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MLP2001-00002
MLP2ooI 4040 Z • CITY OF TIGARD Community Development • ShapingA(Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 7/19/2001 FILE NO.: MINOR LAND PARTITION (MLP) 2001-00002 FILE TITLE: BOWMAN PARTITION APPLICANT: Ken Sandblast OWNER: Marvin Bowman Project Design Consultants 13875 SW 158th Terrace Portland, OR 97201 Tigard, OR 97224 PHONE/FAX: 503-296-6100 503-590-0294 REQUEST: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on one of the lots. - LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: West CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: El TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: MARCH 23, 2001 DATE COMMENTS ARE DUE: APRIL 6, 2001 ❑HEARINGS OFFICER 1MONJ DATE OF HEARING: TIME: 1:00 PM ['PLANNING COMMISSION MOW DATE OF HEARING: TIME: 1:30 PM ❑CITY COUNCIL 1TUESJ DATE OF HEARING: TIME.: 1:30 PM ®STAFF DECISION [TENTATIVE] DATE OF DECISION: APRIL 26, 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 8/3/2001 Conditions ASciated with Case #: MLP204100002 3:24:55 PfVI • Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 USAP_ROVIDERLETTER-- O--Met__ 8/3/2001 ___ MS 8/3/2001 S 1. Prior to site work,applicant must provide Unified Sewerage Agency Service Provider letter. 0001 MYLAR COPY OF FINAL PLAT 0 Not Met BR 5/15/2001 ST 2. Prior to issuance of building permits on either parcel,the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 0001 LAND USE APPROVAL/SW WALNUT LN 0 Not Met BR 5/15/2001 ST 3. Prior to issuance of any building permits on Parcel 1,either SW Walnut Lane would need to be extended through the parcel,or the applicant/property owner would need to obtain land use approval for further division of this parcel and meet all associated conditions of approval. 0001 ST.IMPROVEMENT AGREEMENT 0 Not Met BR 5/15/2001 ST 4. 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 Fem 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. 0001 OVERHEAD UTILITY LINES 0 Not Met BR 5/15/2001 ST 5. The applicant shall either place the existing overhead utility lines along SW Fern 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$5,995.00 and it shall be paid prior to approval of the final plat. 0001 FINAL PLAT/ST.PLANE COORDINATES 0 Not Met BR 5/15/2001 ST 6. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Citys global positioning system(GPS)geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: 1) GPS tie networked to the City's GPS survey and 2) By random traverse using conventional surveying methods. 0001 FINAL PLAT APP.SUB. REQUIREMENTS 0 Not Met BR 5/15/2001 ST 7. Final Plat Application Submission Requirements: A. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes(ORS 92.05),Washington County,and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1)that the City has reviewed the final plat and submitted comments to the applicant's surveyor,and 2)that the applicant has either completed any public improvements associated with the project,or has at least obtained the necessary public improvement permit from the City to complete the work. Page 1 of 1 AUG-03-01 03 :22 PM G•ORD LAND SURVEYING 5036547878 P. 01 • GAYLO ID LAND SURVEYING, INC., 2910 SE O= Grove Blvd,,Milwaukee, OR 97267 Piton- $0 ,•54-1492 Fax: 503 .54- 878 a-m if- . :.ri. y Jima: 1970 TO: 14A oae Fax No. : C5a3) d,"y 7L 9 7 Phone No. :(543)6,59,9/7/ mom: : i-&,4 yzo,Cv RE: &4/ ZOO Comments: MAIMS"", piece s is Tt'E ATE ASS655-trl ^3 e Fzo1-1 (AS A . /u se co""7c3`Gr ._9 • /<- -ges including cover AUG-03-01 03 :22 PM G•ORD LAND SURVEYING 5036547878 P. 02 82-01 03 •'- 3 PM GAYLORD LAND SURVEYING ZJI15476170 P• 02 ✓. Clean ' -r Services o,,.n_reOniam.at t, elcar. Sensldve Area Pr •$eroenlnp Site Assessment Juriedlctlo 't• •_ : _ . Date V Q, 2oO Map&1", Lot -rs >R "r r���%'. Owner itf. R.I/ )44Al . Site Address ' - - _.._ Contact 29lc AAS Y o_d_ A044a 34,17 � .Proposed otivity TAgO,V{w• _ Address AT � 97Z7 Phone 4 -M t Y N Y N NA 0 ❑ ow Sensitive Area;e ea Map ❑ w o I ysetructure maps s rn. u Q9 v ❑ ❑ Iw Sp ilyyadopted studies or maps ❑ ❑ ❑ Other pry. Salad o s review of the above Information end the requirements of Clean Water Services Design and Construction Standards Resolution and Order No 00-7: ❑ S niitive areas potentially exist on elte or within 200' of the site.THE APPLICANT At -T PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE P•OVIDER LEITOR OR STORMWATER CONNECTION PERMIT. If Sensitive Areas ist on the site or within 200 feet on sdlacent propertied, a Natural Reseurcee - =sessment Report may also be required. fil - "hive areas do not appear to exist on siw or within 200' of the site.This pro- ,reening site assessment does NOT eliminate the need W evaivata and protect tor quality sensitive areas If they ere subsequently disoovsred on your p operty. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS -EQUIRSD. THIS FORM WILL SERVE A9 AUTHORIZATION TO ISSUE A ORMWATER CONNECTION PERMIT. ❑ o proposed activity does not meet the definition of development. NO SITE •SSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comm, ts: . Revie -d Sr 7--■11111011114POr Date: PS e, Rotor". • go Ar pficant ?Dieu .4. Rax Coveter_ Date !o?..___..ily tii-"1 0 ban ATI TAIM sgr.v% `vs-t7 —me' Ar0"Fri:'Z't1S er —Tn rer,n • • NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00002 :412 CITY OF TIOARD BOWMAN PARTITION CommunityDeveropment Shaping A Better Community 120 DAYS =7/19/2001 SECTION I. APPLICATION SUMMARY FILE NAME: BOWMAN PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00002 PROPOSAL: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on proposed Parcel #2. APPLICANT: Ken Sandblast Project Design Consultants 1800 SW 1s`Avenue, Suite 1 Portland, OR 97201 OWNER: Marvin Bowman 13875 SW 158'" Terrace Tigard, OR 97224 ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes at a minimum lot size of 10,000 square feet. Mobile home parks and- subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. PROPOSED PARCEL 1: 42,476 Square Feet. PROPOSED PARCEL 2: 54,275 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 (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: 111 0 THIS DECISION IS FINAL ON APRIL 27, 2001 AND BECOMES EFFECTIVE ON MAY 12, 2001 UNLESS AN APPEAL IS FILED. Appeaal: 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 18.390.040.6.1 may appeal this decision in accordance with Section 18.390.040.6.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I, THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 11, 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. l � �•� � w '17.OC TIG"RD lir • �,��- ■„ VICINITY MAP I way .x"71∎∎.• ����iN M1P2001-00002•Ilm• ♦%1111►� ���*∎0111 ,4P- W ■ lot 4 /a BOWMAN 1� 400 I111I1� �/! %� MUM►�/1111\ev���11/1i PARTITION ��#'���e a111�\lig -11 11 l saJIII All X11 Illk v � ^��: 1111 i1iiii 11 vi.,_44/.1ralim '%,■•v ,c , rm. is-:. 2 bwai--;1 .4 1 '01°1910 1111 =101111111 ' ,, .� ""'5 IPM 14, AP -IlUuPc1 n ► s Ail, rimer 4 UM u Ory of T1 rt{ r � a •1 1.77 Inv mo1.7 LOT 48 ) i LOT 47 I LOT 44 LLOT 46 LOT 44 LOT 43 4 1 N89Z1'a}' 169.86' 07 arvoE EN¢ ro[R1r ,. LOT 51 ,18 .. 000 $ S.W. IALNUT LANE°anav01EOi10E 47L,gpR. _�: ..• I 2,47.on �'..... z JI!"' Y C _ ! n N a (_n I W LOT 52 5 aa roar.000 'O FENCE y \ C o N'2 r gar uo' Z■ 00 Z F- LOT 56 n -• 54.275 f0.11. J 08' '1, 1.25 o.r.. a a , l i 9 s+ro .smin or rw rn[a u[s S.W. LUKAR COURT' 0 6 A : [a,,i t; ns (Y ii 2p0 sourN[mr>RO.ccnoN.No a•r: � [RROR[Rrr[.NE.s sNOw Q � l+v N[RF-rR[[a R.NU iN 5IC /11 � I ,ROU 1't'10 t! `V -Y.280j ea��Y f O. �O C 9°) LOT 58 (10, �1 [:4�. .roar v000 yyJ ENU N J /j'/� nl .you v ,4 LOT 59 "§:'... / 41/ LOT 60 a 9T CITY TIGARD OF TIGA MLP2001-0000: ■ SITE PLAN BOWMAN PARTITION (Map is not to scale) N • • • ♦' NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00002 CITY OF TIGARD BOWMAN PARTITION community Development shaping A Better Community 120 DAYS =7/19/2001 SECTION I. APPLICATION SUMMARY FILE NAME: BOWMAN PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00002 PROPOSAL: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on proposed Parcel #2. APPLICANT: Ken Sandblast Project Design Consultants 1800 SW 1s Avenue, Suite 1 Portland, OR 97201 OWNER: Marvin Bowman 13875 SW 158th Terrace Tigard, OR 97224 ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. PROPOSED PARCEL 1: 42,476 Square Feet. PROPOSED PARCEL 2: 54,275 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 NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 1 OF 14 . • • V conclusions on which the decision is based are noted in Section V. CONDITIONS OF APPROVAL PRIOR TO THE APPROVAL OF THE FINAL PARTITION PLAT, THE FOLLOWING CONDITION SHALL BE SATISFIED: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 317) for review and approval: 1. Prior to site work, applicant must provide Unified Sewerage Agency Service Provider Letter. 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: 2. Prior to issuance of building permits on either parcel, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 3. Prior to issuance of any building permits on Parcel 1, either SW Walnut Lane would need to be extended through the parcel, or the applicant/property owner would need to obtain land use approval for further division of this parcel and meet all associated conditions of approval. 4. 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 Fern 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. 5. The applicant shall either place the existing overhead utility lines along SW Fern 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 $5,995.00 and it shall be paid prior to approval of the final plat. 6. 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 MLP2001-00002/BOWMAN PARTITION PAGE 2 OF 14 • • 7. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. 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 Medium-Density Residential on the Tigard Comprehensive Plan Map. No previous land use decisions were found for this property. Site Information and Proposal Descriptions The subject property is approximately 2.23 acres or 96,751 square feet. The site has approximately 194.42 feet of frontage on SW Fern Street and 44 feet of frontage on SW Walnut Lane and 38 feet on SW Lukar Court. The owner is proposing a two parcel partition as indicated on the proposed partition plat plan: Parcel #1 (42,476 square feet); and Parcel #2 (54,275 square feet). A residential structure exists on Parcel #2 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. No letters were received addressing the land partition. 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 NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 3 OF 14 • • A 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: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum average lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum average width of 169.90 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-7 zoning district is 5,000 square feet. The proposed partition creates two (2) lots that are 42,476 and 54,275 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 44 feet of frontage onto SW Walnut Lane, Parcel #2 has 194.42 feet of frontage on SW Fern Street. Therefore, this criterion is satisfied. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing home on Parcel #2 meets all required setbacks. The accessory dwelling units located on Parcel #2 are preexisting, therefore, the applicable setback requirements do not apply. Therefore, this criterion is 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. Neither proposed lot is a flag lot, therefore, this criterion does not apply. 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. No accessways are proposed within 10 feet of an abutting lot. 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. No common drives are proposed for this two (2) lot division, therefore, this standard does not apply. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 4 OF 14 • • Circulation. This standard is addressed under 18.705 (Access, Egress and Circulation) 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. 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 been met. 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-7 Parcel#1 Parcel#2 • Minimum Lot Size -Detached unit 5,000 sq. ft. 42,476 sq. ft. 54,275 sq.ft. - Duplexes 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. 169.90 ft 169.90 ft -Duplex lots 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage 80% [2] N/A >80% Minimum Setbacks N/A - Front yard 15 ft. 40 ft. -Side facing street on corner&through lots 10 ft. -Side yard 5 ft. 60 ft. - Rear yard 15 ft. 240 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. • -Distance between property line and front of garage 20 ft. 50 ft. Maximum Height 35 ft. N/A <35 ft. • Minimum Landscape Requirement 20% N/A >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 5,000 square feet is required for each lot. The proposed lot sizes of 42,476 and 54,275 square feet meet this standard. Parcel #2 is developed with an existing single-family structure with a detached garage, cabin and shop. The detached garage is located 50 feet from the front lot line, and 40 feet from the west lot line. The single-family home has the setbacks shown in NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 5 OF 14 • • the table above. The cabin is located 30 feet from the east lot line and 55 feet from the front lot line. Parcel #1 is currently vacant. Therefore, the standard has been met. 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. 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. Parcel #1 has access to SW Walnut Lane. Parcel #2 has access to SW Fern 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. Tualatin Valley Fire & Rescue has reviewed this application and found it to be in accordance with the provisions of the Uniform Fire Code. Therefore, this criterion has been met. FINDING: Based on the analysis above, the Access, Egress and Circulation Standards have been met. 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 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 NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 6 OF 14 , . • • I. 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 96,751 square feet. The minimum number of residential units is 15 and the maximum number of residential units is 19 for both parcels. The applicant has submitted a plot plan showing how the two parcels could be divided in the future to meet this density requirement. Therefore, this criterion is satisfied. FINDING: Based on the analysis above, the Density Computation Standards have been met. 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 is not planning on removing any trees as a result of this land partition, therefore, this standard does not apply. FINDING: Based on the analysis above, the Tree Removal Standards have been met. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. The proposal does not involve erecting anything within the clear vision area. All clear visions areas currently existing at the site conform to the standard. Therefore, this criterion is met. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: 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. NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 7 OF 14 • • 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 Fern Street, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on SW Fern Street, according to the most recent tax assessor's map. No additional dedications are necessary along the site frontage. SW Fern Street is currently paved, but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore, recommends that the applicant be required to enter into an agreement with the City whereby the owner.agrees to participate in any future widening project for the street 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. Two other local residential streets stub into the west boundary of this site; SW Walnut Lane and SW Lukar Court. SW Walnut Lane has an existing ROW width of 44 feet, while SW Lukar Court has an existing ROW width of 36 feet. Any future division of Parcel 2 (parcel containing the existing house) would require extension of SW Lukar Court. Any development on Parcel 1 would require extension of SW Walnut Lane. The applicant explained in their preapplication meeting, and reiterated in their narrative, that they will eventually subdivide Parcel 1. No building permits will be allowed on Parcel 1 until such time SW Walnut Lane, and supporting public utilities, are extended through the parcel. 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 mayor 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 site is not abutting or traversed by an existing or proposed arterial or major collector street, therefore, this criterion does not apply. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 8 OF 14 • • A future development plan was included in the applicant's materials. The plan indicates how SW Lukar Court and SW Walnut Lane can be extended to serve future division of Parcels 1 and/or 2. The future development plan is reasonable. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The future development plan shows that SW Lukar Court will likely terminate in a cul-de-sac bulb upon future redevelopment of Parcel 2. The resulting length should not exceed 200 feet, and would not serve more than 20 units. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's materials indicate that upon further development of Parcels 1 or 2, the two local residential streets (SW Walnut Lane & SW Lukar Court)will be extended. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent onlarterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or sijnalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. All of the local residential streets involved in this application have street grades less than 12%, and future extensions would also fall below that limit. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. NOTICE OF DECISION MLP2001-00002BOWMAN PARTITION PAGE 9 OF 14 • • The current proposal calls for a minor land partition. At this time, there will be no block design. Therefore, this criterion does not apply. Future development of this site will need to comply with the block design standards in the section above. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The current proposal does not involve development of a street. Future development will need to meet the bicycle and pedestrian connection standards outlined above. This criterion does not apply at this time. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is ess than 1.5 times the minimum lot size of the applicable zoning district. Parcel #1 is approximately 254 by 170 square feet. The depth of parcel #1 is 1.52 times greater than it is wide. Parcel #2 has an approximate average depth of 305 square feet and a width of 170 square feet, the depth is 1.8 times greater than the width. Both lots comply with this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Parcel #1 has 44 feet of frontage along Walnut Lane. Parcel #2 has approximately 194.42 feet of frontage along Fern Street. Therefore, this criterion has been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Upon future development of these parcels, additional street improvements would be constructed, that would include sidewalk construction. 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 are existing public sanitary sewer lines located in all three local residential streets adjacent to this site. These lines can adequately serve future redevelopment of these parcels. 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). NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 10 OF 14 • • Future subdivision of either parcel would require meeting this provision. For the current partition, however, no additional improvements are needed. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious area, nor will it result in an increase in surface water runoff. Therefore, this section will not apply until such time either Parcel 1 or 2 are further divided. 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 MLP2001-00002/BOWMAN PARTITION PAGE 11 OF 14 F • • 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 on SW Fern Street that serve the existing home on Parcel 2. 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 218 lineal feet; therefore, the fee would be $ 5,995.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the City's water service area. There are public water lines located in all three streets adjacent to this site. No public water line work is necessary until further development of either parcel. 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. This section will not apply until further development of either parcel. 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. This section will not apply until further development of Parcel 1 or 2. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: ♦ GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VI. OTHER STAFF COMMENTS NOTICE OF DECISION MLP2001-00002BOWMAN PARTITION PAGE 12 OF 14 • 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 APRIL 27, 2001 AND BECOMES EFFECTIVE ON MAY 12, 2001 UNLESS AN APPEAL IS FILED. Areal_: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 13 OF 14 2 • • • THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 11, 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. April 27, 2001 APPROV. I B : I►. athew Sc -id-.ger Assistant Plan er z ' April 27, 2001 APPROVE BY: Dick Bewersdorff %. Planning Director I:\CURPLNWODI MLP\MLP2001-00002.DEC.DOC • NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 14 OF 14 `S'T ID"/:: � CITY of I " ' - A GEOORAPNIO INFORMATION SYSTEM 43 w°H-I4- VICINITY MAP ■stilt . I 0111• um �V .V��1111I MLP2001 -00002 � �►��SI ►� �II��r�N•` 4����� BOWMAN 4111 �� z s�1�� SW M! PARTITION 4 o ■ i�/S� � � Q o �11111 I. Ad il w 11. ll■ * _W—=SW FERN S -,T 4 - „N„iI p;.*:74. 4* . 4, Emu 61 033 IN mobielwrip J - z op 1 . - ti, . it 1 v r = �w_=�= ow 0 I • C ���1�/�.24 ° A aw -/�' ,,. N S JENSHIRE LN , _ r a 0 a =N--_.� 311, C" , ,a 0 200 400 600 Feet I ■ � �_ r'— .,P' • . . ..' 1"=417 feet • *V4 ON 181/1 ' AR, Ira filla IM* aQ •eI City of Tigard iv.: , . fis-:- ' S 4, Infartnation on this map is for general location only and ' ' ' - should be verified with the Developmet Services ivision. �':� ' • iii 13 gar,O Hall Blvd • ' Tigard.OR 97223 (503)639-4171 hap://www.ci.tigard.or.us Community Development Plot date:Mar 23,2001;C:\magic\MAG1CO3.APR _3 • LOT 0 LOT 47 LOT 46 LOT 45 LOT LOT 43 441, CITY a 110 A= N89'21'•3"E- 169.86' R _ - 5 FOOT WOOD 0.7' OUTSIDE FENCE 6' FIR PROPERTY 6' FIR v 24' J] • LOT 51 o as SHED-1"r>/ " p S.W. ALNUT LANE VR.00PUETRITE PARCEL 1 --GAS=-. 42,476 sq.ft. �"WEIML•11617s;iau■ I 0.98 acres TOP FAC. OF C�1�'�� • SS N ' STS S:IV CO Ni. TOP FA OF CUR JIliiU]f4mi■• —GA d Z ES � % r4) CCCCCC� w LOT 52 N Q N / 0 m CI a6 FOOT WOOD 0 \ 'w FENCE _� v O 9` 169 90 Fl— .• . — Mal Z • ...0., Z OO 1 FRUIT TREES - Z APPLE PEA(��.`' CO M at,CH ERRY• PLU2 PARCEL 2 1-- LOT 56 Pr„ O'‘ a 54,275 sq.ft. • J Q to 14•46' 1.25 acres a. J p 'r1i �y 3 11 Z 4t ' r+ N 0 QG -i �7�� SHED SHED A STRIP OF FIR TREES LIES N S.W. LUKAR COURT PINE 6 ° M BETWEEN THE FENCE AND ITS Ce I 2g0- 8 SOUTHERLY PROJECTION AND THE PROPERTY LINE AS SHOWN '���PTO F ��0 131.7 N HERE - TREES RANGE IN SIZE /n ��a DRIVEWAY SHe, FROM 12" TO 28" V (�i XI OP FACE OF CURE/1111 I -. 2A0 i y0� Li.. R- PLUM k CH ..• _ 2'FI• .` O (/) TR # 'S O LOT 58 2 I, 'C Oij. ! PLE 4, 2 O <7 24' •ADRON �P4 O 6 FOOT WOOD ;.6 RR YS FENCE -I.- C, J 2• : • . 24' CEDAR et, .Li , . T /' U 26 FLOT 59 p o ro GtZ LOT 60 �� '"S S'G /, ore c‘ F EOF CUR 'N` S\ TOP /R` EP . 5� F" • CITY OF TIGARD At MLP200 1-00002 ' SITE' PLAN BOWMAN PARTITION (Map is not to scale) N _ _ NOTICE TO MORTGAGEE, LIENH•ER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMP LY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION i��� MINOR LAND PARTITION CITY OF TIGARD &pm Community�Deent ShapingA Better Community DATE OF NOTICE: March 23, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00002 FILE NAME: BOWMAN PARTITION PROPOSAL: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on one of the lots. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. 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 APRIL 6, 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 APRIL 26, 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 Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to addrethe relevant approval criteria wit1ufficient 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." . V /5* wit.�h-�if 111 J iIIli' 4 1I'I' VICINITY MAP 61* .t10' 01 I M LP2001-00002 Fl ►��I ♦ I ♦.;. ' BOWMAN ► ■4i�►0 ■41/111111► ♦ III/ � � � I�� PARTITION i lihtti :01 "IR iwz AO -',. , ,,s0 s, ovirni imii 0 OVA A_- ,7- , 07. Ku II.II ill _ O h1hIii �n , �MI6 /' ' r```'�i��" i-gin �.i , ' , ill,, --,)// , \> rell air i ....1414 .........LA,..L.T.prd__ VEST FoR Cø,%%,si&vrs • • MEMORANDUM CITY OF TIGARD, OREGON DATE: April 23, 2001 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: MLP 2001-00002, Bowman 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 local residential street to have a 42 to 50-foot right-of-way width and a 24 to .32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Fern Street, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on SW Fern Street, according to the most recent tax assessor's map. No additional dedications are necessary along the site frontage. SW Fern Street is currently paved, but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 1 • • • 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. Two other local residential streets stub into the west boundary of this site; SW Walnut Lane and SW Lukar Court. SW Walnut Lane has an existing ROW width of 44 feet, while SW Lukar Court has an existing ROW width of 36 feet. Any • future division of Parcel 2 (parcel containing the existing house) would require extension of SW Lukar Court. Any development on Parcel 1 would require extension of SW Walnut Lane. The applicant explained in their preapplication meeting, and reiterated in their narrative, that they will eventually subdivide Parcel 1. No building permits will be allowed on Parcel 1 until such time SW Walnut Lane, and supporting public utilities, are extended through the parcel. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. A future development plan was included in the applicant's materials. The plan indicates how SW Lukar Court and SW Walnut Lane can be extended to serve future division of Parcels 1 and/or 2. The future development plan is reasonable. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 2 • • only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The future development plan shows that SW Lukar Court will likely terminate in a cul-de-sac bulb upon future redevelopment of Parcel 2. The resulting length should not exceed 200 feet, and would not serve more than 20 units. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's materials indicate that upon further development of Parcels 1 or 2, the two local residential streets (SW Walnut Lane & SW Lukar Court) will be extended. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 3 • • All of the local residential streets involved in this application have street grades less than 12%, and future extensions would also fall below that limit. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. (TO BE FILLED IN BY PLANNING) Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. • (TO BE FILLED IN BY PLANNING) Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. (TO BE FILLED IN BY PLANNING) Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. (TO BE FILLED IN BY PLANNING) • ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 4 • • 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. Upon future development of these parcels, additional street improvements would be constructed, that would include sidewalk construction. 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 are existing public sanitary sewer lines located in all three local residential streets adjacent to this site. These lines can adequately serve future redevelopment of these parcels. 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). • Future subdivision of either parcel would require meeting this provision. For the current partition, however, no additional improvements are needed. 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 ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 5 • • the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious area, nor will it result in an increase in surface water runoff. Therefore, this section will not apply until such time either Parcel 1 or 2 are further divided. 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. 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. ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 6 • • Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines on SW Fern Street that serve the existing home on Parcel 2. 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 218 lineal feet; therefore the fee would be $ 5,995.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS. MLP 2001-00002 Bowman Partition PAGE 7 • • Public Water System: • This site is located within the City's water service area. There are public water lines located in all three streets adjacent to this site. No public water line work is necessary until further development of either parcel. • 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. This section will not apply until further development of either parcel. Grading and Erosion Control: USA Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates • erosion. Per USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with • the site and/or building permit. This section will not apply until further development of Parcel 1 or 2. 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 ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 8 • • • 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: 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 Fern 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. The applicant shall either place the existing overhead utility lines along SW Fern 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 $ 5,995.00 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: ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 9 • • . • 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. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of building permits on either parcel, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. Prior to issuance of any building permits on Parcel 1, either SW Walnut Lane would need to be extended through the parcel, or the applicant/property_ owner would need to obtain land use approval for further division of this parcel and meet all associated conditions of approval. i:lengthrian rlcom m e ntslm I plm I p2001-00002.doc ENGINEERING COMMENTS MLP 2001-00002 Bowman Partition PAGE 10 Matt Scheidegger_-Bowman Partition.do _ __-_____ - Page 1 7 ' TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION yjt March 29,2001 Matt Scheidegger,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Bowman Partition MLP 2001-00002 Dear Matt, . j I have reviewed the submittal for the above named project and find no conflicts with our interests. Please contact me at(503)612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal 7401 SW Washo Court,Suite 101•Tualatin,Oregon Sre22•o1(11.(503)612-7000•Fax(503)612-7003•www.tvfr.com • • MEMORANDUM A//H�11llvo � � I ,I TO: Matt Scheidegger FROM: Matt Stine, City Forester RE: Bowman Partition DATE: March 26, 2001 Matt, As you requested I have provided some comments on the "Bowman Partition" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. TREE PROTECTION DEVICES 18.745.030 E. PROTECTION OF EXISTING VEGETATION. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g.; areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). 1.1. All tree protection devices shall be located on the Tree Protection Plan. Any tree that will not be removed onsite that is within the limits of disturbance of this project shall be protected. Any tree that is located on property adjacent to the construction project that will have more than 20% of its root system disturbed by construction activities shall also be protected. 1.2. Details and specifications are required as to how the trees will be protected on site. The details and specifications are included in this memo. 1.3. Provide a construction sequence including installation and removal of tree protection devices, clearing, grading, or installation of sediment and • I erosion control measures, and other activities that may be required to implement the tree protection measures. 1.4. Include in the notes on the final set of plans that equipment, vehicles, machinery, dumping or storage, or other construction activities, burial, burning, or other disposal of construction materials must not be located inside of any tree protection device or outside of the limits of disturbance where trees are being protected. No grading, filling or any other construction activity may occur within the tree protection devices at any time or outside of the limits of disturbance where trees are being protected unless approved by the City Forester. 1.5. All tree protection devices shall be: • Visible. • Well-anchored. • Approved in the field prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 1.6. It is recommended that all tree protection devises be constructed according to the attached illustrations (Figures D-5 and D-6). 1.7. To determine the size of the tree protection zone follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 1/2 feet above the ground, allow 1foot of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 15' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the dripline of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the dripline method, whichever is greater. 1.8. Identify, on the Tree Protection Plan, the location of the stockpile area and the staging area (if different from the stockpile area). 1.9. All of this information should be included in the final plan's notes or drawings. • • • Specifically relating to this project are three Douglas fir (Pseudotsuga menziesii) trees that are designated on the Partition Plat Plan as trees that will remain. • Each tree's Critical Root Zones must be protected from grading, filling, and soil compaction. Tree protection fencing may, therefore, be located within the limits of disturbance. Tree protection must adhere to the guidelines listed above in 1.7. 2. TREE SPECIES SELECTION & PLANTING 18.745.030 C. INSTALLATION REQUIREMENTS. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. G. CONDITIONS OF APPROVAL OF EXISTING VEGETATION. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. 2.1. It is recommended that all tree planting follow the guidelines set forth by the International Society of Arboriculture's tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. I recommend that these guidelines be followed and adhered to at all times. 2.2. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • • • No more than 10% of any one species be planted onsite. 2.3. I recommend that all of this information be included in the final plan's notes or drawings. If you have any questions please call me anytime. Thank you for requesting my comments on this project. Sincerely, Matt Stine City Forester • �i • REQUEST FOR COMMENTS C.OF TIGARD Community cDeve(opment Shaping Better Community DATE: March 23,2001 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division APR 0 3 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 3171 CITY OF TIGARD Phone: (503)639-4171/Fax: [503)684-7297 MINOR LAND PARTITION [MLPI 2001-00002 ➢ BOWMAN PARTITION < REQUEST: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family. residences. The existing dwelling located on the site will remain on one of the lots. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: APRIL 6, 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 foltowitw information)Name of Persons)Commenting: 3%M \J \-( I Phone Number[s): • • REQUEST FOR COMMENTS CITY OF Community Development Shaping Better Community MATE March 23.2001 11 0 [ I T LE( A' ,USA/SWMProgram i+t✓oby MAR 2 6 2001 [I) •CitV of Tigard Planning Division 4— 70 By STAFF CONTACT: Mallow Scheldegger,Assistant Planner Dc 3111 Phone: Mal 639-4171/Fax: 15031684-1291 MINOR LAND PARTITION O ILP)2001-00002 > BOWMAN PARTITION < REQUEST: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences_ The existing dwelling located on the site will remain on one of the lots. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: APRIL 6, 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. '0;1EASEA;111ECX 6.0;IEfoilLOWNOMM Or'OX01)1176!:1 We have reviewed the proposal and have no objections to it. Please contact IoL.ta:.�i. J1.t� . of our office. _ Please refer to the enclosed letter. Written comments provided belooww:. rO itA `D TVL7%&.M 1,. 1di ' L :1. mac) GAZ.tst,tb L • (Area se 100,04 the following information)Name of Personas]Commenting: Phone Humberto): TOO[a Mvuamas QdIdINil 9Z9C OP9 C09 XVd LO:rT TO/i7O/60 • S 4;i REQUEST FOR COMMENTS CITY OF IIGARD Community(Development SfiapingA Better Community DATE: March 23,2001 TO: Nadine Smith,Advanced Planning Supervisor RECEIVED PLANNING FROM: City of Tigard Planning Division MAR 2 7 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 3111 CITY OF TIGARD Phone: (5031 639-4111/Fax: (5031 684-1291 MINOR LAND PARTITION[MLR 2001-00002 ➢ BOWMAN PARTITION Q REQUEST: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on one of the lots. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: APRIL 6, 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: cepm,Z4a0 • :\--:z7 • .s (P1 ase provide tfie following information)Name of Person[sl Commenting: I Phone!lamberts]: I • • REQUEST FOR COMMENTS CI„I` 'IIGARD Community Development Shaping Better Community DATE: March 23,2001 RECEIVED PLANNING TO: Michael Miller,Operations Utility Manager LIAR 2 7 2001 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner tx 3111 Phone: (5031639-4111/Fax: (5031684-1297 MINOR LAND PARTITION[MLPI 2001-00002 ➢ BOWMAN PARTITION < REQUEST: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on one of the lots. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: APRIL 6, 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: -X 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 foltowing information)Name of Person(s)Commenting: eww jj"c s}�Zn I Phone Number(sl: x34>Y I • • AA REQUEST FOR COMMENTS C,OF IGARD Community Deve(opment SfiapingA Better Community DATE: March 23,2001 RECEIVED PLANNING TO: hn Roy,Property Manager/Operations Department MAR 2 7 2001 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner DI 3171 Phone: 15031639-4171/Fax: (503)684-7291 MINOR LAND PARTITION(MLPI 2001-00002 ➢ BOWMAN PARTITION REQUEST: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on one of the lots. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: APRIL 6, 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. PLEP9E 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: (Blease provide the foil-owing information)Name of Person(s)Commenting: I . Phone Number(s): • • REQUEST FOR COMMENTS CITY IGARD Community(Development Shaping A Better Community DATE: March 23,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 311) Phone: (503)639-4111/Fax: [5031684-1291 MINOR LAND PARTITION[MLR 2001-00002 ➢ BOWMAN PARTITION Q REQUEST: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on one of the lots. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: APRIL 6, 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 provick t(ie folrowing information)Name of Personisi Commenting: Phone Number[sl: •, CITY. TIGARD REQUEST FOR CON NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NO(S).: �1r.I► '.c7f+�,t► -Z FILE NAME(S): �- - l,'/74 I • CITIZEN INVOLVEMENT TEAMS `' I4-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East ❑South 'W st QProposal Descrip.in Library CIT Book CITY OFFICES - GONG RANGE PLANNING/Nadine Smith.Supervisor COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. OLICE DEPT./Jim Well Crime Prevention Officer UILDING DIVISION/Gary Lampella,Building Official De--ENGINEERING DEPT./Brian Rager,Dvlpmnt Review Engineer ATER DEPT./Michael Miller,Utilities Manager _CITY ADMINISTRATION/Cathy Wheatley,Gty Recorder pd OPERATIONS DEPT./John Roy,Property Manager —--OPERATIONS DEPT./Hatt Stine.Urban Forester ✓PLANNER-TIME TO POST PROJECT SITE! 'SPECIAL DISTRICTS- - . . _TUAL.HILLS PARK&REC.DIST.* {UALATIN VALLEY FIRE&RESCUE * TUALATIN VALLEY WATER DISTRICT 4f IFIED SWRGE.AGENCY 4f 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 91075 Hillsboro,OR 91124 LOCAL AND.STATE JURISDICTIONS. : , '.. .,. • ' CITY OF BEAVERTON * _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street NE Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 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 4t 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(CPA ZOA) Larry French(Comp.Plan Amendments 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 Management Services 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 . Healy(IG )RB) David Knowles,Planning Bureau Da. ' Regional Administrator _Carl Toland, Right-of-Way Section(Vacations) AA s) C�"�StDve Conway(General Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(CIWZCs)rrs,4 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(zcA)MS 15 Portland,OR 97204 • _Doria Mateja(ZCA)MS 14 - DOT,REGION 1 -DISTRICT 2A AE Jane Estes,permit specialist . 5440 SW Westgate Drive,Suite 350 h:\patty\masters Request For Comments Notification List 2.doc (Revised: 30-Nov-00) Portland,OR 97221-2414•• • UTILITY PROVIDERS AND,.SPECIAL AGENCIES ,; ; ;, . ; _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe FUR Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 • _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. • Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann (If Project Is Within Y..Mee 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.ofHatt/N.of89W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter . 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street • Tigard,OR 97223 Beaverton,OR 97006-5152 Portland,OR 97232 *INDICATES AUTOMATIC NOTIFICATION IN COMPUANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). RAAJNIAJ& SECREkR)/ 44T6RIALs • Ir AFFIDAVIT OF MAILING CITY TLD Community(Development Shaping Better Community STATE OE oEGoar ) County ofWas Washington )ss. City of Tigard ) 1, cPatricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist H for the City ofTrgard'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) © NOTICE OF PENDING LAND USE APPLICATION FOR: MLP200I-00002/BOWMAN PARTITION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director • A copy of the said notice being hereto attached, marked FINN"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'1", and by reference made a part hereof, on March 23,2001 and deposited in the United States Mail on March 23,2001, postage prepaid. (P:rso at P--p ra ed Noti •) / • Subscribed and sworn/affirmed before me on the )� day of , 2001. • OFFICIAL SEAL ^��•,�: � DIANE M JELDERKS ';:; NOTARY PUBLIC-OREGON MY COMMISSION 1 EXXP RES SEPT.07,2003 ' I 11' ' ' I : I I ' My Commission Expi ' �j�' 7 03 NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: • EXHIBIT 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 DeveCopment Shaping A Better Community DATE OF NOTICE: March 23, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00002 FILE NAME: BOWMAN PARTITION PROPOSAL: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on one of the lots. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. 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: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. 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 APRIL 6, 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 APRIL 26, 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 Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address* relevant approval criteria with it icient 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." 4,- 4. -- D=OM■ a 41 cF ,' �II VICINITY MAP am, k'' . .. 1I�I MI.P2001-00002 rti:V/II ����11�► :lI/���� 1L,,v, BOWMAN �I.��t�*1i\t\�I/a��11111 PARTITION �"NS p 1111111111 :1111 in 0 ER 11 11. 0.,W . "A f1 \ , t pij&cf ■ . 'al ....,.... . mi Ill N • r zusugh 1P,'Ip .: 00ffinu EM ,l mflnmm' \�Q• ill : �� A IV 411 41111 le Fiftili '14"1 !IUD= iirire • • EXHEIT 13 • 2S 104BC-03300 2S 104BC-00800 AHMED SYED T& BOWMAN MARVIN S RYAN SARAH M 13875 SW 158TH TER 12625 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S1046 B-08200 2S1048B-01600 ALBERTSON'S INC#576 BRIDGMAN HAROLD&JOAN PO BOX 20 14359 SW WINDSONG CT BOISE, ID 83726 TIGARD,OR 97223 2S1048 B-07900 2S 104BC-01300 AL TS S INC#576 BRIGHT WILLIAM ALBERT PO 14444 SW FERN ST ISE, ID 83 6 TIGARD,OR 97223 2S104BC-03800 2S104BC-04000 ALOBIED MANSOUR Y& - BULMAN GERARD H&MARNA E ABUBSHAIT RANIA A F 14297 SW WALNUT LN 14364 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-03800 2S 1048 B-04000 ANOKHIN VLADIMIR B&NINA B& CASSITY LORI A ANOKHIN VLADIMIR V 14060 SW LIDEN DR 14092 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01300 2S104BB-02400 ATKINSON DONALD C&JACQUELINE CHO JOSEPH AND SOOK 14323 SW WINDSONG 14174 SW WINDSONG DR TIGARD,OR 97223 TIGARD,OR 97223 2S104 BA-03800 2S 104BC-00700 BERGEY BRUCE CHO MOON S/SANG Y. 7700 SW RIVER RD 14125 SW FERN ST HILLSBORO,OR 97123 TIGARD,OR 97223 2S 104B B-03200 2S 104BB-00900 BLACK MICHAEL CHRISTENSEN LARRY L&CINDY M 14145 SW NORTHVIEW DR 14293 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-01000 2S 104B B-02500 BOESEN JOHN EDWARD&MARTHA K COLLINS LANNY L&BARBARA G 14301 SW WINDSONG CT 14158 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1 o4BC-00600 2S 1 o4BC-01900 BOHAN THOMAS D& COOPER RONALD W DIANE E ELAINE E 14115 SW FERN 14120 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 104BB-02000 2S104BC-03400 COUMES PAUL A&SANDEE K FREEMAN EDWARD F&JENNEE R 14268 SW WINDSONG CT PO BOX 1754 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 104B C-01200 S 104BC-05500 CROSS SUSAN GAIL& FR - • EDWARD : JENNEE R JAMES MICHAEL PO BOX 14504 SW FERN ST OSWEGO,OR • 035 TIGARD,OR 97223 2S 104BC-02900 2S 104BC-04200 CROWE JOAN M& GRAHAM CYNTHIA A SOLLER NANCY M 14322 SW WALNUT LN 12733.SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104B B-01900 2S 104BB-00400 CROWLEY PATRICK J&AMY JO HARRINGTON CLAYTON L 14294 SW WINDSONG CT 14182 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1048 C-05200 2S 104B B-07700 DEBOIS DREW S&PATRICIA A HENNEMAN GLEN T&LISA M 12878 SW ASCENSION DR 14093 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 • 2S104BC-04400 2S104BC-01700 DIRUSSO JEFFREY M&DEBORAH A HOHNBAUM MICHAEL LEE&KARI ROC 12610 SW ASCENSION DR 14160 SW FERN ST • TIGARD,OR 97224 TIGARD,OR 97223 2S 104 BC-03700 2S 104BC-04500 DITCHER RYAN D& HOWIE DANIEL R . BECKWITH CYNTHIA A 14293 SW LUKAR CT 14363 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104 BB-01700 2S 104BC-05900 DOHERTY MAUREEN E JEFFERY HARRY E&JUDITH A 14328 SW WINDSONG CT 12985 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-02100 04BC-06000 DUTHIE JILL K JEFF - -RY : JUDITH A 14232 SW WINDSONG CT 12985 S A E !\ DR TIGARD,OR 97223 • •RD,OR 97223 2S 104BB-03700 2S 104BC-04300 FARQUHAR TERESSA JENSEN RONALD D&ANN H TRS 14104 SW LIDEN DR 14340 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 • • • 2S104BC-02000 2S104BC-00400 JOHNSON ERIC L&CHERILYN K LUDLUM ROBERT S 14130 SW FERN ST JOANN F TIGARD,OR 97223 14065 SW FERN ST TIGARD,OR 97223 2S104BC-02100 2S104BC-01500 JUNGWIRTH RANDY P _ LUDLUM ROBERT S 1450 SE POWELL BLVD LUDLUM JOANN PORTLAND,OR 97202 14065 SW FERN ST • TIGARD,OR 97223 2S104BC-04800 2S104BC-00500 KASTEN JEFFERY S&NANCY A LUDLUM ROBERT S 12748 SW ASCENSION DR 14065 SW FERN ST • TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-01400 2S 104BC-00300 KELLY BARBARA S TRUSTEE •! UM ROBERT ND 14335 SW WINDSONG CT JOAN TIGARD,OR 97223 14065 • FE' ST ' RD,OR 972 3 2S 104BA-07100 2S1048 B-07600 KRESL MICHAEL J&LAURIE M MALCOLM STEPHANIE L 14055 SW NORTHVIEW DR 14079 SW NORTHVIEW DR TIGARD,OR 97223 PORTLAND,OR 97223 2S 104BB-00700 2S 104BC-01800 KRUMM TERRY J&LORI L MANOR JON C 14327 SW WINDSONG CT 14150 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-03900 2S 104BB-01500 LAPP RICHARD 0&JAMI R MARX ELIZABETH D&. 14333 SW WALNUT LN VIRGILIO CATHERINE TIGARD,OR 97223 - 14341 SW WINDSONG CT TIGARD,OR 97223 2S1046C-03500 2S104BC-02800 LIM EUNKYONG KRIS&SUNG SOO MCCOTTER DAVID W&SHERI R 14387 SW WINDSONG CT 14399 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-00300 2S 104BB-03900 LINDSTROM DIANE M MCRAE KENNETH&CAROLYN 14194 SW NORTHVIEW DR 14086 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-05400 2S104BC-03200 LOUIE CHRISTINA& MILLER PAIGE M LOUIE JACQUE 12651 SW ASCENSION DR 58628 LOUIE CT TIGARD,OR 97223 ST HELENS,OR 97051 • • 2S104B8-02200 2S104BC-01000 MINOR CRAIG NEWTON PORTLAND GENERAL ELECTRIC 14210 SW WINDSONG CT COMPANY TIGARD,OR 97223 ATTN:PROPERTY DEPARTMENT 121 SW SALMON PORTLAND,OR 97204 2S 104 B B-04100 2S 104BC-04600 MOSS WILLIAM PROVOST MARY M 14048 SW LIDEN DR 14330 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S10413 B-03000 2S104BB-07400 MUELLER ULRICH M& READ DORAN L&WENDY J KAREN E 14100 SW NORTHVIEW DR 14121 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1046 B-02800 2S 104BC-04100 NHEM PHANN J AND ALISHA M REICHENBAUGH JERRY D& 14107 SW NORTHVIEW DR SUSAN M TIGARD,OR 97223 14300 SW WALNUT LN TIGARD,OR 97223 2S104 B B-07500 2S 104BC-03100 PEDDICORD DENNIS&ELIZABETH ROWNING LORA S& 13696 SW WHITE CEDAR PL ROWNING JOANNE C TIGARD,OR 97223 12689 SW ASCENSION DR TIGARD,OR 97224 2S 104B B-02900 2S 104BC-02200 PELINKA DAVID L AND FRANCES E RUNYON ANTHONY J 14119 SW NORTHVIEW DR 14040 SW FERN ST • TIGARD,OR 97223 TIGARD,OR 97223 • 2S 104B B-02600 2S 104BC-05300 PENDERGAST WILLIAM G III RUSSELL LENE D&BRIAN G 14134 SW NORTHVIEW DR 12962 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-05100 2S 104BC-04900 PIJPKER OTTO&GINA SABATKA GREGORY A 12840 SW ASCENSION DR 12764 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104B B-02300 2S 104BC-02700 • POIKEY JEFFREY K SAHLI MOHAMAD 14196 SW WINDSONG CT 12765 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 104BB-03100 2S 104B B-00800 POINDEXTER STEVEN T&GABRIELLE SHUREIH TARIQ M 14133 SW NORTHVIEW DR 14269 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 • • • 2S 104BC-04700 2S 104BA-03700 SICHEL JOHN B&JACQUELINE A WILSON SCOTT W&KRISTINE J 14296 SW LUKAR CT 14066 SW NORTHVIEW TIGARD,OR 97223 PORTLAND,OR 97223 2S1048B-00600 2S1046C-01600 SONG NING AND WOZNIAK JOHN G AND DARLENE M DENG YI LIN 14200 SW FERN ST 13611 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-02700 2S1048B-01200 STREGE MELVIN J&NELDA J WYLY CRAIG W 14116 SW NORTHVIEW DR 32293 SW LAKE DR TIGARD,OR 97223 WILSONVILLE,OR 97070 2S 104BB-01800 2S 104BB-03300 TUTHILL WALTER C&AGNES H ZAMBERLAN JOHN J&DEBORAH 14306 SW WINDSONG 14157 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104B6-00500 UPADHYAY SATISH&SAROJ 14170 SW NORTHVIEW DR TIGARD,OR 97224 2S104BC-03000 WAGNER DANIEL J&MELISSA J 12707 SW ASCENSION DR TIGARD,OR 97224 2S104BC-05700 WALNUT CREEK ESTATES LLC 4248 GALEW,OOD ST • LAKE OSWEGO,OR 97035 2S104 BC-05000 WANECKE DAVID M&KIMBERLY A 12186 SW ASCENSION DR TIGARD,OR 97223 2S 104BC-03600 WHEELER RICHARD L&JANETTE K 14371 SW WINDSONG TIGARD,OR 97223 2S104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD,OR 97223 • • Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 91224 is\curpin\setup\labels\CIT West.doc UPDATED: 7-Feb-01 Earl & Marilyn Elias Charlie & Larie Stalzer 13540 SW Village Glenn Drive 14181 SW Juliet Terrace Tigard, OR 91223 Tigard, OR 91224 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 91223 Tigard, OR 91224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 91224 Tigard, OR 91224 Beverly Froude Kevin Hogan 12200 SW Bull Mountain Road 11945 SW Morning Hill Drive Tigard, OR 91224 Tigard, OR 91223 Craig Smelter Bonnie Bishop 14900 SW 103' Avenue • 11341 SW Springwood Drive, #40 Tigard, OR 91224 Tigard, OR 91223 Joan Best Karen Elings • 10105 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 91224 Tigard, OR 91223 Kathy Palmer do John Tigard House Barry Albertson 14260 SW High Tor Drive 15445 SW 150th Avenue Tigard, OR 91224 igard, OR 91224 Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 91224 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 91224-3316 • S A AFFIDAVIT OF MAILING ` '''' CITY OF TIGARD Community Development Shaping Better Community • STATE OE oGoN ) 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 AdministrativeSpeciatst II for the City of'Tigard Washington County, Oregon and that I served the following: {Check Appropriate Box(s)Below} © NOTICE OF DECISION FOR: MLP2001-00002/BOWMAN PARTITION ❑ 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 April 21,2001,and deposited in the United States Mail on April 21,2001, postage prepaid. (Person hat Prepa -d N/e) Subscribed and sworn/affirmed before me on the , 2/ day of C.7 , 2001. • OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 �i' N AR n --u Y PUBLIC O481W1Coit--) My Commission Expires: ��7 e23 • • EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00002 ,y�' BOWMAN PARTITION CITY i ty Commm unnity Development shaping A Better Community 120 DAYS =7/19/2001 SECTION I. APPLICATION SUMMARY FILE NAME: BOWMAN PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00002 PROPOSAL: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on proposed Parcel #2. APPLICANT: Ken Sandblast Project Design Consultants 1800 SW 1S Avenue, Suite 1 Portland, OR 97201 OWNER: Marvin Bowman 13875 SW 158th Terrace Tigard, OR 97224 ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. PROPOSED PARCEL 1: 42,476 Square Feet. PROPOSED PARCEL 2: 54,275 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 NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 1 OF 14 • conclusions on which the decision is based are noted in Section V. CONDITIONS OF APPROVAL PRIOR TO THE APPROVAL OF THE FINAL PARTITION PLAT, THE FOLLOWING CONDITION SHALL BE SATISFIED: Submit to the Planning Department (Mathew Scheidegger, 639-4171, ext. 317) for review and approval: 1. Prior to site work, applicant must provide Unified Sewerage Agency Service Provider Letter. 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: 2. Prior to issuance of building permits on either parcel, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 3. Prior to issuance of any building permits on Parcel 1, either SW Walnut Lane would need to be extended through the parcel, or the applicant/property owner would need to obtain land use approval for further division of this parcel and meet all associated conditions of approval. 4. 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 Fern 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. 5. The applicant shall either place the existing overhead utility lines along SW Fern 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 $5,995.00 and it shall be paid prior to approval of the final plat. 6. 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 MLP2001-00002/BOWMAN PARTITION PAGE 2 OF 14 • 7. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. 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 Medium-Density Residential on the Tigard Comprehensive Plan Map. No previous land use decisions were found for this property. Site Information and Proposal Descriptions The subject property is approximately 2.23 acres or 96,751 square feet. The site has approximately 194.42 feet of frontage on SW Fern Street and 44 feet of frontage on SW Walnut Lane and 38 feet on SW Lukar Court. The owner is proposing a two parcel partition as indicated on the proposed partition plat plan: Parcel #1 (42,476 square feet); and Parcel #2 (54,275 square feet). A residential structure exists on Parcel #2 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. No letters were received addressing the land partition. 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 NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 3 OF 14 • 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: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum average lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum average width of 169.90 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-7 zoning district is 5,000 square feet. The proposed partition creates two (2) lots that are 42,476 and 54,275 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 44 feet of frontage onto SW Walnut Lane, Parcel #2 has 194.42 feet of frontage on SW Fern Street. Therefore, this criterion is satisfied. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing home on Parcel #2 meets all required setbacks. The accessory dwelling units located on Parcel #2 are preexisting, therefore, the applicable setback requirements do not apply. Therefore, this criterion is 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. Neither proposed lot is a flag lot, therefore, this criterion does not apply. 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. No accessways are proposed within 10 feet of an abutting lot. 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. No common drives are proposed for this two (2) lot division, therefore, this standard does not apply. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 4 OF 14 • • Circulation. This standard is addressed under 18.705 (Access, Egress and Circulation) 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. 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 been met. 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-7 Parcel#1 Parcel#2 Minimum Lot Size - Detached unit 5,000 sq.ft. 42,476 sq.ft. 54,275 sq.ft. - Duplexes 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. 169.90 ft 169.90 ft -Duplex lots 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage 80% [2] N/A >80% Minimum Setbacks N/A - Front yard 15 ft. 40 ft. -Side facing street on corner&through lots 10 ft. -Side yard 5 ft. 60 ft. - Rear yard 15 ft. 240 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. 50 ft. Maximum Height 35 ft. N/A <35 ft. Minimum Landscape Requirement 20% N/A >20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. * Multiple-family dwelling unit ** Single-family dwelling unit A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 42,476 and 54,275 square feet meet this standard. Parcel #2 is developed with an existing single-family structure with a detached garage, cabin and shop. The detached garage is located 50 feet from the front lot line, and 40 feet from the west lot line. The single-family home has the setbacks shown in NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 5 OF 14 • • • the table above. The cabin is located 30 feet from the east lot line and 55 feet from the front lot line. Parcel #1 is currently vacant. Therefore, the standard has been met. 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. 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. Parcel #1 has access to SW Walnut Lane. Parcel #2 has access to SW Fern 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. Tualatin Valley Fire & Rescue has reviewed this application and found it to be in accordance with the provisions of the Uniform Fire Code. Therefore, this criterion has been met. FINDING: Based on the analysis above, the Access, Egress and Circulation Standards have been met. 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 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 NOTICE OF DECISION MLP2001-00002BOWMAN PARTITION PAGE 6 OF 14 0 • • 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 96,751 square feet. The minimum number of residential units is 15 and the maximum number of residential units is 19 for both parcels. The applicant has submitted a plot plan showing how the two parcels could be divided in the future to meet this density requirement. Therefore, this criterion is satisfied. FINDING: Based on the analysis above, the Density Computation Standards have been met. 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 is not planning on removing any trees as a result of this land partition, therefore, this standard does not apply. FINDING: Based on the analysis above, the Tree Removal Standards have been met. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. The proposal does not involve erecting anything within the clear vision area. All clear visions areas currently existing at the site conform to the standard. Therefore, this criterion is met. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: 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. NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 7 OF 14 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 Fern Street, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on SW Fern Street, according to the most recent tax assessor's map. No additional dedications are necessary along the site frontage. SW Fern Street is currently paved, but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway,the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore, recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street 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. Two other local residential streets stub into the west boundary of this site; SW Walnut Lane and SW Lukar Court. SW Walnut Lane has an existing ROW width of 44 feet, while SW Lukar Court has an existing ROW width of 36 feet. Any future division of Parcel 2 (parcel containing the existing house) would require extension of SW Lukar Court. Any development on Parcel 1 would require extension of SW Walnut Lane. The applicant explained in their preapplication meeting, and reiterated in their narrative, that they will eventually subdivide Parcel 1. No building permits will be allowed on Parcel 1 until such time SW Walnut Lane, and supporting public utilities, are extended through the parcel. 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 site is not abutting or traversed by an existing or proposed arterial or major collector street, therefore, this criterion does not apply. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is • developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. NOTICE OF DECISION MLP2001-00002BOWMAN PARTITION PAGE 8 OF 14 • • A future development plan was included in the applicant's materials. The plan indicates how SW Lukar Court and SW Walnut Lane can be extended to serve future division of Parcels 1 and/or 2. The future development plan is reasonable. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The future development plan shows that SW Lukar Court will likely terminate in a cul-de-sac bulb upon future redevelopment of Parcel 2. The resulting length should not exceed 200 feet, and would not serve more than 20 units. • Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's materials indicate that upon further development of Parcels 1 or 2, the two local residential streets (SW Walnut Lane & SW Lukar Court)will be extended. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on\arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or si9nalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. All of the local residential streets involved in this application have street grades less than 12%, and future extensions would also fall below that limit. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be . designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. NOTICE OF DECISION MLP2001-00002BOWMAN PARTITION PAGE 9 OF 14 The current proposal calls for a minor land partition. At this time, there will be no block design. Therefore, this criterion does not apply. Future development of this site will need to comply with the block design standards in the section above. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The current proposal does not involve development of a street. Future development will need to meet the bicycle and pedestrian connection standards outlined above. This criterion does not apply at this time. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Parcel #1 is approximately 254 by 170 square feet. The depth of parcel #1 is 1.52 times greater than it is wide. Parcel #2 has an approximate average depth of 305 square feet and a width of 170 square feet, the depth is 1.8 times greater than the width. Both lots comply with this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Parcel #1 has 44 feet of frontage along Walnut Lane. Parcel #2 has approximately 194.42 feet of frontage along Fern Street. Therefore, this criterion has been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Upon future development of these parcels, additional street improvements would be constructed, that would include sidewalk construction. 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 are existing public sanitary sewer lines located in all three local residential streets adjacent to this site. These lines can adequately serve future redevelopment of these parcels. 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). NOTICE OF DECISION MLP2001-00002BOWMAN PARTITION PAGE 10 OF 14 • • Future subdivision of either parcel would require meeting this provision. For the current partition, however,.no additional improvements are needed. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage agency in 2000 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will not result in an increase in impervious area, nor will it result in an increase in surface water runoff. Therefore, this section will not apply until such time either Parcel 1 or 2 are further divided. 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 MLP2001-00002/BOWMAN 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 on SW Fern Street that serve the existing home on Parcel 2. 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 218 lineal feet; therefore, the fee would be $ 5,995.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the City's water service area. There are public water lines located in all three streets adjacent to this site. No public water line work is necessary until further development of either parcel. 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. This section will not apply until further development of either parcel. 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. This section will not apply until further development of Parcel 1 or 2. 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 positionin system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VI. OTHER STAFF COMMENTS NOTICE OF DECISION MLP2001-00002BOWMAN PARTITION PAGE 12 OF 14 • 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 APRIL 27, 2001 AND BECOMES EFFECTIVE ON MAY 12, 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. 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. NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 13 OF 14 I • THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 11, 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. April 27. 2001 APPROV, I B 41. athew Sc -id--ger Assistant Plan er . � �; April 27. 2001 BY: Dick Bewersdorff Planning Director I:\CURPLNUODI\MLPN LP2001-00002.DEC.DOC NOTICE OF DECISION MLP2001-00002/BOWMAN PARTITION PAGE 14 OF 14 Dr CITY of TIGARD yJ ' u GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP ilf - 02 al � $�111I MLP200I 000 Z Cy s �� ��,J� 01111 441 ∎ ��0� � BOWMAN 4 1 ow. I 1�1., ,` ∎1/.". BOW( s 5���� SW M! PARTITION • o I?" / X11111 z� _ 2 ii O,ye\ � cc BLVDORIZ• ` 5`!'1 LD ` =ROSY _ `SW FERN ST " „'i *ce" FERN - ST .m D 1 = a ull lel I I I I 14 036 -1 . , JI)4I 111 - in. .JENSHIRE � N X -� _� SW C MIN 0 200 400 600 Feet ••■ . II, : �� � N�� P=417 feel ; : • ti♦ •` • .ilool 11.- u. win:,` `. ' 'Q, .t City of Tigard �.■ Information on this map is for general location ony and � � f 1 ♦ 5 ,, . ,�,�- La ' lain should be verified with the Development Services Division. I Tiass (503)639-4171 If __ httpafvxnv.ci.tigard.or.us Plot date:Mar 23,2001;C:\magic\MAGIC03.APR Community Development • LOT 48 LOT 47 LOT 46 LOT 45 LOT 411 LOT 43 A, OM Of MA. • N 88'21'•3- a 169.86' te . \ 5 FOOT WOOD 0.7' OUTSIDE FENCE 8" FIR PROPERTY 6"FIR +24" • • LOT 51 �TO N SHED N 0 0 /.6' OUTSIDE PARCEL 1 S.W. ALNUT LANE PROPERTY _ - -CAS I 42,476 sq.ft. �� II. .. 0.98 acres 4 . SS TOP FAC. OF Cg1gE • STS SI'S •' tEill a) WL TOP FACIE OF CURE -WL ■ I P., SIDFWALK � Z —CAE O a. LOT 52 N N w CD cli 0 a6 FOOT WOOD FENCE -_. CD O N89'21'59' 169.90' Z r � OO 'T, FRUIT TREES Z APPLE, PEAFF W _.,_'__----__-__ CQ In _4 CHERRY, PLUV PARCEL 2 I— LOT 56 -° ; : %." 54,275 sq.ft. .J J r' spry e,, 1.25 acres a N O � I3-1b, /../0'� SHED SHED 6 c0 A STRIP OF FIR TREES LIES 6" PINE n M BETWEEN THE FENCE AND ITS Ce S.W. LUKAR COURT I 290– 0 SOUTHERLY PROJECTION AND _�_. _ 4 1.7' In THE PROPERTY LINE AS SHOWN Q /� � TOP F g§O :I'I HERE TREES RANGE IN SIZE /A iiiii STS� DRIVEWAY SHE, FROM 12" TO 28" V W OP FAIE OF CURBgi 2130; yoo Q/ os O 0 LOT 58 , d !'1•.i " PLE S' n O G�� 24" ••ADRON cN PC' 6 FOOT WOOD '1', RRYS �y FENCE --- ..'•I; . 2• : • , Iln 24"CEDAR e!• ,� OUSE 3 . 8•HOLLY tea, •ELL Ct 12'FIR ag MS' `� I�/• • N J 28"FlR y 451 I -J LOT 59 0 1 s = +O 4 rj 4' • WL ; .S .. GP e. LOT 60 '' -i�►" f� ELF' TOP F Of CUP / ` �. G/ O O ` `' II op 541' CITY OF TIGARD + MLP200 1-00002 SITE PLAN BOWMAN PARTITION (Map is not to scale) N • EXHIRN n Ken Sandblast MLP2001-00002 Project Design Consultants BOWMAN PARTITION 1800 SW 1st Avenue, Suite 1 Portland, OR 97201 Marvin Bowman 13875 SW 158th Terrace Tigard, OR 97224 • • • AFFIDAVIT OF MAILING I CITY OF TIGARD Community(Development Shaping A Better Community STATE OE OR,EGOTT ) County o.,f'Washington )ss. City of Tigard I, Patricia L. Gunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of igarc 'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: MLP2001-00002/BOWMAN PARTITION ❑ 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'T', and by reference made a part hereof, on April 21,2001,and deposited in the United States Mail on April 21,2001, postage prepaid. (P- -• at P -*TWed otic: 'Y Subscribed and sworn/affirmed before me on the 3day of C.%�� , 2001. OFFICIAL SEAL °:"•g7"..s' • DIANE M JELDERKS i ."/ NOTARY PUBLIC-OREGON COMMISSION NO.326578 ``" O I MY COMMISSION EXPIRES SEPT.07,2003 NOTARY PUBLIC OF 0 MY Commission Dm s: 9/7/1....7 • • EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00002 ���= CITY OF TIGARD BOWMAN PARTITION Community Development Shaping A Better Community 120 DAYS =7/19/2001 SECTION I. APPLICATION SUMMARY FILE NAME: BOWMAN PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00002 PROPOSAL: The applicant is requesting approval to Partition one (1) existing 2.13 acre lot into two (2) parcels for detached single-family residences. The existing dwelling located on the site will remain on proposed Parcel #2. APPLICANT: Ken Sandblast • Project Design Consultants 1800 SW 1S Avenue, Suite 1 Portland, OR 97201 OWNER: Marvin Bowma9 13875 SW 158 Terrace Tigard, OR 97224 ZONING DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14235 SW Fern Street; WCTM 2S104BC, Tax Lot 00800. PROPOSED PARCEL 1: 42,476 Square Feet. PROPOSED PARCEL 2: 54,275 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 equirements); 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 (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: • • THIS DECISION IS FINAL ON APRIL 27, 2001 AND BECOMES EFFECTIVE ON MAY 12, 2001 UNLESS AN APPEAL IS FILED. Appeal 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. LTHE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 11, 2001. uestions: For further information please contact the Planning Division Staff Planner, Mathew Scheideqger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. • _'' .."- C ...TIGAR . e i 4-��-- . ; VICINITY MAP ��o'u ).∎IVY' $S;O 0W 1 1 MLP2001-00002 • �' 11.1/11%II11110 R e PARTITION o € .1i1*iu11IIv1111111 likit . f!si, "To, tro, ,,.. , , _, . A t V,1 I p 1 Ji111 � ►1t:•_ OM.� �� lIi ii iiniuu �= � ♦ . 1,417 MO • ■n �� r'%� 1,jr l �� . q of Tigard A . . LOT 44 -)LOT 47 LOT 44 LOT 45 LOT N ) LOT 43 -_ N. 'Y 169.88' .E001.000/ •r\U\ [N¢ �l 7Ri t: LOT 51 ,. N y„. !R g S.W. i ALNUT LANE°Peo�EA"YE f PARCEL' 0.98 z C T9) o C7)N � LOT sx 5 <e —or—1000 - \ G `"02 y S N9:1.9 169.0 C Z o ak - Z o —. Z _. H LOT 56 "�wl�.PARCEL�� Q - k D9.vs a.n. J a $Tall 1.x6— ,a a ,N' ED SU tCW Cr o6 06E66 LIES CI S.W. LUKAR COURT�` 0 � � BCtMEN 1NE FENCE AND I1S .OUMCRLV POJEC00N l �I•��_ ■ � � tNE FROPERiY LwE AS SNOW Q � �� IIa ERODE i HEES RANLE IN'" 0 :,2B0,100:4.." �► H 0o• LOT se =.k,if.:"° YY� o%3 6 EOONC®, Ld JJ• LOT 59 / / = P LOT 60 �� • ��� ��` / oSQ 5• CITYOF TIGARD + MLP2001-00002 SITE PuN BOWMAN PARTITION (Map is not to scale) • • EXHIBIT B 2S104BC-03300 2S104BC-00800 AHMED SYED T& BOWMAN MARVIN S RYAN SARAH M 13875 SW 158TH TER 12625 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 1046 B-08200 2S 104 B B-01600 ALBERTSON'S INC#576 BRIDGMAN HAROLD&JOAN PO BOX 20 14359 SW WINDSONG CT BOISE,ID 83726 TIGARD,OR 97223 2S 104B B-07900 2S 104 BC-01300 AL TS S INC#576 BRIGHT WILLIAM ALBERT PO 14444 SW FERN ST ISE,ID 83 6 TIGARD,OR 97223 2S 104BC-03800 25 104BC-04000 ALOBIED MANSOUR Y& BULMAN GERARD H&MARNA E ABUBSHAIT RANIA A F 14297 SW WALNUT LN 14364 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104 B B-03800 2S 1048 B-04000 ANOKHIN VLADIMIR B&NINA B& CASSITY LORI A ANOKHIN VLADIMIR V 14060 SW LIDEN DR 14092 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104 B B-01300 2S 1046 B-02400 ATKINSON DONALD C&JACQUELINE CHO JOSEPH AND SOOK 14323 SW WINDSONG 14174 SW WINDSONG DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1048A-03800 2S 104BC-00700 BERGEY BRUCE CHO MOON S/SANG Y. 7700 SW RIVER RD 14125 SW FERN ST HILLSBORO,OR 97123 TIGARD,OR 97223 2S104BB-03200 2S104BB-00900 BLACK MICHAEL CHRISTENSEN LARRY L&CINDY M 14145 SW NORTHVIEW DR 14293 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01000 2S104BB-02500 BOESEN JOHN EDWARD&MARTHA K COLLINS LANNY L&BARBARA G 14301 SW WINDSONG CT 14158 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1 o4BC-00600 2S 1 o4BC-01900 BOHAN THOMAS D& COOPER RONALD W DIANE E ELAINE E 14115 SW FERN 14120 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 _ • • 2S104BB-02000 2S104BC-03400 COUMES PAUL A&SANDEE K FREEMAN EDWARD F&JENNEE R 14268 SW WINDSONG CT PO BOX 1754 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104 BC-01200 S104BC-05500 CROSS SUSAN GAIL& FR - •• EDWARI JENNEE R JAMES MICHAEL PO BOX 14504 SW FERN ST • OSWEGO,OR • 035 • TIGARD,OR 97223 2S 104BC-02900 2S 104BC-04200 CROWE JOAN M& GRAHAM CYNTHIA A SOLLER NANCY M 14322 SW WALNUT LN 12733 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01900 2S104BB-00400 CROWLEY PATRICK J&AMY JO HARRINGTON CLAYTON L 14294 SW WINDSONG CT 14182 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104 BC-05200 2S 104B B-07700 DEBOIS DREW S&PATRICIA A HENNEMAN GLEN T&LISA M 12878 SW ASCENSION DR 14093 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-04400 2S 104BC-01700 • DIRUSSO JEFFREY M&DEBORAH A HOHNBAUM MICHAEL LEE&KARI ROC 12610 SW ASCENSION DR 14160 SW FERN ST TIGARD,OR 97224 TIGARD,OR 97223 2S 104BC-03700 2S 104BC-04500 DITCHER RYAN D& HOWIE DANIEL R . . BECKWITH CYNTHIA A 14293 SW LUKAR CT 14363 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01700 2S104BC-05900 DOHERTY MAUREEN E JEFFERY HARRY E&JUDITH A 14328 SW WINDSONG CT 12985 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-02100 04BC-06000 DUTHIE JILL K JEFF -. •RY : JUDITH A 14232 SW WINDSONG CT 12985 Si E !► DR TIGARD,OR 97223 - •RD,OR 97223 2S 104BB-03700 2S 104BC-04300 FARQUHAR TERESSA JENSEN RONALD D&ANN H TRS 14104 SW LIDEN DR 14340 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 • • • • 2S104BC-02000 2S104BC-00400 JOHNSON ERIC L&CHERILYN K LUDLUM ROBERT S 14130 SW FERN ST JOANN F TIGARD,OR 97223 14065 SW FERN ST TIGARD,OR 97223 2S 104 BC-02100 2S 104BC-01500 JUNGWIRTH RANDY P LUDLUM ROBERT S 1450 SE POWELL BLVD LUDLUM JOANN PORTLAND,OR 97202 14065 SW FERN ST TIGARD,OR 97223 2S 104BC-04800 2S 104BC-00500 KASTEN JEFFERY S&NANCY A LUDLUM ROBERT S 12748 SW ASCENSION DR 14065 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104B B-01400 2S 104BC-00300 KELLY BARBARA S TRUSTEE •I UM ROBERT ND 14335 SW WINDSONG CT JOAN TIGARD,OR 97223 14065 • FE' ST ' •RD,OR 972 3 2S104BA-07100 2S104BB-07600 KRESL MICHAEL J&LAURIE M MALCOLM STEPHANIE L 14055 SW NORTHVIEW DR 14079 SW NORTHVIEW DR TIGARD,OR 97223 PORTLAND,OR 97223 2S104BB-00700 2S104BC-01800 KRUMM TERRY J&LORI L MANOR JON C 14327 SW WINDSONG CT 14150 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-03900 2S104BB-01500 LAPP RICHARD 0&JAMI R MARX ELIZABETH D&. 14333 SW WALNUT LN VIRGILIO CATHERINE TIGARD,OR 97223 14341 SW WINDSONG CT TIGARD,OR 97223 2S104BC-03500 2S1048C-02800 LIM EUNKYONG KRIS&SUNG SOO MCCOTTER DAVID W&SHERI R 14387 SW WINDSONG CT 14399 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-00300 2S104BB-03900 LINDSTROM DIANE M MCRAE KENNETH&CAROLYN 14194 SW NORTHVIEW DR 14086 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-05400 2S 104BC-03200 LOUIE CHRISTINA& MILLER PAIGE M LOUIE JACQUE 12651 SW ASCENSION DR 58628 LOUIE CT TIGARD,OR 97223 ST HELENS,OR 97051 • • 2S104BB-02200 2S104BC-01000 MINOR CRAIG NEWTON PORTLAND GENERAL ELECTRIC 14210 SW WINDSONG CT COMPANY TIGARD,OR 97223 ATTN:PROPERTY DEPARTMENT 121 SW SALMON PORTLAND,OR 97204 2S 104B B-04100 2S 104BC-04600 MOSS WILLIAM PROVOST MARY M 14048 SW LIDEN DR 14330 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104B B-03000 2S 104BB-07400 MUELLER ULRICH M& READ DORAN L&WENDY J KAREN E 14100 SW NORTHVIEW DR 14121 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104B B-02800 2S 104BC-04100 NHEM PHANN J AND ALISHA M REICHENBAUGH JERRY D& 14107 SW NORTHVIEW DR SUSAN M TIGARD,OR 97223 14300 SW WALNUT LN TIGARD,OR 97223 2S 104B B-07500 2S 104BC-03100 PEDDICORD DENNIS&ELIZABETH ROWNING LORA S& 13696 SW WHITE CEDAR PL ROWNING JOANNE C TIGARD,OR 97223 12689 SW ASCENSION DR TIGARD,OR 97224 2S104BB-02900 2S104BC-02200 PELINKA DAVID L AND FRANCES E RUNYON ANTHONY J 14119 SW NORTHVIEW DR 14040 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-02600 2S 104BC-05300 PENDERGAST WILLIAM G III RUSSELL LENE D&BRIAN G 14134 SW NORTHVIEW DR 12962 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-05100 2S 104BC-04900 PIJPKER OTTO&GINA SABATKA GREGORY A 12840 SW ASCENSION DR 12764 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-02300 2S 104BC-02700 POIKEY JEFFREY K SAHLI MOHAMAD 14196 SW WINDSONG CT 12765 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 104B B-03100 2S 104BB-00800 POINDEXTER STEVEN T&GABRIELLE SHUREIH TARIQ M 14133 SW NORTHVIEW DR 14269 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 • • • 2S104BC-04700 2S104BA-03700 SICHEL JOHN B&JACQUELINE A WILSON SCOTT W&KRISTINE J 14296 SW LUKAR CT 14066 SW NORTHVIEW TIGARD,OR 97223 PORTLAND,OR 97223 2S 104BB-00600 2S 104BC-01600 SONG NING AND WOZNIAK JOHN G AND DARLENE M DENG YI LIN 14200 SW FERN ST 13611 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-02700 2S 104BB-01200 STREGE MELVIN J&NELDA J WYLY CRAIG W 14116 SW NORTHVIEW DR 32293 SW LAKE DR TIGARD,OR 97223 WILSONVILLE,OR 97070 2S10488-01800 2S104BB-03300 TUTHILL WALTER C&AGNES H ZAMBERLAN JOHN J&DEBORAH 14306 SW WINDSONG 14157 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104B B-00500 UPADHYAY SATISH&SAROJ 14170 SW NORTHVIEW DR TIGARD,OR 97224 2S104BC-03000 WAGNER DANIEL J&MELISSA J 12707 SW ASCENSION DR TIGARD,OR 97224 2S104 BC-05700 WALNUT CREEK ESTATES LLC 4248 GALEWOOD ST LAKE OSWEGO,OR 97035 2S 104BC-05000 WANECKE DAVID M&KIMBERLY A 12186 SW ASCENSION DR TIGARD,OR 97223 2S104BC-03600 WHEELER RICHARD L&JANETTE K 14371 SW WINDSONG TIGARD,OR 97223 2S104BB-01100 WILKSON JAMES W& KAREN G • 14309 SW WINDSONG CT TIGARD,OR 97223 • • Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 91224 is\curpin\setup\labels\CIT West.doc UPDATED: 7-Feb-01 Earl & Marilyn Elias • Charlie & Larie Stalzer 13540 SW Village Glenn Drive 14181 SW Juliet Terrace Tigard, OR 91223 Tigard, OR 91224 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 91223 Tigard, OR 91224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 91224 Tigard, OR 91224 Beverly Froude Kevin Hogan 12200 SW Bull Mountain Road 11945 SW Morning Hill Drive Tigard, OR 91224 Tigard, OR 91223 Craig Smelter Bonnie Bishop 14900 SW 103`d Avenue • 11341 SW Springwood Drive, #40 Tigard, OR 91224 Tigard, OR 91223 Joan Best Karen Elings • 10105 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 91224 Tigard, OR 91223 Kathy Palmer do John Tigard House Barry Albertson 14260 SW High Tor Drive 15445 SW 150th Avenue Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 91224 Jack Biethan 1 1043-SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3316 . . • • : . • —--. ,--11,1.1 -V0-4r- .—'a.1 --„.::,-- ----7 . 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T lift J � ' '�098C05>!00 1 k- �, 1 ' 1"=361 feet �Slt4 C05000 t�:104BoC05 1 p ;1i # / a . *,■ 12s104BC01200 j - - 1 D4 l5104BC0 0 2a1Dg8CO110D '`� i0p'2a1048CO2 ilks1POP m I�' C05 003 251046COT00[ � ,+1i��r� � City of Tigard ������ ' 3 I a�i �IW Information on this map is for general location only and I N " �' ?_ should be iah on d with the Development Services Division. SV11 JENSHIRE L .a. a tee. >n ,...._..„, ,.• 13125 SW Hall Blvd Q Tigard,OR 97223 >C (503)639-4171 ---i. � Sw I httpalwww.afti9ard.or.us Plot date:Feb 9,2001;C:\magic\MAGIC03.APR Community Development • • 2S1 048 C-03300 2S 104BC-00800 AHMED SYED T& BOWMAN MARVIN S RYAN SARAH M 13875 SW 158TH TER 12625 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 1048 B-08200 2S 104B B-01600 ALBERTSON'S INC#576 BRIDGMAN HAROLD&JOAN PO BOX 20 14359 SW WINDSONG CT BOISE,ID 83726 TIGARD,OR.97223 2S 104B B-07900 2S 104B C-01300 AL TS S INC#576 BRIGHT WILLIAM ALBERT PO 14444 SW FERN ST - ISE, ID 83 6 TIGARD,OR 97223 2S 104BC-03800 2S 104BC-04000 ALOBIED MANSOUR Y& BULMAN GERARD H&MARNA E ABUBSHAIT RANIA A F 14297 SW WALNUT LN 14364 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104B B-03800 2S104813-04000 ANOKHIN VLADIMIR B&NINA B& CASSITY LORI A ANOKHIN VLADIMIR V 14060 SW LIDEN DR 14092 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1048 B-01300 2S 104B B-02400 ATKINSON DONALD C&JACQUELINE CHO JOSEPH AND SOOK 14323 SW WINDSONG 14174 SW WINDSONG DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-03800 2S104BC-00700 BERGEY BRUCE CHO MOON S/SANG Y 7700 SW RIVER RD 14125 SW FERN ST HILLSBORO,OR 97123 TIGARD,OR 97223 2S104BB-03200 2S104BB-00900 BLACK MICHAEL CHRISTENSEN LARRY L&CINDY M 14145 SW NORTHVIEW DR 14293 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01000 2S104BB-02500 BOESEN JOHN EDWARD&MARTHA K COLLINS LANNY L&BARBARA G 14301 SW WINDSONG CT 14158 SW NORTHVIEW DR TIGARD,OR 97223 - TIGARD,OR 97223 2S 1 o4BC-00600 2S 104BC-01900 BOHAN THOMAS D& COOPER RONALD W DIANE E ELAINE E 14115 SW FERN 14120 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 104B B-02000 2S 104BC-03400 COUMES PAUL A&SANDEE K FREEMAN EDWARD F&JENNEE R 14268 SW WINDSONG CT PO BOX 1754 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S 104BC-01200 S 104BC-05500 CROSS SUSAN GAIL& FR EDWAR JENNEE R JAMES MICHAEL PO BOX lA+� 14504 SW FERN ST OSWEGO,OR 035 TIGARD,OR 97223 2S 104BC-02900 2S 104BC-04200 CROWE JOAN M& GRAHAM CYNTHIA A - SOLLER NANCY M 14322 SW WALNUT LN 12733 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-01900 2S 1 o4BB-00400 CROWLEY PATRICK J&AMY JO HARRINGTON CLAYTON L 14294 SW WINDSONG CT 14182 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1 o4BC-05200 2S 1 o4BB-07700 DEBOIS DREW S&PATRICIA A HENNEMAN GLEN T&LISA M 12878 SW ASCENSION DR 14093 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S1 o4BC-04400 2S1 o4BC-01700 DIRUSSO JEFFREY M&DEBORAH A HOHNBAUM MICHAEL LEE&KARI ROC 12610 SW ASCENSION DR 14160 SW FERN ST TIGARD,OR 97224 TIGARD,OR 97223 2S 104BC-03700 2S 104BC-04500 DITCHER RYAN D& HOWIE DANIEL R BECKWITH CYNTHIA A 14293 SW LUKAR CT 14363 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104 B B-01700 2S 104BC-05900 DOHERTY MAUREEN E JEFFERY HARRY E&JUDITH A 14328 SW WINDSONG CT 12985 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1048 B-02100 04BC-06000 DUTHIE JILL K JEFF - -t RY : JUDITH A 14232 SW WINDSONG CT 12985 S E - `. DR TIGARD,OR 97223 RD,OR 97223 2S104138-03700 2S 104BC-04300 FARQUHAR TERESSA JENSEN RONALD D&ANN H TRS 14104 SW LIDEN DR 14340 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 1046C-02000 2S 1 o4BC-00400 JOHNSON ERIC L&CHERILYN K LUDLUM ROBERT S 14130 SW FERN ST JOANN F TIGARD,OR 97223 14065 SW FERN ST TIGARD,OR 97223 2S 104BC-02100 2S 104BC-01500 JUNGWIRTH RANDY P LUDLUM ROBERT S 1450 SE POWELL BLVD LUDLUM JOANN PORTLAND,OR 97202 14065 SW FERN ST TIGARD,OR 97223 2S 104BC-04800 2S1 o4BC-00500 KASTEN JEFFERY S&NANCY A LUDLUM ROBERT S 12748 SW ASCENSION DR 14065 SW FERN ST TIGARD, OR 97223 TIGARD,OR 97223 2S 104B B-01400 2S104BC-00300 KELLY BARBARA S TRUSTEE •± UM ROBERT ND 14335 SW WINDSONG CT JOAN TIGARD,OR 97223 14065 F - ST RD,OR 972 3 2S104BA-07100 2S104BB-07600 KRESL MICHAEL J&LAURIE M MALCOLM STEPHANIE L 14055 SW NORTHVIEW DR 14079 SW NORTHVIEW DR TIGARD,OR 97223 PORTLAND,OR 97223 25 104B B-00700 2S 104BC-01800 KRUMM TERRY J&LORI L MANOR JON C 14327 SW WINDSONG CT 14150 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-03900 2S104BB-01500 LAPP RICHARD 0&JAMI R MARX ELIZABETH D& 14333 SW WALNUT LN VIRGILIO CATHERINE TIGARD,OR 97223 14341 SW WINDSONG CT TIGARD,OR 97223 2S 104BC-03500 2S1 046 C-02800 LIM EUNKYONG KRIS&SUNG SOO MCCOTTER DAVID W&SHERI R 14387 SW WINDSONG CT 14399 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-00300 2S 1046 B-03900 LINDSTROM DIANE M MCRAE KENNETH&CAROLYN 14194 SW NORTHVIEW DR 14086 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-05400 2S 104BC-03200 LOUIE CHRISTINA& MILLER PAIGE M LOUIE JACQUE 12651 SW ASCENSION DR 58628 LOUIE CT TIGARD,OR 97223 ST HELENS,OR 97051 • • 2S1048 B-02200 2S 104BC-01000 MINOR CRAIG NEWTON PORTLAND GENERAL ELECTRIC 14210 SW WINDSONG CT COMPANY TIGARD,OR 97223 ATTN:PROPERTY DEPARTMENT 121 SW SALMON PORTLAND,OR 97204 2S 104B B-04100 2S 104BC-04600 MOSS WILLIAM PROVOST MARY M 14048 SW LIDEN DR 14330 SW LUKAR CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-03000 2S 104B B-07400 MUELLER ULRICH M& READ DORAN L&WENDY J KAREN E 14100 SW NORTHVIEW DR 14121 SW NORTHVIEW DR TIGARD,OR 97223 • TIGARD, OR 97223 2S 1048 B-02800 2S 104BC-04100 NHEM PHANN J AND ALISHA M REICHENBAUGH JERRY D& 14107 SW NORTHVIEW DR SUSAN M TIGARD, OR 97223 14300 SW WALNUT LN TIGARD,OR 97223 2S 1048 B-07500 2S 104BC-03100 PEDDICORD DENNIS&ELIZABETH ROWNING LORA S& 13696 SW WHITE CEDAR PL ROWNING JOANNE C TIGARD,OR 97223 12689 SW ASCENSION DR TIGARD,OR 97224 2S 1048 B-02900 2S 104B C-02200 PELINKA DAVID L AND FRANCES E RUNYON ANTHONY J 14119 SW NORTHVIEW DR 14040 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-02600 2S104BC-05300 PENDERGAST WILLIAM G III RUSSELL LENE D&BRIAN G 14134 SW NORTHVIEW DR 12962 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BC-05100 2S 104BC-04900 PIJPKER OTTO&GINA SABATKA GREGORY A 12840 SW ASCENSION DR 12764 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S 104BB-02300 2S 104BC-02700 POIKEY JEFFREY K SAHLI MOHAMAD 14196 SW WINDSONG CT 12765 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 1048 B-03100 2S 104BB-00800 POINDEXTER STEVEN T&GABRIELLE SHUREIH TARIQ M 14133 SW NORTHVIEW DR 14269 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 104BC-04700 2S 104BA-03700 SICHEL JOHN B&JACQUELINE A WILSON SCOTT W&KRISTINE J 14296 SW LUKAR CT 14066 SW NORTHVIEW TIGARD,OR 97223 PORTLAND,OR 97223 2S104BB-00600 2S104BC-01600 SONG NING AND WOZNIAK JOHN G AND DARLENE M DENG YI LIN 14200 SW FERN ST 13611 SW LIDEN DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1046 B-02700 2S 104BB-01200 STREGE MELVIN J&NELDA J WYLY CRAIG W 14116 SW NORTHVIEW DR 32293 SW LAKE DR TIGARD,OR 97223 WILSONVILLE,OR 97070 2S 104BB-01800 2S 104B B-03300 TUTHILL WALTER C&AGNES H ZAMBERLAN JOHN J&DEBORAH 14306 SW WINDSONG 14157 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BB-00500 UPADHYAY SATISH&SAROJ 14170 SW NORTHVIEW DR TIGARD, OR 97224 2S104BC-03000 WAGNER DANIEL J&MELISSA J 12707 SW ASCENSION DR TIGARD,OR 97224 2S104 BC-05700 WALNUT CREEK ESTATES LLC 4248 GALEWOOD ST LAKE OSWEGO,OR 97035 2S 104BC-05000 WANECKE DAVID M&KIMBERLY A 12186 SW ASCENSION DR TIGARD,OR 97223 2S104BC-03600 WHEELER RICHARD L&JANETTE K 14371 SW WINDSONG TIGARD,OR 97223 2S104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD,OR 97223 • • Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 91224 is\curpin\setup\labels\CIT West.doc g UPDATED: 7-Feb-01 Earl & Marilyn Elias Charlie & Larieltalzer 13540 SW Village Glenn Drive 14181 SW Juliet Terrace Tigard, OR 91223 Tigard, OR 91224 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141 st Avenue Tigard, OR 91223 Tigard, OR 91224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 91224 Tigard, OR 91224 Beverly Froude Kevin,Hogan 12200 SW Bull Mountain Road 11945 SW Morning Hill Drive Tigard, OR 91224 Tigard, OR 91223 Craig Smelter Bonnie Bishop 14900 SW 103rd Avenue 11341 SW Springwood Drive, #40 Tigard, OR 91224 Tigard, OR 91223 Joan Best Karen Elings 10105 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 91224 Tigard, OR 91223 Kathy Palmer do John Tigard House Barry Albertson 14260 SW High Tor Drive 15445 SW 150th Avenue Tigard, OR 97224 Tigard, OR 91224 Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 91224 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 91224-3316 Feb 08• 01 03: 36p PJECT DESIGN CONSULTANT 403) 296-6200 p. 1• CITY OF TIGARD COMMUNITY DEVELOPMENT DEPART' .,►i'!!: PLANNING DIVISION CITY CFTh)AkD Commarsity(Development 13125 SW HALL BOULEVARD Shaping A Ileue.Cm++,rru,tity TIGARD, OREGON 97223 PHONE: 503-639-4111 Mt 5016114-1711(Aen: Party or!hirkr/Pttnoit RE,QUESI FOR 500-FOOT PROPERTY OWNER MAIUING L�IS'T • Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS(Lt. IS134A8,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): • 11 • 11 _ • - - . (‘,2 / . ',?/49) INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: 2 (NOTE A minimum of 2 sets of labels wit!bt provided to pba on your 2 sets of envelopes that apptiauts are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yer held that meeting.you should request 3 sets) NAME OF CONTACT PERSON: Ken Sandblast PHONE: (503) 296-6100 Project Design Consultants, 1800 Sw 1st Ave. Portland, OR. 97201 (Suite 1 ) 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. . PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. CqjLAescriptiost • S1 I to generate the mailing list,plus S2 per sheet for printing the list onto labels(10 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- -A_sheets of labels x S2hheet= SB.00 x secs = S16.00 5sheet(s)of labels x Si/sheet = $ z " . scts =. S ,v 2_sheets of labels x SUsheet for CU area x sets = S 4.00 / sbeet(s)of labels x S2/sheet for Cu area= sets= GENERATE LIST = S11.00 i GENERATE LIST= SLO_Q 1O1AL= S31.00 W TOTAL= Ss55 Receipt #: 27200100000000000630 Date: 02/13/2001 cjty TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-35.0000 @$1.00 100-0000-479000 $35.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Cash KEN SANDBLAST $35.00 TOTAL AMOUNT PAID: $35.00 • . •• • . • i _ LAND PARTITION -APPLICATION - • u►, 1, 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 'ill CITY OF TIGARD • - GENERALINFORMATION Matt Scheie� er • PRE-APP.HELD WITH: Scheidegger ' DATE OF PRE-APP.: 8-29-UU Property Address/Location(s): 14235 SW Fern Street 6t .: FOR STAFF USE ONLY ' ..... . . Tax Map&Tax Lot#(s):2S-1 W-4BB' Tax Lot 800 •:rT�.•`�t.• n�.S'_.•X-..4i,;�sp�••'" � Yd`�: j:p:•�.` �.f�•-3.�. Site 116 CaseANo.(s): ti-v [ :: :':`. e Size: 2.,23" Acres . Other Case No.(s): P Owner/ Owner/Deed Holder(s)*:s) Mary Bowman � «> ;eceipt No.: . Address: 14235 SW Fern Street Phone: ( 503 ) 639-11 1 1 Applcatfo -Accepted.By". y ,i4 • }}: ..z�,_. City: Tigard, OR mix 97223 Date �i � Ken <= :« :< . .• n Sandblast :..fi:.:::;.;>:::;.> ;:::;'::-:.:.;;.;: : ;�;.:< :ryv`` :;'.;: Applicant': Pro ' ectDesign Consultants >: :i:ii'i::::;:.:: :.::;: :;::-; >:: :>.:::...:,:::\ ..: . :�;':-.;.: . Re pr e s e Date Determined To Be Complete:';_ :<. ;:: :::: ' Address: 1800 SW -1st 'Ave. Ste1phone: (-5.03) 296..'6100 -��w•:%4: `:" ;` §>_' .� . �.;. :� . Portland, OR Zip: 97201 Comp Plan/Zane Designation:` �it„thy • i -1 6 4�9 2• . .. . . . . ; -.::... . . .. ... . •When-the-owner and the applicant are different people, the alp t : .::. ::::.;.::>:<::.�4:t>' :f yam:: :: ::'.::,:>:> .,�,._<:;:::;;>-:::; . must be the purchaser of record or a lessee in possession with written CIT Area: v =- :>: ::_: :�„ : authorization from the owner or an agent of the owner with written • Recording Date and Number:` -:< :::> ::. >':> .;' authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with • this application. .......,.. tsar.a/2e/9e bcurpinVnastersYsillparypc PROPOSAL SUMMARY The owners of record of the subject property request permission to allow a Land Partition to: r - - - - --- - - --- ' REQUIRED SUBMITTAL ELEMENTS divide 2. 23 Acres into 2 (total area) (#of parcels) containing 42, 476 s f and 54, 2 7 5 s f , 1 pplication Elements Submitted: �� (sq.f or acres) -�� (sq.d o acres) � Application Form pi- 4,r11 Owner's Signature/Written Authorization (provide any additional information here) Title Transfer Instrument or Deed Site/Plot Plan vs of copies based on pre-app check list) . • Site/Plot Plan (reduced 8'/:"x 11') Applicant's Statement • (#t of copies based on pre-app check list) Filing Fee$780.00 1 List any VARIANCE•OR-OTHER LAND.USE ACTIONS to be considered as part of-this application: . . . ,• . _ . - . . • / . r\ / APPLICANTS: To consider an application complete, you mil need to submit ALLf�the/ IRED SUBMITTAL ELEMENTS as described on the front of this application In the"Required Submitbl\Elements"box.(RI (Detailed Submittal Requirement Information sheets can be ob ai iedN n request,}or all types of Land Use Applications.) • THE APPLICANT(S)SHALL CERTIFY THAT: ;i,:;.r: , `_. -`-�`- • The above request does not violate any deed,restrictions that ay be ched to or imposed upon the subject,.. v.,.......,_,..z., • ---A -----• • - _ ._ _ . . • if the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject b all :,�.-%:r. the conditions and limitations of the approval. - -_ - -- - -_ • All of the above statements and the statements in the�lot plan, attachments, and exhibits transmitted herewith, are true; and the applicants,so acknowledge thlt _ perut \\-ms,ued, based on this application, may be revoked if it is found that :. any such statements are false. (_. \1 • The applicant has read the entire cnmtents ofjthe application, including the policies and criteria, and understands the requirements for approving or denying the appGcation.'� , / -0 - SIGNATURES of each owner of the subject property. DATED this day of 19 • Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 02/14/2001 14:42 JOHN L. SCOTT, TIGARD 5036209426 4 95035981960 NO.254 D02 ist any VARIANCE OR-OTHER LAND USE ACTIONS to be considered as part of•thie appUcatton:- • • • 1PPUCANTS: •o consider an application complete, you will need•try submit ALL of the arjawngsMAREMILIELFAIDal as "scribed on the front of this application In the'Required Submittal Elements"beet, Nagai Subntit:al Requirement Information sheets can be obtained,upon request, for ad types at Land Use Apptii cations.) i�APPUCANTIS)SWILL CERTIFY THAT: •11 AA- %rl .r 1 •.L 1,' II.- 1► • -. I-r1•il the • If the applit;ation Is gran d.the applicant will ase�e the rlghe granted In a=Ortfance wih the tends and subject to all the mnddions and Imitations at the approval - AJl of the above statements and the statements in the plot plan,attachments. and exhibits transmitted hefewIth% are true; and the applicants•so adamnwtedge that any permit issued, based an this application, may be revoked if It is found that any such statements ts ate false.. appitrant hes real the entire Contents of the application, Inducting the policies and criteria, and understands the requirements for approving or denying the appnc tion. SIGNATURES of Sash owner of the subjeed property. 20 a/ GATED this J3 day of 40-427'4 Owner's Signature )wner"s Signature Owner's Signature 2 Receipt #: 27200100000000000644 T I D E M R K Date: 02/14/2001 COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description ' Revenue Account No. Amount Due MLP2001-00002 [LANDUS]MLP Application Fee 100-0000-438000 $780.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check MARVIN&MARTINA BOWMAN 0 2308 $780.00 TOTAL AMOUNT PAID: $780.00 111 -V 1/ WARRANTY DEED--STATUTORY FORM ___ - -:.., -"'-"''"'.3 • (Individual or Corporation) 83019435 K..R,a4tIHAN,tinA NOW 1341701..bvSbf4 .4nd.vi.fa Grantor, conveys and warrants to ....MAR1►,iN.9••9fRIAH f _ L f r 6_' %y Grantee, the following described real property free of encumbrances except as specifically set forth herein: . ^^ '.. �: t4T 1 Lot 12, HANDY ACRES, Washington County, Oregon; reserving to the Grantors I. .'- -.,,j herein,and to the survivor of either of them, a life estate in the herein Y. F. described property. �' {� S i h!. t A r Encumbrances: none, except those of record S err • t . •` 4 ,: , BLS; 1. • The true consideration for this conveyance is E .ether.POA@i,dert•tf oA... (Here comply with the requirements . • ' -,-,',,,4, of ORS 93.030'). . oy. . ...; {, Dated this 3rd day of June . 1983; if a cor rate grantor, •t used �. ,...„-44,,,...,703.. , s .1i1..n 0,..w its name to be signed by order of its board of directors. ! °.;:.::,Y •.••`f • ate. ... l• • :.'..?.•:•'- Earl R. bowman Nary A. Bowman E• : '..•`•• SPATE OF OREGON• County of 1 es. ::.1"" t STATE OF OREGON, 1 •t. County of Washington 1 as. .19 ;a ; •June 3 .19 I Personally appeared and Personally appeared the above named who.being duty sworn. -4.'' each for himself and not one for the other,did say that the former is •' :>�'1,'•• Earl R. Bowman and Marx A. Downwind ..9 `, the president and that the latter Is the ''! 7-,,ii!?!: ; r a: secretary of the �:ifs';�xS and acknowledged the foregoing in• b their .a corporation,and that said instrument atrument to be voluntary act and deed was signed in behef,of said corporation by authority of its board of r •"' directors: and each of them acknowledged said instrument to be its :; ,., pl I E/,i voluntary act and deed. ;+ Before me: .;• tar / /• * j" r4 1,:'' -, No d0 1R • -•• r p Notary Public la Oregon Y' �•. �r '�;: ���etif'ghr�plr��� �d commission expires: 11 Ihe.edotittellon• aA 7 tP of or includes other property or value, add the following: .•.P.:''.. ... "The actual Eo4 ideg 7�r�AMnsista of or includes other property or value given or promised which is part of the whole consideration ,, ��C : (indicate wtItou., „••t• • _ '' `n, "'''` STATE OR OftEOON . l•R'« .,,.. h.:.'c" SS ' tyi?.S�` county d Washington u�.:�s' _� • 1,Donald .�,,tt .�1 Assessment r i t Grantor's Name and Address and T _ 'cif • �• W Con. -•tsf •�' r�. vsyamm•.rabid ,� ��ti`Mw,' -.,,fy�f ,.c :. the with. �. . ^i 1 received `f:`r " ,, .: ttard ( ',..,„:1,1g-4',•:;,2#4,4i,,•','�,- " Grantee's Name and Address I . • • ;tifi:aFat. I t „Ig s.. After recording return lo: �y`, /•• g S,x'-. - Nacl.At.aowraan ► CeUn � y, a L ..T9,w4c4,...r,. ed•V �4, `.r z Ti�asrl,.Qt,..9?.��3 "1 ;�e 2 Name,Address,Zip •..;I `, vyr.$>.,y.- '.. 3 r Until a change is requested all tea statements shall be sent to the r q following address. 1 t1 as above 1983 JUN-8 RM'!li L% i, Name,Address,Zip rr az ` L.303.Oreggn S•t•76 PK , T } ' i': , .thk+iki,--%a"^.iir 'z,y:tSG7^+'., 4't .$v� ' �.z" • is . o - r . y ' ♦ H ! ey:r •/ -4-=-.. 9 � " s '�'' '` ` aat 1 : F s ° aa ! s . ., i'Fwe. 3 .l p"ik/ i - '3 � . .;;��S.: r-$'. . rte'':r • . , ..g, ,,,w7, :.47,.; �_ e,,,,,.,', ',1- 1i ,,V,,t .-• „ + .., k a :1bra:f 7.'.1 .9:4, ' .J 334(. ',,At'"r ;.:' s 4, /. , • 1110 t„,„„4„,„„ , CITY OF TIGARD March 23, 2001 OREGON Marvin Bowman 13875 SW 158th Terrace Tigard, OR 97224 RE: Notice of Complete Application Submittal — MLP2001-00002 Dear Mr. Bowman: • The City has reviewed your submittal material and finds that your application is complete as of March 22, 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, idde-/-(1--Ji1;41eA) - Maihew Scheidegger Assistant Planner i:\curpin\mathew\mlp\MLP2001-00002.acc.acc.doc c: MLP2001-00002 Land use file Ken Sandblast Project Design Consultants 1800 SW 1st Avenue, Suite 1 Portland, OR 97201 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 ` "k March 14, 2001 CITY OF TIGARD OREGON Mary Bowman 14235 SW Fern St. Tigard, OR 97223 RE: Notice of Incomplete Application Submittal — MLP2001-00002 Dear Mr. Bowman: The City has not received the information necessary to begin the review of your Minor Land Partition application. Staff has, therefore, deemed your application submittal as incomplete. In order for staff to proceed, the following materials will need to be submitted: • Submit shadow plat of how minimum density could be met in the future. • Submit 17 additional copies of narrative and site plan. Once the required information has been submitted, staff will deem the application complete and begin the review process. An application is reviewed for compliance with all standards in effect at the time the application is deemed complete. If you have any questions regarding your application or if I can answer any other questions, please do not hesitate to contact me at (503) 639-4171, x317. Sincerely, Mat ew Scheide•ger Assistant Planner i:\curpin\mathew\mlp\MLP2001-00002.acc c: MLP2001-00002 Land Use file • 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 /L1N1Vc/ . _ 4 1-2401 id r)i SEE . 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(503)639-1111 APPLICANT'S REPRESENTATIVE: Mr. Ken Sandblast ProjectDesign Consultants 1750 SW Skyline Blvd., Ste 229 Portland, OR. 97221 Tele. (503)296-6100 Fax(503)296-6200 SITE LOCATION: 14235 SW Fern Street north side of SW Fern Street, east of SW Ascension Drive LEGAL DESCRIPTION: Assessor's Map 2S-1W-4BB Tax Lot 800 SITE AREA: 2.23 Acres ZONING: R-7 APPROVAL CRITERIA: Development Code for the City of Tigard, Title 18 APPLICANT'S REQUESTED APPROVAL: Preliminary Plat approval for the creation of a two (2) lot partition. This report will address the applicable standards and review criteria of the City of Tigard's Development Code and Comprehensive Plan. • • TABLE OF CONTENTS Page City of Tigard Applicable Policies and Findings 1-5 Supplemental Maps, Illustrations and Exhibits Size Site Vicinity Map 8.5" x 11" Washington County Tax Assessor Map of Site 8.5" x 11" Exhibit A - Preliminary Plat 8.5"x 11" Future Development Plan 8.5"x 11" (i) • FINDINGS This application involves partitioning the subject site into a total of two (2) lots from the existing 2.13 acres of Tax Lot 800 of Tax Assessor's Map 2S-1W-4BB, one of which will contain an existing single family residence located on the subject site. The subject site is relatively flat in slope (0-10%). Both of the lots being created exceed the minimum 5,000 square foot lot size of the R-7 zoning district. The existing house will be served via frontage on S.W. Fern Street and the additional lot will be served via frontage on SW Walnut Lane. The following chapters and sections of the City of Tigard Development Code are applicable to this two (2) lot partition application based upon: (i) existing conditions present upon and surrounding the subject site, (ii) requirements conveyed by Tigard staff during the pre-application meeting held for this project, (iii)a review of Title 18: CHAPTER 18.390 DECISION-MAKING PROCEDURES 18.390.040 Type II Procedure A. Pre-Application Conference APPLICANT'S RESPONSE: A pre-application conference was held on August 29, 2000 with City of Tigard Planning Division staff, Matt Scheidegger. B. Application Requirements. APPLICANT'S RESPONSE: As part of the submittal information, an application including the information requested has been provided; the narrative herein below addresses the relevant criteria for review and action; the applicable application fee of is provided; and the mailing materials have been provide by the City of Tigard and submitted as part of this package. CHAPTER 18.420 LAND PARTITIONS 18.420.050 Approval Criteria A.1. - APPLICANT'S RESPONSE: As addressed by this narrative, the subject site complies with all statutory and ordinance requirements and regulations applicable to a two(2) lot partition application. A.2. APPLICANT'S RESPONSE: As proposed, there are adequate public facilities available to serve the subject site. • Existing overhead utility lines run adjacent to the subject site along SW Fern Street. Discussions with City staff have determined that all frontage improvements would be better served at a time in the future when the subject site is further divided. • Two eight inch sanitary sewer lines, one within SW Walnut Lane and one within SW Lukar Court, are available for connection to the subject site. • Two eight inch water lines, one within SW Walnut Lane and one within SW Lukar Court, are available for connection to the subject site via a water meter service laterals. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard=Partition Application Page 1 • • A.3. APPLICANT'S RESPONSE: A drainage plan is depicted on the preliminary plat submitted with this application. In regard to storm water quality, a fee in-lieu shall be assessed to the applicant of $210.00 for every 2,640 square feet of impervious surface created on the subject site. The applicant shall opt to waiver frontage improvements until the time of further redivision. A.4.a. APPLICANT'S RESPONSE: As proposed, both lots being created through this two-lot partition exceed the minimum width required through R-7 zoning. A.4.b. APPLICANT'S RESPONSE: As proposed, both lots created through this two(2) lot partition exceed the minimum lot size required by R3.5 zoning. There are no flag lots proposed through this application. A.4.c. APPLICANT'S RESPONSE: As proposed, both lots created through this two (2) lot partition exceed the minimum 15-foot frontage. Lot 1 will retain the current frontage of 194.42 feet along SW Fern Street and Lot 2 will have frontage of 45 feet along SW Walnut Lane. A.4.d. APPLICANT'S RESPONSE: As proposed, both lots being created meet or exceed the minimum setbacks required through R-7 zoning. The existing residence on Lot 1 already meets the minimum setback requirements of the R-7 zone. Lot 2 of this two (2) lot partition is of the size and configuration to allow development that will meet or exceed the minimum setback requirements of the R-7 zone. A.4.e. APPLICANT'S RESPONSE: As proposed, neither of the two lots being created through this two lot partition are flag lots. Therefore, the provisions of this section are not applicable. A.4.f. APPLICANT'S RESPONSE: No accessways are proposed within 10 feet of an abutting lot. Therefore, the provisions of this section are not applicable. A.4.g.. APPLICANT'S RESPONSE: The accessways proposed will not have a detrimental effect on fire-fighting capabilities. Therefore the provisions of this section are not applicable. A.4.h. APPLICANT'S RESPONSE: No common drive is proposed through this two (2) lot partition application. Therefore, the provisions of this section are not applicable. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 2 • • A.5. APPLICANT'S RESPONSE: The proposed accessways comply with the minimum provision of one driveway with 15 feet access and 10 feet of pavement. A.6. APPLICANT'S RESPONSE: The subject site is not within the one-hundred-year flood plain. Therefore, the provisions of this section are not applicable. 18.420.060 Final Plat Submission Requirements APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. 18.420.070 City Acceptance of Dedicated Land APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. 18.420.080 Recording Partition Plats APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. CHAPTER 18.510. RESIDENTIAL ZONING DISTRICTS 18.510.020(C). R-3.5:Low Density Residential District. . APPLICANT'S RESPONSE: SAC) hammy As proposed, this two (2) lot partition will accomodate as additional detached single-family home] i ,'cr) proposed Lot 2 of the subject site. Both lots being created exceed 5,000 square feet in size as required by the R-7 zoning designation. Therefore, this proposed two (2) lot partition satisfies the provisions of this section. 18.510.030(A). Types of Uses. 141S.9 APPLICANT'S RESPONSE: As proposed, the intent for this two lot partition is for future construction ofit•detached single-family 1Z4m' c ketise upon proposed Lot 2. Further division of Lot 2 may be possible in the future, but is not proposed through this application. Detached household living is an outright permitted use within the R-7 zoning district. 18.510.040(B). Minimum and Maximum Densities APPLICANT'S RESPONSE: Using the computations refered to in CHAPTER 18.715, the minimum density for the subject site is 12 units and the maximum density for the subject site is 15 units. This application is proposing two (2) lots for single-family detached dwelling use, including the existing single-family dwelling. A future development plan is submitted with this application to depict how the site may be divided in the future. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 3 • • 18.510.050(A). Development Standards. APPLICANT'S RESPONSE: Both of the lots proposed through this two lot partition application fulfill the requirements of the R-7 zoning district.- Both lots have an area exceeding 5,000 square feet with widths exceeding 50 feet. The existing house will maintain the minimum setbacks and does not exceed the maximum height of 35 feet. CHAPTER 18.705. ACCESS, EGRESS,AND CIRCULATION. 18.705.030. General Provisions. APPLICANT'S RESPONSE: This two (2) lot partition complies with the provisions of this section by continuing access onto the subject site through the use of the existing gravel drive within Lot 1 and the potential for a driveway from Lot 2 with access onto SW Walnut Lane, a local public street, posing no inadequate or hazardous access. No joint access will be utilized through this application, each lot will be provided its own access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. CHAPTER 18.715. DENSITY COMPUTATIONS APPLICANT'S RESPONSE: The subject site is approximately 2.13 acres in size. The following computations determine the minimum and maximum number of dwellings allowed upon the subject site under the R-7 zoning designation. R-7 Zone TOTAL Gross Site Area 96,751 S.F. Net Site Area (80% of Gross) 77,401 S.F. Divided by Max. Density 5,000 S.F./Unit Max Permitted Units 15.48 15 Units Min Permitted Units (80% of Max) 12.38 12 Units The applicant is proposing division of the subject site into two (2) lots. A future development plan is submitted with this application depicting potential development of the site into 12 parcels. CHAPTER 18.745. LANDSCAPING AND BUFFERING. APPLICANT'S RESPONSE: The applicant is opting to waiver on all.frontage improvements. Therefore, the provisions of this section are not applicable. CHAPTER 18.765. OFF-STREET PARKING AND LOADING REQUIREMENTS. 18.765.030. General Provisions. APPLICANT'S RESPONSE: As proposed, the off-street parking for each lot will be contained within the respective lots, no joint parking will be established. 18.765.040. General Design Standards. APPLICANT'S RESPONSE: Any driveways constructed upon the subject site will be reviewed as part of the building permit process and shall comply with the provisions of this section. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 4 • • 18.765.050. Bicycle Parking Design Standards. APPLICANT'S RESPONSE: The installation of bicycle racks is not required within detached single-family residential zones. Therefore, the provisions of this section are not applicable. 18.765.060. Parking Structure Design Standards. APPLICANT'S RESPONSE: No parking structure is being proposed through this two lot partition application. Therefore, the provisions of this section are not applicable. 18.765.070 Minimum and Maximum Off-street Parking Requirements. APPLICANT'S RESPONSE: The minimum number of parking spaces required in the R-7 zone is 1.0/DU. Adequate parking is available as part of the existing development on Lot 1. At the time that Lot 2 is developed with a single- family detached dwelling, conformance to the provisions of this section will be required. No maximum is applied to the R-7 zone. 18.765.080. Off-Street Loading Requirements. APPLICANT'S RESPONSE: No off-street loading requirements are applicable to the R-3.5 zone. Therefore, the provisions of this section are not applicable. CHAPTER 18.790. TREE REMOVAL. APPLICANT'S RESPONSE: As proposed, no trees will be removed from the subject site due to this two lot partition. Therefore, the provisions of this section are not applicable. CHAPTER 18.795. VISUAL CLEARANCE AREAS. APPLICANT'S RESPONSE: As proposed, there are no obstructions which would cause a reduction in proper sight distances from vehicular movements. Therefore, the provisions of this section are not applicable. CHAPTER 18.810. STREET AND UTILITY IMPROVEMENT STANDARDS APPLICANT'S RESPONSE: The applicant is opting to waiver on all frontage improvements until the time of further division of the subject site. Therefore, the provisions of this section are not applicable. CONCLUSION Based upon compliance with all applicable review criteria as addressed herein above, the applicant requests the City of Tigard approve this application for a two (2) lot partition. 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N., . • , , ,... ...,:. . .,. . :, • .0 • MLP200N 0000 2 MAP - -- LEGAL DESCRIPTION TAX LOT 800 2S 1 048C (LOT 12 HANDY ACRES) TENTATIVE PARTITION PLAT PLAN OWNER/AGENT MARV BOWMAN TAX LOT 800, 2S 1 O4BC 12995 S.W. PACIFIC HIGHWAY CITY OF TIGARD, WASHINGTON COUNTY OREGON TIGARD OREGON 97223-5032 (503) 639-1111 CASTLE HILL PLAT BOOK 82 PAGE 32 SCALE 1" = 60' JANUARY 15, 2001 GAYLORD LAND SURVEYING INC SURVEYOR LOT 48 LOT 47 LOT 46 2910 S.E. OAK GROVE BLVD. GAYLORD LAND SURVEYING INC. LOT 45 LOT,4,0 -4//- LOT 43 2910 S.E. OAK GROVE BLVD. MILWAUKIE OREGON 97267 MILWAUKIE OREGON 97267 NM' 1'*3": 169.86' • (503) 654-1492 (503) 654-1492 P - ......--- - .. - - --- FOOT WOOD REGISTERED DESIGN CONTACT R FENCE 8" FIR KEN SANDBLAST 0.7' OUTSIDE -,i, \ _ , PROFESSIONAL PROJECT DESIGN CONSULTANTS PROPERTY 6" FIR *24" ' LAND SURVEYOR 1750 S.W. SKYLINE BLVD. -0' --44p SUITE 229 LOT 51 0 r) e PORTLAND OREGON 97221 Ill ° 01 4 (503) 296-6100 SHED to (N0 0 errefirm -. Celli. ...se S.W. ALNUT LANE 0.6' OUTSIDE C. PROPERTY PARCEL 1 OREGON JULY 10, 1996 GAS 42,476 sq.ft. PATRICK M. GAYLORD i 0.98 acres 2767 LEGEND I --TOP Lc' OF CtJqE a WWI _ SS 8 P IN1 s-- 03 RENEWED THRLJ 06/30/01 (0 „,,, - —STS— S-S (Si Y9.;;* = EXISTING FIRE HYDRANT :24,--- 1‘4! WL --TOP FA* OF CURB WL-- ii; WV — GA N = WATER VALVE — WL - = WATER LINE ') ° HANDY ACRES CNI 6 LOT 5 0 - CATCH BASIN ,.1: LOT 11 W 2 74 TAX LOT 700 0) cla) - UTILITY POLE C../ r6 4( 0:>_. = UTILITY POLE GUY ANCHOR CL. 6 FOOT WOOD FENCE _imp_ EAC - = EXISTING EDGE OF ASPHALTIC CONCRETE ----- 5 N89'2 169.90' TOP FACE OF CURB — TOP FACE OF CURB 4 ,..1 k'Ss -;;)I, ..!...t;Vrt°':` ,,. kc-O --_________ --- 1= --- 14 C.-'.Wt:-P t4 A t,11-4'', t- 0 .. 2 1 0 w .,.. FRUIT TREE1'. APPLE. PEAIN------- i _- rr ------- --._ STS = STORM SEWER I IN$7 11.wri 4.. CHERRY, PLU 4 Pr) e- ...? PARqEL 2 0 '..S:t.li I— LOT 56 - 54,275 sq.ft. , Oki:AfI. A.v 0 = SANITARY SEWER CLEANOUT/MANHoLE < tr) , rilf16:;7/kr 1.25 iacres , —J 0 -4.*ApeOli ' —ss = SANITARY SEWER LINE a. — ! z „too, ;.,■!,4 . Cs/ 0 GV .figV4rekr , 19-r SHED 'SHED rs-.1 = GAS VALVE 6" PINE .0464.e0.0.),..4 ,- •--, . 6 0' T,i-- co A STRIP OF FIR TREES LIES S.W. LUKAR COURT y,-, ..‘"). 1 - 1 . IN ti • BETWEEN THE FENCE AND ITS GAS = GAS LINE 4 2913-. a 0 SOUTHERLY PROJECTION AND THE PROPERTY LINE AS SHOWN ,, • - . .,..01 31.7' ------, w ...\ 1 0110110.iriallail... OP .gE . .4.0.0.40 0 HERE - TREES RANGE IN SIZE , ;_ ‘ = FRUIT TREE • FROM 12" TO 28" $,- .40 sis.0 III DRIVEWAY , SH 4 , OP FA4E OF CURB III „, -' :4:0,1161 b, I + = FIR TREE , 00111110010111111ro. .. Wm) el /' -', 240,0000e' 4§) CEDAR TREE ..1,,c,-"1 ' 0 / q', , PLU A & CH r•' 2” FP' Nfy/ z Zz, . OMNI° / b36" R e .. MAPLE TREE (/) LI.. • TR i' ', , , , ■,, ai , ,...,,,;;I• .0, ''':;.0.'• Wiliff • • . , //////; •tv It ,.4 SIZE AS NOTED to LOT 58 („0 ,.) ,:r,-,-- - , , -, --- r)2.0..,, .0, 0.•• h$,,,, 144f, = WILLOW TREE 0 Kii,_ 24" ,ADRONAA r , r.4't, 6 FOOT WOOD ---i, . RRY' r....,o).,...., ' * ' 'Ill ..411 - 7 .. . , ... FENCE -AP.-Or dig: , ' 2 • sr,r ''1 St = PINE TREE 24" /CEDAR tAT n : ,\ w6,,.43 . 'L-1 , FELL ‘ / IV, = MADRONE TREE ct 8" HOLLY 4(14.4 T■4:''I OUST / 4 12" FIR ' 4,9.. G = HOLLY TREE WI ? A & Jo . ..J 28" FIR - ...1Z- ` LOT 59 ....:-.4., ;‘. 1 ,....4 .7" •....., - r- = 0404'35" PWR - UNDERGROUND POWER LINE -- O4 tr) "a , 7/ AAA R - :33.12' -0- = TEMPORARY BENCH MARK DATUM " 4 ' fik,"--i, " V $110"--. L = 23.70' ,c'' ''''' ' LC = S39•54'01"W 5/8" IRON ROD WITH YELLOW - - - , G ; PLASTIC CAP MARKED "ALPHA ENG. INC." q .14 -4: ' :b• '''' / 23.70' rn ELEVATION = 303.18', 2' CONTOUR INTERVALS LOT 60 ,.. ... ck 7 tz) NOTES , tt UTILITIES SHOWN BY THIS SURVEY REPRESENT THOSE WHICH ARE VISIBLE ABOVE GROUND OR FOR WHICH , ...„ 110. . SISN4* ov GLVO .40' SOME MARKING WAS FOUND INDICATING UNDERGROUND .4 000 ist loP f',....; 7 ct1.0 A = 3322'38" UTILITIES. OTHER UNDERGROUND UTILITIES MAY EXIST. Ln 0 v° R = 333.75 0 • „d ,$ UTILITY CONNECTIONS AS DRAWN ARE FOR ILLUSTRATION PURPOSES di S NO* L = 194.42' p LC = S54•33.03"EW EXACT CONNECTIONS, ESPECIALLY THOSE OF WATER AND GAS LINES, - ..: 191.69' SCALE 1 " = 60 SHOULD BE VERIFIED TEMPORARY BENCH MARK DATUM PROJECT 00114 5/8" IRON ROD WITH YELLOW 1.°-„f LID ELEVATION DATUM - CITY OF TIGARD BENCH MARK #124 PLASTIC CAP MARKEL: "ALPHA ENG. INC." ELEVATION = 233.791' ELEVATION - 303.18' °"I`,L _ _____._ _ _____ _______ _____ _____ — _ _________ _ _ M/4 is fidii di 0 1 re 0 00 0 0 A 0 ot • 14235 SW FERN STREET PARTITION APPLICATION NARRATIVE 14235 SW FERN STREET PARTITION APPLICATION NARRATIVE OWNER/APPLICANT: Mary Bowman 14235 SW Fern Street Tigard, OR. 97223 Tele. (503) 639-1111 APPLICANT'S REPRESENTATIVE: Mr. Ken Sandblast ProjectDesign Consultants 1750 SW Skyline Blvd., Ste 229 Portland, OR. 97221 Tele. (503)296-6100 Fax (503)296-6200 SITE LOCATION: 14235 SW Fern Street north side of SW Fern Street, east of SW Ascension Drive LEGAL DESCRIPTION: Assessor's Map 2S-1W-4BB Tax Lot 800 SITE AREA: 2.23 Acres ZONING: R-7 APPROVAL CRITERIA: Development Code for the City of Tigard,Title 18 APPLICANT'S REQUESTED APPROVAL: Preliminary Plat approval for the creation of a two(2)lot partition. This report will address the applicable standards and review criteria of the City of Tigard's Development Code and Comprehensive Plan. • • TABLE OF CONTENTS Page City of Tigard Applicable Policies and Findings 1-5 Supplemental Maps, Illustrations and Exhibits Size Site Vicinity Map 8.5" x 11" Washington County Tax Assessor Map of Site 8.5" x 11" Exhibit A - Preliminary Plat 8.5"x 11" Future Development Plan 8.5"x 11" (i) • FINDINGS This application involves partitioning the subject site into a total of two (2) lots from the existing 2.13 acres of Tax Lot 800 of Tax Assessor's Map 2S-1W-4BB, one of which will contain an existing single family residence located on the subject site. The subject site is relatively flat in slope (0-10%). Both of the lots being created exceed the minimum 5,000 square foot lot size of the R-7 zoning district. The existing house will be served via frontage on S.W. Fern Street and the additional lot will be served via frontage on SW Walnut Lane. The following chapters and sections of the City of Tigard Development Code are applicable to this two (2) lot partition application based upon: (i) existing conditions present upon and surrounding the subject site, (ii) requirements conveyed by Tigard staff during the pre-application meeting held for this project, (iii) a review of Title 18: CHAPTER 18.390 DECISION-MAKING PROCEDURES 18.390.040 Type II Procedure A. Pre-Application Conference APPLICANT'S RESPONSE: A pre-application conference was held on August 29, 2000 with City of Tigard Planning Division staff, Matt Scheidegger. B. Application Requirements. APPLICANT'S RESPONSE: As part of the submittal information, an application including the information requested has been provided; the narrative herein below addresses the relevant criteria for review and action; the applicable application fee of is provided; and the mailing materials have been provide by the City of Tigard and submitted as part of this package. CHAPTER 18.420 LAND PARTITIONS 18.420.050 Approval Criteria A.1. APPLICANT'S RESPONSE: As addressed by this narrative, the subject site complies with all statutory and ordinance requirements and regulations applicable to a two(2) lot partition application. A.2. APPLICANT'S RESPONSE: As proposed, there are adequate public facilities available to serve the subject site. • Existing overhead utility lines run adjacent to the subject site along SW Fern Street. Discussions with City staff have determined that all frontage improvements would be better served at a time in the future when the subject site is further divided. • Two eight inch sanitary sewer lines, one within SW Walnut Lane and one within SW Lukar Court, are available for connection to the subject site. • Two eight inch water lines, one within SW Walnut Lane and one within SW Lukar Court, are available for connection to the subject site via a water meter service laterals. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 1 • A.3. APPLICANT'S RESPONSE: A drainage plan is depicted on the preliminary plat submitted with this application. In regard to storm water quality, a fee in-lieu shall be assessed to the applicant of $210.00 for every 2,640 square feet of impervious surface created on the subject site. The applicant shall opt to waiver frontage improvements until the time of further redivision. A.4.a. APPLICANT'S RESPONSE: As proposed, both lots being created through this two-lot partition exceed the minimum width required through R-7 zoning. A.4.b. APPLICANT'S RESPONSE: As proposed, both lots created through this two(2) lot partition exceed the minimum lot size required by R3.5 zoning. There are no flag lots proposed through this application. A.4.c. APPLICANT'S RESPONSE: As proposed, both lots created through this two (2) lot partition exceed the minimum 15-foot frontage. Lot 1 will retain the current frontage of 194.42 feet along SW Fern Street and Lot 2 will have frontage of 45 feet along SW Walnut Lane. A.4.d. APPLICANT'S RESPONSE: As proposed, both lots being created meet or exceed the minimum setbacks required through R-7 zoning. The existing residence on Lot 1 already meets the minimum setback requirements of the R-7.zone. Lot 2 of this two (2) lot partition is of the size and configuration to allow development that will meet or exceed the minimum setback requirements of the R-7 zone. A.4.e. APPLICANT'S RESPONSE: As proposed, neither of the two lots being created through this two lot partition are flag lots. Therefore, the provisions of this section are not applicable. A.4.f. APPLICANT'S RESPONSE: No accessways are proposed within 10 feet of an abutting lot. Therefore, the provisions of this section are not applicable. A.4.g. APPLICANT'S RESPONSE: The accessways proposed will not have a detrimental effect on fire-fighting capabilities. Therefore the provisions of this section are not applicable. A.4.h. APPLICANT'S RESPONSE: No common drive is proposed through this two (2) lot partition application. Therefore, the provisions of this section are not applicable. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 2 S r A.5. APPLICANT'S RESPONSE: The proposed accessways comply with the minimum provision of one driveway with 15 feet access and 10 feet of pavement. A.6. APPLICANT'S RESPONSE: The subject site is not within the one-hundred-year flood plain. Therefore, the provisions of this section • are not applicable. 18.420.060 Final Plat Submission Requirements APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. 18.420.070 City Acceptance of Dedicated Land APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. 18.420.080 Recording Partition Plats APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. CHAPTER 18.510. RESIDENTIAL ZONING DISTRICTS 18.510.020(C). R-3.5:Low Density Residential District. . APPLICANT'S RESPONSE: As proposed, this two (2) lot partition will accomodate an additional detached single-family-home upon proposed Lot 2 of the subject site. Both lots being created exceed 5,000 square feet in size as required by the R-7 zoning designation. Therefore, this proposed two (2) lot partition satisfies the provisions of this • section. 18.510.030(A). Types of Uses. APPLICANT'S RESPONSE: As proposed, the intent for this two lot partition is for future construction of a detached single-family house upon proposed Lot 2. Further division of Lot 2 may be possible in the future, but is not proposed through this application. Detached household living is an outright permitted use within the R-7 zoning district. 18.510.040(B). Minimum and Maximum Densities • APPLICANT'S RESPONSE: Using the computations refered to in CHAFFER 18.715, the minimum density for the subject site is 12 units and the maximum density for the subject site is 15 units. This application is proposing two (2) lots for single-family detached dwelling use, including the existing single-family dwelling. A future development plan is submitted with this application to depict how the site may be divided in the future. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 3 18.510.050(A). Development Standards. APPLICANT'S RESPONSE: Both of the lots proposed through this two lot partition application fulfill the requirements of the R-7 zoning district. Both lots have an area exceeding 5,000 square feet with widths exceeding 50 feet. The existing house will maintain the minimum setbacks and does not exceed the maximum height of 35 feet. CHAPTER 18.705. ACCESS, EGRESS,AND CIRCULATION. 18.705.030. General Provisions. APPLICANT'S RESPONSE: This two (2) lot partition complies with the provisions of this section by continuing access onto the subject site through the use of the existing gravel drive within Lot 1 and the potential for a driveway from Lot 2 with access onto SW Walnut Lane, a local public street,posing no inadequate or hazardous access. " No joint access will be utilized through this application, each lot will be provided its own access. Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be approved during the building permit process. CHAPTER 18.715. DENSITY COMPUTATIONS APPLICANT'S RESPONSE: The subject site is approximately 2.13 acres in size. The following computations determine the minimum and maximum number of dwellings allowed upon the subject site under the R-7 zoning designation. R-7 Zone TOTAL Gross Site Area 96,751 S.F. Net Site Area (80%of Gross) 77,401 S.F. Divided by Max. Density 5,000 S.F./Unit Max Permitted Units 15.48 15 Units Min Permitted Units (80% of Max) 12.38 12 Units The applicant is proposing division of the subject site into two (2) lots. A future development plan is submitted with this application depicting potential development of the site into 12 parcels. CHAPTER 18.745. LANDSCAPING AND BUFFERING. APPLICANT'S RESPONSE: The applicant is opting to waiver on all frontage improvements. Therefore, the provisions of this section are not applicable. CHAPTER 18.765. OFF-STREET PARKING AND LOADING REQUIREMENTS. 18.765.030. General Provisions. APPLICANT'S RESPONSE: As proposed, the off-street parking for each lot will be contained within the respective lots, no joint parking will be established. 18.765.040. General Design Standards. APPLICANT'S RESPONSE: Any driveways constructed upon the subject site will be reviewed as part of the building permit process and shall comply with the provisions of this section. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 4 18.765.050. Bicycle Parking Design Standards. APPLICANT'S RESPONSE: The installation of bicycle racks is not required within detached single-family residential zones. Therefore, the provisions of this section are not applicable. 18.765.060. Parking Structure Design Standards. APPLICANT'S RESPONSE: No parking structure is being proposed through this two lot partition application. Therefore, the provisions of this section are not applicable. 18.765.070 Minimum and Maximum Off-street Parking Requirements. APPLICANT'S RESPONSE: The minimum number of parking spaces required in the R-7 zone is 1.0/DU. Adequate parking is available as part of the existing development on Lot 1. At the time that Lot 2 is developed with a single- family detached dwelling, conformance to the provisions of this section will be required. No maximum is applied to the R-7 zone. 18.765.080. Off-Street Loading Requirements. APPLICANT'S RESPONSE: No off-street loading requirements are applicable to the R-3.5 zone. Therefore, the provisions of this section are not applicable. CHAPTER 18.790. TREE REMOVAL. APPLICANT'S RESPONSE: As proposed, no trees will be removed from the subject site due to this two lot partition. Therefore, the provisions of this section are not applicable. CHAPTER 18.795. VISUAL CLEARANCE AREAS. APPLICANT'S RESPONSE: As proposed, there are no obstructions which would cause a reduction in proper sight distances from vehicular movements. Therefore, the provisions of this section are not applicable. CHAPTER 18.810. STREET AND UTILITY IMPROVEMENT STANDARDS APPLICANT'S RESPONSE: The applicant is opting to waiver on all frontage improvements until the time of further division of the subject site. Therefore, the provisions of this section are not applicable. CONCLUSION Based upon compliance with all applicable review criteria as addressed herein above, the applicant requests the City of Tigard approve this application for a two(2)lot partition. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 5 L-% /M/M!3� Nark... 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M1 . �•: ;1.1 \,.1 .•ir ■4 A •� !!!II. �� R �J`���/ ,I �i '1 .''• ,',1 ••1'1 1 •• .1. ..•.. •• . . ,•1.... 11�1'I� , ' :t; .1.litillakimkuve\ y • •. 1 "f •i1�V'f.'� \ \{�,.. 'A , • . ....• • .1i.•1. . . • .i•ll1 11.1;1 1 �� I. • • A.S. APPLICANT'S RESPONSE: The proposed accessways comply with the minimum provision of one driveway with 15 feet access and 10 feet of pavement. A.6. APPLICANT'S RESPONSE: The subject site is not within the one-hundred-year flood plain. Therefore, the provisions of this section are not applicable. 18.420.060 Final Plat Submission Requirements APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. 18.420.070 City Acceptance of Dedicated Land APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. 18.420.080 Recording Partition Plats APPLICANT'S RESPONSE: The provisions of this section will be satisfied during the City of Tigard final plat review and approval process. CHAPTER 18.510. RESIDENTIAL ZONING DISTRICTS 18.510.020(C). R-3.5:Low Density Residential District. . APPLICANT'S RESPONSE: �lj�I MAO As proposed, this two (2) lot partition will accomodate aw additional detached single-family homeen proposed Lot 2 of the subject site. Both lots being created exceed 5,000 square feet in size as required by the R-7 zoning designation. Therefore, this proposed two (2) lot partition satisfies the provisions of this section. 18.510.030(A). Types of Uses. 1$B APPLICANT'S RESPONSE: As proposed, the intent for this two lot partition is for future construction ofardetached single-family i'h tis Marls€ upon proposed Lot 2. Further division of Lot 2 may be possible in the future, but is not proposed through this application. Detached household living is an outright permitted use within the R-7 zoning district. 18.510.040(B). Minimum and Maximum Densities APPLICANT'S RESPONSE: Using the computations refered to in CHAPTER 18.715, the minimum density for the subject site is 12 units and the maximum density for the subject site is 15 units. This application is proposing two (2) lots for single-family detached dwelling use, including the existing single-family dwelling. A future development plan is submitted with this application to depict how the site may be divided in the future. BOWMAN—SEVEN LOT PARTITION ProjectDesign Consultants City of Tigard-Partition Application Page 3 illLP2oo ) - O000 Z /4A p LEGAL DESCRIPTION TAX LOT 800 2S 1 04BC (LOT 12 HANDY ACRES) OWNER/AGENT TENTATIVE PARTITION PLAT PLAN MARV BOWMAN CRY LOT 800, 2S 1 0460 HIGWAY TIGARD OREGON!97223-5032 CI 1 1 OF TIGARD, WASHINGTON COUNTY OREGON (503) 639-1111 CASTLE HILL PLAT BOOK 82 PAGE 32 SCALE 1" = 60' JANUARY 15, 2001 SURVEYOR LOT 48 LOT 47 LOT 46 LOT 45 LOT 44 LOT 43 GAYLORD LAND SURVEYING INC GAYLORD LAND SURVEYING INC. 2910 S.E. OAK GROVE BLVD. 2910 S.E. OAK GROVE BLVD. MILWAUKIE OREGON 97267 MILWAUKIE OREGON 97267 , ► N8 3� (503) 654-1492 r 169.86 (503) 654 1492 vv DESIGN CONTACT 6 FOOT WOOD REGISTERED KEN SANDBLAST 0.7' OUTSIDE FENCE 8" FIR k; FROFESSIONAL PROJECT DESIGN CONSULTANTS PROPERTY s" FIR » 1750 S.W. SKYLINE BLVD. 24 LAND SURVEYOR, SUITE 229 LOT 51 o / 0 PORTLAND OREGON 97221 ' © Nip / �'-�,,,i� (503) 296--6100 SHED N 0 / .►r'/ �'� 0 6' OUTSIDE PARCEL 1 OREGON S.W. WALNUT LANE PROPERT s 42,476 8q.ft. JULY Lo, 1 SID II 0.98 acres PATRICK2 M. GAYLORD I LEGEND ss TOP FAC OF C�j 6 Q r� �:� , sTS STS tL°�NW i RENEWED THRU 06/30/01 = EXISTING FIRE HYDRANT WL TOP FACIE OF CURB rt. iI .= S(D VALK WV = WATER VALVE w- = WATER LINE % ) b HANDY ACRES ID = CATCH BASIN N LOT 11 LOT 52 cv TAX LOT 700 � = UTILITY POLE < (7) fu- = UTILITY POLE GUY ANCHOR O.. 6 FOOT WOOD FENCE __�_ EAC = EXISTING EDGE OF ASPHALTIC CONCRETE 5 N89'21'59 169.90' _ r TOP FACE OF CURB _ TOP FACE OF CURB nD = STORM SEWER MANHOLE O %.t`` O FRUIT TREES lt.l APPLE, PEAR sTS = STORM SEWER LINE CO * -it CHERRY, PLUM PARCEL 2 1% i— LOT 56 �° -,,?. - 54,275 sq.ft. 0 = SANITARY SEWER CLEANOUT/MANHOLE '11' „ r) %;rte %► rk e 1.25 acres ss = SANITARY SEWER LINE _ 0 �►��•�' r �' if 6 iii 0 GV 'er '"` SHED SHED "- X = GAS VALVE COURT 6" PINE '`=.;/' ,v','24:--.-:'-%r { ( 6 • , M A STRIP OF FIR TREES LIES S.W. LUKAR COU ( ,, ` BETWEEN THE FENCE AND ITS GAS = GAS LINE 4 j90 � THE TPROPERPROLINE AOS SHOWN 'I�M TOFF' ._""r..':'4► 1.7' to �� = FRUIT TREE �("�� gE HERE -- TREES RANGE IN SIZE �� �sTS� DRIVEWAY FROM 12" TO 28" I*•\- C X11!! .- ENE OF CURB IN = :::EEE !i/�'/��+'� ;4. .u�IM r = ' "" � _-- ''i,' " -,� PLUM & CH 2" Fl. :,�38 "R ��4 e = MAPLE TREE a; .�r:� °%' '" , to ���E. ���.� � 8" PLE t SiZE AS NOTED O LOT 58 P - ,= . 4" ADRON 0, 6 FOOT WOOD :-,'FS/„ YS :. 2 •= PINE TREE 24" CEDAR `t, ; 4,0 W 8" HOLLY `_3 LL ,/" A4134:04:0+�� = MADRONE TREE OUS' ) ,Lioin ' 12" FIR • �9. 4 . G = HOLLY TREE » " , ,P fF 9 28 FIR � -. IIWR UNDERGROUND POWER LINE ... LOT 59 .�% //cf.) ' d = 04'04'35" 4�'/ = » jfZ. R333.12' tcQ ''�TEMPORARY BENCH MARK DATUM wi ' L = 23.70 J` 5/8" ' GPI = � " 5/8 IRON ROD WITH YELLOW LC S39 54 01 W PLASTIC CAP MARKED "ALPHA ENG. INC." ;4°#;1 PS �/ 23.70' ELEVATION = 303.18', 2' CONTOUR INTERVALS LOT 60 ca NOTES !4% UTILITIES SHOWN BY THIS SURVEY REPRESENT THOSE -j P +;' �� ! A ABOVE GROUND OR FOR WHICH WHICH ARE VISIBLE B G OU WH OF ��_� �/ � g5ir.' SOME MARKING WAS FOUND INDICATING UNDERGROUND SoP F d = 33'22'38" UTILITIES. OTHER UNDERGROUND UTILITIES MAY EXIST. U' G�� R = 333.75' UTILITY CONNECTIONS AS DRAWN ARE FOR ILLUSTRATION PURPOSES • $.44` L = 194.42' EXACT CONNECTIONS, ESPECIALLY THOSE OF WATER AND GAS LINES, I LC = S54 33 03 EW SHOULD BE VERIFIED 191.69' SCALE 1 a = 60' TEMPORARY BENCH MARK DATUM PROJECT 00114 ELEVATION DATUM - CITY OF TIGARD BENCH MARK #124 5/8" IRON ROD WITH YELLOW ELEVATION = 233.791' PLASTIC CAP MARKED "ALPHA ENG. INC." _ ' ELEVATION = 303.18' .• /14040140 kw* 0060414,