observation of Inundation. YIN No Visual observation of soil saturation. YIN No Depth to saturated soil: N/A Depth to free standing water: N/A Drift lines. YIN No Sediment deposits. YIN No Drainage patterns. YIN No HLS Wetland Determination: Is the hydrophydc vegetation criterion met? YIN No Is the hydrlc soil criterion met? YIN No Is the specific hydrology criterion met? YIN No ARE ALL WETLAND CRITERIA MET? YIN No Comments: P5 is typical of project site upland forest vegetation community. • HENDERSON LAND SERVICES LLC 4212 South Shore Blvd. Lake Oswego,Oregon 97035 (503)699-8999,facsimile(503)699-8777 HLS Wetland Determination Data Sheet Project Location: Marclges residence,11465 SW Former St.,Tigard,Oregon Field Investigator(s): Matt Koozer Plot or PR No. P6 ApplicantIOvvner: Ms.Julie Marches Date: 2124/00' County: Washington State: Oregon Plot or pit location: P6 is located in the maintained yard of the residence,at the foot of a small topographic terrace Prevailing Weather Conditions: Partly surly,50F General Site Conditions: Maintained lawn with some hydrophytic vegetation present Is there noticeable disturbance of this site's native vegetation,soils,andlor hydrology? Vegetation: Indicator Dominant Plant Species: Status Stratum %Cover 1 Ranunculus repens FACW H 30* 2 Hoicus lanatus FAC H 30* S Phalaris arundinacea FACW H 25' 4 Poe pratensis FAC H Trace 6 Taraxacum officinale FACU H Trace 6 Plantago major FACU+ H Trace 7 Rubus discolor FACU S 10* 8 8 10 =dominant Percent of dominant species that are OBL,FACW,andlor FAC? 75% Soils: Mapped Series:Woodburn silt loam is the mapped soli on the hydrlc soils list? YIN No Soil profile: 0-16'10YR 3/3.5 Other hydric soli Indicators: No mottles or other hydric soil irxicators present Hydrology: Visual observation of Inundation. YIN No Visual observation of soil saturation. YIN No Depth to saturated soil: N/A Depth to free standing water. N/A Drift lines. YIN No Sediment deposits. YIN No Drainage patterns. YIN No HLS Wetland Determination: is the hydrophytic vegetation criterion met? YIN Yes Is the hydric soil criterion met? YIN No is the specific hydrology criterion met? YIN No ARE ALL WETLAND CRITERIA MET? YIN No Comments: P6 is located at the foot of a small upland terrace. Fidsting dominance of hydrophytic herbs and grasses is believed to be the result of periodic surface hydrologic accumulations and seepage. Wetland soil and hydrology requirements were not met. HENDERSON LAND SERVICES LLC 4212 South Shore Blvd. Lake Oswego,Oregon 97035 (503)699-8999,facsimile(503)6994777 /14192001 - 0000 / MAPS REVISIONS BY _,__..----------C W ' Z 4 .-2. : `.( 4,.6 /.♦ \\\ c ,, . ..431 ..Y;1) \\ilk NJ ....:... 4 1 / .< ., i 4 \ liti r \ ILI k- 4 i v \d' Lt \ ."\‘ 1 V. t ,,. .___ cl. k) - , (ri ..\ 1 d' i-x..7.----7.ff. ,-7i..-2---.„ —71 --ZC\ Y: s' \ -101,2 i : kt , 1\,. R " 0• - A 0 . .swoos oar am 4/1 b-- -.-..: ti, :.. -A------------ p. , 1., . .. . , -Av,,,i, ', . ' . -\\ , i Ai. c,6---;i--., --- ,r ,,,,,,t3,--0014,Act_ rxvit,u_q Li-- , ,0,: -- . '.k ,,,, - 4--- ; - ,�C 'a5 Lr4ttOvG �'1 kr) - - ---- - Vii' mot.. Fte060:0 ; *..1 141U C-41 • .17- ..N., ,'V.-); a I ,g-.LC \'. Si ." i'.' .' Ii 11 I . . NI- ‘'''' ; -,. ' - lq Z, f'-1 ,, 4 L4. kL .4_,\11 k In -flgt.g.ao'cli e:30:- - - .7 t ' :0 * * H 't NI 1) 1 : + 0) V., \ li ' kti `.0 ' I I 4 .4 ;t4' INNi.1 \() al ; t.iks !-,1 1 , ' 0-- `C-',. %%" ,1' ) k\/ *N NN n, , .-) 7, arfritsc-z-1--.:-.0c,--4). 01,553 4 •9\ - iir,.-;At,z,.c...r..,L., (,,I,s'_2_0567 st) vs ,r.„,,,,,e,---it— ± 1 , , v 0 -1 __ 4 °f.t, 2 — -- f `©G D t t I �,' -- rp.__ Date Scale / E-?),W,E-- .3-7-- '-o_7_ (1ia t7c/2,7777z.vx,. 4, .1)A ik. u-L )4(--c-e3 3 r1 & L ,//tvt L_.-----k__ A -L/6 ; V(/1/4- Drawn rg--1 vA--Te. r7 Li i- t`o . - Job rnrE:44' aC i�--'' `-C U Cl F. 1---17k.R.Cy. Sheet Of Sheets Altr 18 X 24 PRINTED ON NO.10OON CIEARPRINT. Prc41i,.. abrnitkt • PROJECT: TOPOGRAPHICAL SURVEY AND SITE PLAN . , LOCATION: • , r' . f,:, NE I/4 OF SECTION 3, T.25., R. I W., W.M. ,. w CITY OF TIGARD, WASHINGTON COUNTY,• ' • ,• fY .,N . ��• -�-_ DATE: MARCH 30, 2000 > .� -` �-'�! ._._:..,,_ CLIENT: N .COs, u -,...----. 190 -7- ,_,,_. -- 1$ "" Y 4. • .. 4 ._. .._..._..,._.. �„ �.... ��r�, '` ;��''/.,� VELDA SUMMERS SCALE• I " 20' j.• .._w w w� r' r' w ... �. ., y �...,.__ JOB NUMBER= 00-2616 ,_ ,w�_..._ ,_.�"" _ 1 yam, „ - _ �,w�._,. _ ,� I..t [_�,,._..__ ��;, ,f: X .,.' �- LOVE LAND• SURVEYS, INC. ,,,.� •_ ..-� :, �_n .—h,� , '` '.- -'' .f _ .._ P.O. BOX 307 GLADSTONE, OR 97027 (503)-656-4915 . ' .\ \ _ � .... dw. y �' '" • . ' . y ' - \ ''' ' ..-- „ ------- - ,...:::„.............,,,.....- . .\ . ,.,\. '-\ -.'. . ., ,. / ,,..,,,.. . .. alf i/ i fs. . ` . _, sue' f: ✓` WUIIIiIL J ,/ / r 4' ' , �' �� f> • :: �ryc�• • " GRAPHIC SCAL�, E FEET .- / '1 f �,I'' Ii �"'.r __. ....,__...,.....-.. .... - ./ aa" ^,,",r.. //_ J f/ fl r! ,..,/' rJ''` .. 1"- .2" /. ,../' il -:// /I' /1'. ./ ."•'''... .,„, .,,....,-* ''''''„I'lr , '\745 ,J'''''/ 7' V."'" s.."'''' . r''' '''' . am r � J f � "f I = R.. rr '•• f''.• r' :-,+ !,,/•/ ,,'`' �'^� ✓r LEGEND ' ,: , ,�''� �/J '` ✓. ,��,.- ,,. �,,e EDGE OF PAVEMENT i, ' . % A• ' r ' .r/' "�~ ,/'". ,.r^'. ,. •,,''' //,,,. !`1. ✓,,,'" ,''' f �,/ ' f �- �� j, /,- GAS LINE G G a---- �' /f� f. ,' r `'' ,. ✓' `�� r` ,.-'r '''',..,'"/.1:f';rf OVERHEAD ELECTRIC LINE E E f;'f ,;.` ,. _.�' "/,;(//,7 f/"*....;;..,' ' - SANITARY SEWER LINE S S S ,/ ; �,: / > �,,..- ,1`i fir'/ •s, WATER LINE w w_N. • / .,,' . 10 .''''''' „„,--'''''-'''''. ,..-' /1/.1 i l'i I/'''' 1 . r Yf J l i J` %' / 7'J /!J • • /' f' ,/' j'i- r. %, f. l -,,./' ,,.r'� fir," rr., i s ) 1' �,% lam' ,. / f ',' /- J r� f f r r4,1 1 t° i .� . l f fr,J`• f!f /' `J' .• rr'� i' I ( 1' . ,._._._._. _-------------•�_..._._.— I „ / / . / / 2-11° .) V i 1. I 11 �3 /. ,f r t re)f# . /'/ f• f 1 f; ! l / 1 t ; , 1 %`/ j j i •1 j I r` , 4Ti►. . ......... .,•• . . . •,0 , ••'. '0) ! . . Ito . . , • . : _ • „, . ed` . • / k • f >�( ' fi ~, i •.. �'t 11 / r 1� i`' ! 1 ,j' q) I 7 P )' 9j r f f J` f �� r d ,,' ( i I .. ? //j f Ii` f,f 1,'' 1` , /fj// f`f •, r I �+J•51 r ,/ f `T I f / f a - I f- ' A CNERRY,.j ti,,,�f r • vi- a ' f' 3 % P' i i 1,. f i . • - f$ , • i �,1 - FINISHED FLO30 33' • �O? �'. o t , ., . -ivdi ,ELEVATION 2 5. 0 1 J} Q' I . ot . . i• .' '' `• f� le SCALE: I ” _ 20'CO• �' •: / `GAS METER; f �' w fE 1 TEREI� 1 I �� PROFESSIONAL v fr E 4QEI) o f n•. ..• . • . . . . rJ 1 ; _ i'vit .„,r - 1 LAND SURVEYOR,w ✓` •• IN.4.0" E, . , IX. ,./ si / i is • . AP ' ' r ''D 3 • .ti l= OREGON• ' , i t U Y 8, f 9fi6 ::x ,� ,-�` 1 RIC S. LOVE �` i o 7• � �, �rt � . �' EXPIR ES 12/3 I/00 of ,f:, Cam: * ,_ / 0 p,>• / . .,,i 114/44 • ---'" I YVCEDAR (.... ?j)1/4 I 444 •i. I I j j \I '•. CEDAR L i t. . . , r' 40"�G"EDAR t, = , . . i s i i 1f rc i. 1 # O �: / f ,, / ,}` /4n CEDAR,' I8' FIR _ I I ,` �1'` . f` ELECTRIC METER' - .N �,� , f : / fj: `/ ,x- WIRE,.l�XNC x x.�_ %?':'•. ,% I `"a WATER METER f j` (!3 1 Air+- /FIR.' / .''''' /' 40" CEDAR ,' j I >•! 4, 36' FIRS--��, , POWER POLE �' P , ,' �.• • t1 i �-- OCIERfIEAD ELECTRICAL LINE _ .� - p n _...._... i7 ^1 ----E / 87°4O 5d IN l I 5, f 3 _ �� _ . w ,at 1 - ---.- - _ ____E �____�,-_G .�. .. G 2 GAS MAIN POWER POLE ../ ,-- WATER METER e----_______s SANITARY SEWER LINE I '"� CATCH BASIN ,`/f ' ` GRATE ELEVATION 237.9£' \. '., -�- _ \ SANITARY SEWER MANHOLE . - , / ,,' _ • �, . RIM ELEVATION 239.40' . ' - ,� '''...�...__,_,.._.__-,:.,-�_ • 'rot4�,i „ ► UVLS .E... FLOW LINE 231.55' } � . �--.--------------- -- ---— �^ FIRE HYDRANT NO TES= . A 24' WATER MAIN RUNS ALONG FONNER STREET. 0 THE EXACT LOCATION OF THIS MAIN IS UNKNOWN. THE VERTICAL DATUM 1S BASED ON 01HE CITY OF ' TIGARD BENCHMARK NO.'220,. WHICH tiAS AN ELEVATION • OF 291.66' AND WHICH IS LOCATED AT THE INTERSECTION • : OF 115TH AVENUE AND VERMONT LANE. • • • REVISIONS BY • • , 010010.111114110.4101rMIONNIIMP, 4, . . 8 ■ A* i , P221121". . • PROJECT:• • . . • TOPOGRAPHICAL SURVEY AND SITE PLAN . • . • ■ .. 7 . LOCATION: : • --- ,, • . • „.• ,- . .. • .7 ••• . -- .. • NE I/4 OF SECTION 3, T.2S., R. I W., W.M. -------- . .1 r••' CITY OF TIGARD, WASHINGTON COUNTY, OREGON . • . ....::--' „. . „.. .....;,. ...0.• . . . . .0.........".. ••' ., • ... '. 0"' CLIENT: DATE: MARCH 30, 2000 .. . • • .... ...• • ....... erf4'4oi 4$4°4,.',,„..\\.:. ....... . . . ,..... VELDA SUMMERS SCALE: I " = 20',, ......---•-•-••••• - _.,,,....-- 4r, 45.751 --____ .„•-••----*--- -•••- --. '-„„...,- it.,-.. 7..e.,...... .„..•„.„..... . t.1874:*1 '1•411 0., - ,.. ............... . • v- ...01-•-•-•. .-- . . , t .._ • JOB NUMBER: 00-2616 i 1481D4,41111°4- '7.0 . „„.......,_ , . / - 4. 01451',0- , 5.? 154,.01 ._....,..._.. ......, , N 7 .. ,..........*. . .LOVE LAND SURVEYS. INC. '..11).". _VORININIOlit***WOMIRMIIMO 01100* (1 ........ . .... 0... . ••• . . . • V \ A ; t1/40'''''''''''' ..*""'''''' ..A ,..... • ..." ..... 03 ..... ' ' •''' • P.O. BOX 307 GLADSTONE, OR 97027 (503)-658-4915 \ \ \\ \ I .....„.„... ... .- ...... .. ........_.... ,.... , „. -- _,,. .... .. 4 • . . • \ \ ‘4\n, ‘ 4 ,4,-•'''''' .......-•-• ..., „...••••• . , .k • /4 •• ..., ....- •--- .,.. ..,-•- --- , 2.0• -- --„....,- .--". .' , ..- • . . . ._ ....._ .. ..... .° U • k ‘, ' .....- ° , . s. I . ‘ - -•• ...-- .. .. ... ,.. ------"-. \ ,• • „ I 1:. .. . . . ,......, , , ,,,,,. - --- ..- 4,;„, r 9- . .. .... • ''-. - / ,rAieg.,..,_reis - r _A„ 4- ' . „„ - .• . , - 4. ...• , \ • • ., r . ; r- .-- .- . . r ; / ; r , ./ .... • • . 6.7/1$.0 ii.i 5 PA - .110,A ge,41., 4,1 -„,, „ . .. ,,,, r., „,„ -. • „.- i , .• • „ / , .•• ,. .• , - . . ...,............... ._. . • . . • - ...-- .„/ - „,•. .. - 20 0 20 40 60 %IC]lu - - ...,- e r .'.:;•.e• " ...., ....• 4AC0 , - - „.....' . .., ' .,-• - - .... - 11111111111111111111111111111 - • ° .... • ...' ... ./ ..*". ../ ., allallia UNE • I 0 . . . / . • . , . 1 / ••••• .).- •it / / ..." .,.... ._ .-........... ...,...., ''' ' ------ . -•'-- •• ' .....• -. .. ' ..•• ......" ...."" 2-". GRAPHIC SCALE - FEET .....2- ...,. ...,,,,-. / „" / ,/ /., .. ,...a. „,„ ,...,...• , ....„........ ... . I ..,,, . . / , ,,„ ff. ,...... .......... .,.... . . • . . / .. ./ ...„ ..., , / ,.... . . ,„ .... „ , ,..„ .. ., , , . . : ,„, : • „...„.. :;.,:-, .... / . / „ , ,..., . . 4 '.1 . , ...... .o.., ' • ' ..%9 ......''i 0" I . ■■. . / I / 4 ,. ....... ... ..... 4: • / ..• , „ ,/ / •••• -,,... ,,-- .2.••.-- ,, • . ••••,•_ .• ••••- . .- / / ,••• i / // 1 •/- • ---" LEGEND Id :. . IP ; . . - 41 el :, 7 .;•.,- ,•• / /9-' 9 ..- - ,i1L., - ---1 1‘.;: .., i 9, .9-- .7 -7-- - ' " '''' ' EDGE OF PAVEMENT 111 r\o; ki. (-41 , ,,,, , .,... . ., SAS LINE a a -G....••••• 4 •4 i, 6._„„....-- ------'- :-.. .7 , /•'/1 ',...:';''.:7„:\\)* .''' ,-*...*-..."6'. ->1.- -.0,0-1 ....,- T.':''''.4°).------ei'.-_:-.....":-... 1.7",.,-,:. ..1:"... ;:'..:.• ;;-.:-..". .11. t 11,... tit, ...1.--\ t--- - , „----7.- ' ....„,„--"*"..— OVERHEAD ELECTRIC LINE E 'E )-1 tift-f.:'----- ,,,,ki . • • . . '/ •. , too / ,- -• „ .„• .„ ,A , • ,/ ,... ,,../.. ek.,.7Zi . .....i,„40,!... -:::....• ..• -. SANITARY SEWER LINE . S S S . t14 1..t *k 4... 14 ...• , •• 1,.,...-_... _.. .., ..„, .4 ,../iz,,, s/,,.-/;, „.<,.. . . . ...0 . ...• . •. . , ...• „.... . .. t) k.I • ,• 0 / / / , .• .. / -0 , WATER LINE W W r. .....,i Nil, to. .,.. '''..,. •''''' • / .• ./ ••'• , .. , t• • ' • . / • ,., 4 .. •'I' / / , . ., . . L. „5 „ , t• .,/ , .... „, 10 . ,.. • : .. .., , , .• • . ••• .... .... ••••• , ,, .•/.. IA vi .., ....... ..., ! I i I • • ..,... t 7 V", _t tilfr in.1; • a , ,..., , • ..--- ,, ,../.-„, , . 0- ,,,,,,,, or\t,>,,, . ,.... . 1(i), Lil 1•4 . • • .......4 IL.14■7' ri". . „• ,....0 ,„/ s,.. . . •/ , •-4', ..• . .,..••-• .,.. ... . ... . filly .44i. 4 , 1 \--,, 0 Iii• ---.. '‘.. - ii, (II 1.4....i• . ,....-• ' /, • / ,-- - 4,.....: ....."'"".. ...° t.,s. • • / SI' , thq roktemcvst-L,,,, . . , . It ilv ,e/ . ,'• * „.'••* • ./ 1.• I•:'` • . ° WI NI :. • . ye ...• „' „•• *'*. e 411 . ..• . • ' , . . • •- • • e• ..” It... • . • ° 0,.. • •.„•• • . it Nr. .. / ..., / Et> •-• e ,• .e • ',' re $.4,7 .••••. ' • .. . 4 . CA f\ VI „., .2.•': ....•-1..„ ' - ' "1- .• - ,.,- . . • : • 4' .. . kr) :••••• 1.,.. • • ,., ..... . • . , • • ,,,4 . 911„...” 2.) .-.,,,,- ,„ - •-,-,..,..,. . . . . . / -- • . ' * • • " • it.) •at t „....-- .,• -7,- . . ,.... „ j...:4' ,• . I T.I.._ . . • . . . .. y .4. r • , ge ..„.1 ••• ..•••••• ...• . • X . ....,. ...• .• • • ' I i• "t4. .,kt . . i . .. . • .,., .." ; ,.• ,. • / ...d rsi ill 1.1, .. . • . \- , / . ---, N°: .., // / / . • i 1 .... .. l';.,• .1., „.••••" - . .,.. ,,,.......,:i 111.°,, _ . . t.1. .ti' . yk. r4 • . ..!..- - ,.... \f ,- .., . / .' .. . / /1 „I )1 ------- , • .414 ott' . , . • ) t \ , . / ).,...” /' „• ..,.. - _,1. .....-------.-- -----.1 • / Ai,/•Nfr.j , . . . -...\j ;••,. — • ' ,,„- ' 111-i ),) • ';'-•1* r ., , / / .,,,,,, T A •,, , , , . / /it* / „.-- /...." , ... / .._ . .\•., :., ..._... ..., • 1 • . ..:5-..r;-.0' :`.4 ! 1A/ti.t.v..14.4 :- ..:7 o„.........,*. It . ,-' d ,' it) •' r• r / '' r . 'fr°N.. I.------'''`''''l i 13) ..., • . . • I) r . •••••••.... v, .. . . . . ,.... . .... • . / , / / i ../ • 1,-.... .. . . . • . . • , ,- ,-, , .••• -z - ,„•• . . * , - 1- • • • • - • - • • `. . ti... • • - ----..,,,,:t..:x.:.•,.o-: . r-mic•-7--.---..--- ' •-' ' . . • ; il . ,,,.. , .s2.- • . . . .... - , .4 tv • ' • . . \,,, I ,..„- ,., . . .„. •.. : , • ..,„„ / ,, , , .. • . ". '''' 1: 1 0 1 I 444 44. • • - W •4 4, '1 4 • • 1 ,,,I . 1411C I .. . • - . . .... ....• ,e ‘, e ' *I 44..1' ' ; pe) . . . • . - . • • --.---)o '`11Z1 , I I . , . . • . . ; • , . .....0 , . 4,49.4„o, f • / / 0" i 4) '. • •. • . it ' • D . ,..‘ f Ito 1, ../ i '' - , •••••4 1 . i *>.* , I / i ni • ,..... ,--.. ol 9 i ....... ,..........._...... . .. 1. . . , _..,-• . . -• C.4. t\ ' I\ • . • 9 i 1., , . • . . . . N., ., ; ' ...i . ., . I /V. ;. N.... 1 41 1 -- .... -... . • I . • . 4 1 . .7"...................a.... . . ir) . / ' . , . ... .. I •••••• . .• • . ' • • . t -c-2 • ... . . . --„,-.,„,,<N,: . I / / , , 9 1 . 4:\\ I .. ' . • 2:1(.. i ,„„„„ 4 • . . . 14,00 4727 01 • : 14 1 •• e).- t' ,... ,./ ..? 1 / ' ,/ ,. • .7"""'"'"'""."'".*"."""i" ii1). fr'"""". -."..."'"7"."*'""."4? • i ... - N.. 1 ..3 0_, I. ._ . il` i / ,, i , ...• e. , • ate . , . . $ . 0 %1 '1' 1 0, 1 • I e .1 A / • . CO . • / i . vif ` , .2 ■ 1 e... •** * 7 I 0 •. . . . : .. 11)...A...,,,,,,I., ....1 .t • , . •• 4.... 1 1., *' ...1 / If 1 1•.• , , • / 0,, . . . , 1 1.1 r oi • , • 4 .• ,„„ .. .s,„ •-•:: ... ) 1 . i i ..• i • . . . ..• „ :, to , , ,, . . . / /, . , .. / 4, i , ... , . ... • • . .• ., 1 , i ,„4,3. 1 . , / 1 .,. .,;, r , 1 . ; 1 1 A V • I N . ,., i /4? :. • ,•. 4 a- i 1::;, 4 i ' , / / 301 ' 11.1 n., 9 •(... : 1 *. . 1 i • i 9 , 9 ,9 ,. 1 . : • /I .• • . . . 4, •:. ".". • Hi :4, : , . • • .„ \...,) . . ; . , ii.,,,7 144 • -4 iff"\v,:. i • I . . 9 • 9 FINISHED FLO°.. (0 I • ; , , : . s•f i 1 / ELEVATION e35.33* ' ' •• ii,ie - ' i • . , : • ,A10 1...0 , , , i 1 0,'d ILI , ,•. i 1 . • „. , , i... ; •••Z•9 st• V.•:. v I , 1 • • . I i Ii ' . • • .'., . ,0 ft . .. r t r .. i _ ..., Q/ 1 ,,,. . . 1 . ../ 7 4 • . . ,. • ■ i 1 4 4. / S . 11 ; ; / .4:',..7::- *ft . . : cl 1147 0/ AI . 47 ' . . .1 4 E. t . , . • . . ,,,,,„, .,, ,, / I. ,. ,. GAS METER .93 IP : . dr. . ., i .• : , • .44, , .,.• AL„... tis 4 ..... . 41) 1114. ' , I , . ii i 4, ,„--x c) ,,,!..) to al • . , . .... . . ,,. 1 , . . - . • .. . -..., ,p to : . . , I • lif - ''. • ' -6. Ann 4...." G ... - - . . - . ,.., I\ (10. • . .. '',f, • I . . #44 • ....' 41. : 1 klY ,. ..,......., -*r if / 41";/N/41,0/ " dE/D S •' M"1•■■■•-• 1 )4 . 11 . . . : c.) . . ......... 4r 4.1 j, I , I / • figp -iiiiiiiii.,. ..- , a ..14.A. airi"—L .... a A • ... et •• . •• 1 _ , 4, , , ,• / ctNCRETE 1c ,...;...1 . , ,... .: . x / ,• *.-1 s P ..• : . 7 Oil • ., . 2 .. . . . , . ■ .••, - \ *."1. q . , 1 , .: • y•, . .i.,., 1 1 1 . • , . 1, • Li -t•P . I •., ... .....1 rfg... - . 4 ' „ .. : ‘ (0 / : 1 i• 41- Ps . .. I 1111 fy , ....1'" 1,1. 1,. :. /• ,r' ;10' /' .--.../, ; • 1 eit4 4 . . • .. . . .... i .„ N.7 i . • . 9 • L - 0 iii) 1 / .0/r.#7114 VI ..•'. / • • 0 4: 4. ' Ii ? . . •.. . * iiii , • 7.z . I, i 1 1 , •• ..s.,.V /* ,• * • ill . : -•A t 01 ' Sr•-•........,,. I,„, CEDAR cfr- •*.... 11*-• '• ......... . : • • ,..„.•-,i• , S)'. 4 10.0 rii Aik,14 Xt,.... . N ........, ., t toil .... zecia,... . , ........ ...I ,..,,e0,00... . . ... .. . j.... '• •7.. 4110 1(N' I i A° 11 44! \di! . . . .. . I IA ';• . . . ,, .16. . •-.. Al id , . . . , . • ' 1 i, 4rr- . '.t,....41 - :AR tu It t .. . I.._ a ' vr-31 . .. , I . , 4(..: • :! ; -• . 4 7 1.N....,:.....1,..:....6.1.1-' :FIR I i . N - • .. ,..-..- .. . — . i ! - -1—**--"1 " *114.. .• H / ; 4o CEDAR . • to , . . • i• . • 1 ,. i . ' /.71 , _ .. • LI 0,A .::: -- e .4, • . . - .1,,,,- - --- -- - •••••• • • • • : . .• / • i i 6 1 , . . . . . .. . • „ , ./ . ,. .. , . • . , . , „ , . .. , ,...• ,- „ 4.1 , co • • . .i • I . . ,eti • .• • ./ le CEDAR' / 4:1 , . , / 6' to .. • 4 i 1 . j ..) .•• v ., 21. • • ELECTRIC METER' e Or,. , t .. 1 ft... : yk,••••• t,.• .) 1 • - , . , • , • / / WIRE/FENCi ..x x...... E.dArZ,,ei.Fro)/C-" . . . ' . • / •••••. • . 1 -......x...--x ...• x •., ...---/ N„4,, '‘.44 . 2. ,., it \X‘ i it4,,i•r ,:), • t WATER METER . I • , •l• . . .- ' ,, „ ,, , ... .. I ' . Milr """giVilk. , •,N, 'N'41 'i . -.of• 00,...a fki,;,,, • I ,. . i , .. ..' '''.....'.4.•..A.,„, 1 -•„.., _ Alt,• ...,,,A,,, ----•,..;••• -,,,,_4■Al,,,,.. .• ..,„„---'1":"1-10,7,al • / • 4,* • ." •. • . / .• • ........1... • ' 1 .- , -----, •-,..... — •• /5 . . .• .. . •u •IFPN•>, it,: .5.15 ;. ..,A.,m,,,,: ,. • FIR ;1111 I°. 4 . , . 1 . -- . . ' • glip . . r • r / , . • ft-- • .. .... .., ..... • , . 1„ ,,,0,...., . ... ii /4 4//k ,, iir, *.' -veviootsk. -1 t• :n9 f'IT e e , . . .. . , 11.111I al.010•01101111•1.01■110*M1**1111■0000010.1001101.010■11■11110.0M.M.10.*•••••• 4 .., ......... .• foo NrA07#,M4 .4.. i,,..*.,..tittH: , ,. .11.. Iltitiric1/4...,,,, bits . F.— VWER POLE ,-• . • t) ' I '.I.•:.__f-i_,,,97„°..44.15 e 2.!!-MT.13..- • • ICIA"rie0714.\'(//1.57 *). ro . I 1 lib ,114:1146,‘ IN11166.' 0 . .-•-•-1.4""RHEAD ELECTRICAL LIK --0 _E........,.--:-.:••----;--•••---- AN /40 ler g/kiell.C7X7 / , I •••,..4:_i ...• 's ' - - .,.. ...............-... .............- —..--... . 4....2..._ e., -- ,... ...... ; _., 4•....46,. ... , Ns7 ,ii, , Ai, .410,14M.:„..er.v4.:,:9.•7•• • ,. -...,1,,,,rar . -- . -4:--•E .'"" „...-•-• . • I 41/ .•' *..•.::::ila-'--' .-- E------ •'-___.„,,;_r*- . -.2 , t.........--..6, 6 ' \ . 1 i . . •-• . ---............ 6- •G 4 DP 2" GAS MAIN • • , , . • , , -* - ------- 6 G—.—. 6 °A,.• POWER POLE . . .' Ir-6-11‘4 . S--- . . - ,.., ..,- . s----7----7$7-- • er 5 77. r***/14 .... WATER METER G---------S ,...--;,.....‹-.------$ 19rti (4 — . SANITARY SEWER LINE .... . ... .... • • -,-.' .-/ '4... ..`, CATCH BASIN . ' .., . \ .• . , • . , . GRATE ELEVATION 237.96' .. X\ \ •.,. •,..,,,, . . . ._ . ....... ..,...., . . ... . .. . ... ..,.. ... . ..... . . . . ......._ . . . .. .. . .. . . .. .. . ...... • • • .. ......- • • ' . 5•\..,(1 . . . .. SANITARY SEWER MANHOLE ' lollne" -_--- - _ ....... .... • .. . .. .. .. .... ... - - RIM ELEVATION 239.40' • • lc • FLOW LINE 231.55' . . , ' 1.5/ /3/ • , . ' 0 v.s. . . : . Ac-cia, Ac.GLIc . . • / ' "'N., . . . „Z. . . ... . . ....... . ...; . .:., . ..: . .../2, t-S1- 4-7.--. . . . . i 1..$ . r„..44‘41-1-. _____............—._______ ___ —__ • . , • • -- • FIRE HYDRANT , . 4 ' ' • ' . . dir . 6.7 . . i.„... . . . ... . .. . •• - K VY,-\d- - ---"----r-kit- - ... NOTES: • .• . . .4 24" WATER MAIN RUNS ALONG FONNER' STREET. • • . . 64141 ......... ... ... . ., THE EXACT LOCATION OF DOS MAIN IS UNKNOWN. ;.. . „. ., • ' . . . . . . ..•••,.: ....:„. .• • . . ' THE VERTICAL DATUM IS BASED ON THE CITY OF ' • • . t Job . -,. TIGARD BENCHMARK NO. e20,. WHiCPI HAS AN ELEVATION • . • oF E91.66' AND WHICH IS LOCATED AT 7HE INTERSEC71ON . • . • . . OF I 167H AVENUE AND VERMONT LANE. . . , . . Sheet . . , . ' Cf.r:.. •• •• • • . - • ....... ."--- , ....., • . . . . .. . • • , . , . • 14 X Si PAIN100 ON NO.1000N OUIANINNW 0 INIONIIIIM \ I Of Sheets . 4t••••••••••••••••••■•••••••• Y 7 I . 410g• OI � CONFEREiVC( Arts • ,� • 111 .; • CITY nOF_ TIGARD A PRE-APPLICATION CONFERENCE NOTES : '; C . community(Deve6pment (Pre-Application Meeting Notes are Valid for Six (6) Months). SFtapmgfcBettercommunity RESIDENTIAL PRE-APP.MTG.DATE: — STAFF AT PRE-APP. L/ / APPLICANT: AGENT: Phone: Phone: ( ) PROPERTY LOCATION: ADDRESS/GEN. LOCATION: //y6.5� S • TAX MAP(S)/LOT#(S): 9-S/t9 2,e____-O/f 'c NECESSARY APPLICATIONS: t, - -*e � t I ve44 <P-e trak_O-- 1 / PROPOSAL DESCRIPTION: —, - �r 3 Z.• 7 i l,. .-- --,or �.. /• - v f COMPREHENSIVE PLAN I MAP DESIGNATION: R- e' ZONING MAP DESIGNATION: C.I.T. AREA: FACILITATOR: PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:pensq.ft. Average lot width: 5 ft. Maximum building height:-?0 ft. Setbacks: Front 227. ft. Side �ft. Rear /3! ft. Corner /3 ft.from street. MAXIMUM SITE COVERAGE: -- % Minimum landscaped or natural vegetation area: — %. (Refer to Code Section 18. S/ L' 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 21/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.810.0601 aTY OF TIGARD Pre-Application Conference Notes Page I of I I Residential Appliation/Planning Division Section • • SPECIAL SETBACKS • ➢ Streets: feet from the centerline of ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. _ [Refer to Code Section 183301 • 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, applicants 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: 503-648-88841 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.130.010.C.2. are ' •. RESIDENTIAL DENSITY CALCULATION [See example below) •- ► _ - - : - • - on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as. specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas including: . ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. [Refer to Code Chapter 18.7151 I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 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 are) - 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 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 I I Residential Appliution/Planning Division kction • • 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 330 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to Code Section 18.810.090] • )4 FUTURE 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 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 50% 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 18.105&18.765] 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] f3TY OF TIGARD Pre-Application Conference Notes Page 3 of I I Residential Application/Planning Division Section • • • • ACCESS WAYS Minimum number of accesses: Minimum access width: QC) • Maximum access width: 2� Minimum pavement width: 2 C) • 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 - ° 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. e Chapter 18.795) ; . j j ;ING AND SCREENING In o • - t. rease 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 sand 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 18.145) 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 EET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE'(1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.705,18.745 a 18.7651 an OF TIGARD Pre-Application Conference Notes Page 4 of I I Residential Application/Planning Division kction • • (if EM01 PLAN REQUIREMENTS C A THE p N FART E 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, 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 ITIGATION • —REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the.city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.790.060.El CITY OF TIGARD Pre-Application Conference Notes Page 5 of I I Residential Application/Planing Division Section • • SIGNS 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. • er ti Code Chapter 18.1801 • SENSITIVE LANDS • Th- •e p ovides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOP ENT ! - _. AR* S WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGE A," s, ' TLANDAAREA',, ON SLOPES IN EXCESS OF 25%, OR ON UNSTABLE . GROUND. Staff will attempt to preli ly identify sensitive lands areas at the pre-application conference based on available inform tion. OWEVER1_he—responsibility to precisely identify sensitive land areas. and their boundarie . 's 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 18.1151 STEEP SLOPES When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,RESOLUTION AND ORDINANCE(R&Of 96-44 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive area, except where approval has been•granted by the Agency or City to reduce the width of a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetated corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within the development or project site can be less than 25 feet in width. In any case, the average width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, EXCEPT AS ALLOWED AS FOLLOWS: CITY Of TIGARD Pre-Application Conference Notes Page 6 of I I Residential Application/Planning Division Section • • ➢ A GRAVEL WALKWAY OR BIKE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the walkway or bike path is paved, then the vegetated corridor must be widened by the width to the path. A paved or gravel walkway or bike path may not be constructed doser than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and ➢ WATER QUALITY FACILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. (Refer to R a 0 96-44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while 'establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood -storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe_Harbor: THE WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1,000 cubic feet per second (cfs). ➢ MAJOR STREAMS IN TIGARD INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS)AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). CITY OF TIGARD Pre-Application Conference Notes Page 1 of I I Residential Application/Planning Division kction • • • ➢ The standard Tualatin River riparian setback is 75 feet, unless modified in accordance with this chapter. • ➢ The major streams riparian setback is 50 feet, unless modified in accordance with this chapter. . ➢ Isolated wetlands and minor streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. (Refer to Code Section 18.797.030] Riparian Setback Reductions • The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better • protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.050.0 that demonstrates all of the following: ➢ • Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five (5) years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. • - (Refer to Code Section 18.797.100] HA; ; 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) 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.105(Access/Egress/Grculation) 18.180(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Yariances/Adjustments) .- <7 18.715(Density Computations) Off- 18.190(Free Removal) • 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) -18.195(Visual Clearance Areas) 18.385(Miscellaneous Permits) 1 8.725(Environmental Performance Standards) 18.797(Water Resources(WA)Overlay District) . 1 8.390(Decision Making Procedures/Impact Study) 1 8.730(Exceptions To Development Standards) 18.798(Wireless Communication Facilities) 1 8.410(Lot Line Adjustments) 18.740(Historic Overlay) -8.81 0(Street&Utility Improvement Standards) '18.420(Land Partitions) 18.742(Home Occupation Permits) • 18.430(Subdivisions) � 1 8.745(landscaping&Screening Standards) 3( 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) 1 8.760(Nonconforming Situations) CITY Of TIGARD Pre-Application Conference Notes Page 8 of I I Residential Application/Planning Division Section • • • • IMPACT STUDY (the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include • impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code.requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18.390.040 and 18.390.050] NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE APPROPRIATE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. * NOTE: In order to a • : - iminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to • • ittal of a land use application. (Refer to the Neighborhood Meetin I ndout] BUILDING PERMITS PLANS FOR BUILDING AND OTHER RE, A TED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL AS BEEN ISSUED. Final inspection approvals by the Building Division will not be grant:d until there is compliance with all conditions of development approval. These pre-ap•lication notes do not include comments from the Building Division. For proposed • ildings or modifications to existing buildings, it is recommended to contact a Build' g Division Plans Examiner to determine if there are building code issues that would • event the structure from being constructed, as proposed. Additionally, with regard to Sub6ivisions and Minor Land Partitions where any structure to be demolished has system devel g pment charge (SDC) credits and the underlying parcel for that structure will be eliminated w -n the new plat is recorded, the City's policy is to apply those system develo•ment credits to the fi st buildin• •ermit issued in the develo•ment (UNLESS OTHERWISE DIRECTED BY THE DEV' LOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONT CT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIB LITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of o (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. (Refer to Code Chapte 8.755] CITY OF TIGARD Pre-Application Conference Notes Page 9 of I I Residential Application/Planning Division Section • • • ADDITIONAL CONCERNS OR COMMENTS: • • • • • • • • • • 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-Cou- . APPLICATION SUBMITTAL PROCESS [CATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the . Community Development Department at Tigard City Hall offices. PLEASE NOTE_ Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8'/' x 11" reduced scale site plan of the proposed project should be submitted for attachment to the staff report or Administrative Decision. Application with unfolded maps shall not be • accepted. The .Planning Division and Engineering Department 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. • CITY OF TIGARD Pre-Application Conference Notes Page 10 of 11 Residential Appliation/Plannmg Division Section • • • 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' ' land use decisions. An appeal on • this matter would be heard by the Tigard ,..,--e ,off` . A basic flow chart which illustrates the review process is avails le fromtle Planning Division upon request. . Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. 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). ,1 . / PREPARED BY: o .�:i/.��r_�_.: -ir- 4 CITY I TIG�-'i PIA try ION - STAFF ` :.. ' r " PRE-APP. MEETING PHONE: (503) 639-4 I~ FAX: (503) 684-1291 E-MAIL (staff's first name) @ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE]INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 28-Feb-2000 • CITY OF TIGARD Pre-Application Conference Notes Page I I of I I Residential Appliation/Planning Division kction . • • PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION \ Ctit yof iilgarrd,,Ore�gon Shaping sZ Better Community PUBLIC FACILITIES Tax Mantsi: 2S1 03AC Tax Lolls]: 1100 Use Tyne: Partition The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Fonner Street to 30 feet from centerline. ❑ SW to feet • ❑ SW to feet ❑ SW to feet Street improvements: ® 1/2 street improvements will be necessary along SW Fonner Street, to include: ® 20 feet of pavement from centerline to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk on north side ® street trees spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • ,❑ street improvelents will be necessary along SW • , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement I. concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. Agreement for Future Street Improvements: • In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Oepartment Section which waives the property liner's right to remonstrate against 1/formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) SW Fonner Street. (2.) • Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Fonner Street. Prior to recording of the final plat, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Fonner Street. The sewer line was terminated with a manhole and an 8-inch stub at the eastern boundary of this site as a part of the Greco partition (MLP 96-00009). The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to either extend a public line northerly into the private driveway to serve the three parcels, or install three separate laterals to serve the three parcels.. Water Supply: The City of Tigard (Phone:(503) 639-4171 , Mike Miller) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. - Fire Protection: Tualatin Valley Fire and Rescue District [Contact: Eric McMullen, (503) 526-2469] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm • drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Applicant must show on do preliminary plan how they will pre storm drainage to an approved public system for all three parcels. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance-vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF for new houses. PERMITS CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section • ,Engineering Department Pits: • Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way 0 or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section complete and a mylOopy of the recorded plat has been Shrned by the.applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing - that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each.lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: Ash - u ENGINEERING DEPAR ENT STAFF • Phone: (5031 639-4171 Fax: 15031684-7291 \\tig333\usr\depts\eng\brianr\templates\preap notes-eng.dot.doc • Revised: April 21,2000 • • • CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section • • • Customer Receipt CITY OF TIGARD Printed:04/14/2000 13:31 User: front Station: 02 Operator: DEB Rcpt No: 0001443 Date: 04/14/2000 Customer No:000000 Amount Due: 240.00 Name: RICHARD H JEANS Cash: 0.00 Address: SHAN N JEANS Check: 240.00 6444 SW RAAB RD N/A 0.00 PORTLAND,OR 97221 Change: 0.00 Type Description Amount ULANUS Urban Land Use Applica 240.00 02[4-\,) _(4 cis-43 c / . ittice . , --/60 0114-17- 6 ~ a • • Pre-Apps (CD Meetings) April2000 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Tuesday, April 25, 2000 30 8:00 8:30 9:00 Pre-app- Ric Jeans, 297-1847 or 706-1814... 9:30 • 10:00 Pre-app appt 10:30 11:00 Pre-app 11:30 12:00 12:30 1:00 1:30 • 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 1:28PM Friday,April 14,2000 X