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MLP2001-00005 A1LPZOCN 00005 • • V711 I CITY OF TIGARD Community'Development Shaping Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 12/20/2001 "URBAN SERVICE AREA" FILE NO.: MINOR LAND PARTITION (MLP) 2001-00005 FILE TITLE: COSTIUC PARTITION APPLICANT: Doug Strickler OWNER: Adriana & Constantin Costiuc Westlake Consultants, Inc. PO Box 230943 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97281 Tigard, OR 97224 PHONE/FAX: 503-684-0652/503-624-0157 503-524-4709 REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. • LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. 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: 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: West CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: AUGUST 23, 2001 DATE COMMENTS ARE DUE: SEPTEMBER 6, 2001 ❑HEARINGS OFFICER (MONJ DATE OF HEARING: TIME: 1:00 PM ['PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:30 PM ❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30 PM ®STAFF DECISION [TENTATIVE) DATE OF DECISION: SEPTEMBER 27, 2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION VICINITY MAP ❑ LANDSCAPING PLAN ❑ ARBORIST REPORT ® SITE PLAN ❑ UTILITY PLAN ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ GRADING PLANS ® OTHER: STAFF CONTACT: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 317 2S 1 05DD 2S 1 05DD . . . . ,. . ,.. ,4,..4.. ,.;,... i,,,,,,,,,,i,.._ 7.10:0 ,....,: ., ,,. ‘.1. SW KLIPSAN LANEt . .1.....,..•, ,• ,. , . '.,>.;','4•M'..,••:;.-•— --;1:7Pg. COURT,. • •....... 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Li . .-. l7.1. 1..../11.11tHAVA7R71771.114777.11.”emite 4.. • " " ••'•„"•,.•„•„„.. .. 2S 1 05DD 2S TIGARD 1 05DD d19251w05 • / • Y PROPOSED SUBDIVISION \ \ \ \\ "PACIFIC ICREST" I I. • I • \\\ \ AROP p6e p 6k, \\ \ . ...'`,..„...........s.:::i ORIGINAL INAL \ � p£ORi f ` J I • LINE XTfHSi 0 . 64)• \� .... N TAX LOT LINE 6Z4-e PER PRIOR �6Z0e,�p� ADJUSTMENT Lam• 4>. \ \ Q:0 PARCEL 2 a SW MISTLETOE .0 PARCEL 3 AREA-7,817 SF DRIVE p AREA.8.383 SF ti .................................... Sf O �� PARCEL 1 0o . \.� ■ •N O AREA-6,201 SF.t� ■S — TAX LOT 1900 . n, co- p0 i TAX LOT LINE 2N N ,S.1.) PER PRIOR 2� ^`� ADJUSTMENT • 2 i ' S89'50'18"E 66.95' 589'50'18"E 66.95' S89'50'18"E 66.95' ± BONNEVILLE POWER ADMINISTRATION TAX LOT: 1900 TAX LOT 2200 • (QTY OF TIGARD t MLP2001.00005 CITY O/TIOAQD SITE PLAN N COSTIUC PARTITION • (Map is not to scale) ' IILii ! 11 CITY of TIGnRD I..' 0, ite • O[0011A/XIC IN/Oe NATION [Y[TeM!! lll/,�. 1,1 a VICINITY MAP III W 1 ,� ♦ 1' '► it MLP2001-00005 k -- ..� � .:fi +- 4.4, , 4,°�, COSTIUC PARTITION : : 4.,_ ,, Illmiliii SITE ®mss 1 4* jiA , \\111 'I I I I fill r- 1 I II irlij I I I I IlW iii I I a1 #f*L5 .i 4 LSHIRE DR 4■4 .r� r011 a I alpf pt a UI"" .: .; •� *** 1.1111 11111ina*q �� �,� � =WI N 4 r I.rI, 1, was. � -�awteAHrF 1► 0 400 9U0 Feel- .uNiim :am =It 14N Ilritbill ►.I/■ 4 litik110111114 � City Tg rd n Inforrnedon on ihl[ ap I[for penerel locellon ony end_ IRTR,_ , '� , [hould be ver{lied rJth the Development 8erv{csa Olv{elon. - likli rsol 1J9r SW 9 223 TIpM,OR 87229.'�, • • �• ■ �'t�U (W 819.1171 bib..?-- Ali _-_____ -.1 ^, hdp:IM++w.ci.u.9ard.or.w Plot date:Aug 21,2001;C:\magic\MAGIC03.APR Community Development • • • • 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 OCTOBER 12, 2001 AND BECOMES EFFECTIVE ON OCTOBER 27, 2001 UNLESS AN APPEAL IS FILED. A eal: The Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 26, 2001. uestions: 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. October 12, 2001 PREPAR"I B . .thew Schei• -gger DATE Assistant Planner ,9 October 12, 2001 APPROVED BY: Richard Bewer rff DATE Planning Manager i/curpin/mathew/m1p/mIp2001-00005.dec "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 14 OF 14 • • • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. • SECTION VI. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and has no objections to.it. City of Tigard Operations Department has reviewed the proposal and offered the following comment: • An arborist report is required. • Water service provided with construction of Pacific Crest Development. Concerns - Existing 6-inch CI water to the east and easement affected? SECTION VII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1. A minimum of 1 fire hydrant shall be provided for this development. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure. exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. (UFC Sec. 903.4.2.2 2. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 3. Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in tumarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in tumarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) 4. Signs shall read "NO PARKING — FIRE LANE — TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and tumarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 6. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. if the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-Ill-A- 1. (UFC Appendix III-A, Sec. 5) 7. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 13 OF 14 • • • Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An 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 will be no overhead utility lines adjacent to these parcels. Therefore, this section will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: A new public water line will be extended within SW Mistletoe Drive as a part of the Pacific Crest Subdivision. Water services will be provided for these three parcels. Storm Water Quality: • The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed water quality facility in the Pacific Crest Subdivision was sized to accommodate these three parcels. No further analysis is needed. Grading and Erosion Control: CWS 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 CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The grading for these lots will be accomplished as a part of the Pacific Crest subdivision project. A NPDES permit is not needed for the three lots, but one is required for the subdivision. Staff will require the developer to take out a NPDES permit for the subdivision. 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 $90.00 (3 lots X$30/address = $90.00). 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: "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 12 OF 14 . • • Upstream drainage issues have been addressed as a part of the Pacific Crest Subdivision. No further review is needed for these three parcels. 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The public storm drainage system for the Pacific Crest Subdivision was sized to handle the additional runoff from these three parcels. No further analysis is needed. 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 bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this 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 operaing at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 11 OF 14__ _ __ • • . Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. Lots -Size and Shape: Section 18.810.060(A) rohibits 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. Not one of the proposed lots are 1.5 times the minimum lot size of the R-7 zoning district. The depth of the lots is not more than 2.5 times the average lot width. The average lot width for all 3 lots is 62 feet with an average depth of 139 feet. Therefore, this standard is satisfied. 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. Each of the 3 proposed lots will have approximately 62 feet of frontage onto Mistletoe Drive. Therefore, this standard is satisfied. 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. The Pacific Crest Subdivision will construct the sidewalk along SW Mistletoe Drive. Therefore, this criterion will be met. Sanitary Sewers:. Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services 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 no public sanitary sewer lines located near this site. However, once the Pacific Crest Subdivision is completed, there will be an 8-inch public sanitary sewer line located in SW Mistletoe Drive. Sanitary sewer laterals will be provided for these three parcels. Again, the City should not approve the final plat of this partition until the public improvements in Pacific Crest are deemed substantially complete. 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 Clean Water Services in 2000 and including any future revisions or amendments). "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 10 OF 14 • • Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a single-family dwelling is $2,260 per unit. The applicant is proposing a 3-lot partition for single-family homes. However, there is an existing single-family structure located on the parcel that is to be removed. Therefore, the TIF for 1 single-family home can be subtracted from the total TIF assessed for this project. The applicant must pay a Traffic Impact Fee of$4,520. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $14,125 ($4,520 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $14,407.50. The cost of the improvements is expected to be $5,513.00 (1,838 square feet x $3 per square foot). Thus, it is roughly proportional to the unmitigated impacts. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 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. At present, this site does not have any public street frontage. However, these parcels are proposed to eventually be a part of the Pacific Crest subdivision (SUB 1999-00003), which is currently under construction. Once that subdivision is constructed, these parcels will have frontage on SW Mistletoe Drive. That public street will be fully improved across this site, so no further right-of-way (ROW)or public street improvements would be necessary. The final plat approval for this partition, however, should not be granted until the Pacific Crest Subdivision public improvements are substantially complete. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION - PAGE 9 OF 14 • • . CONDITION: Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall i be provided for any lot,, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that there are (8) trees greater than 12-inches on the parcel in question. Of the (8) trees, (5) will be retained, one will be removed to provide additional right-of-way and two will be removed to enable development of proposed lot #1. However, the applicant's tree removal and mitigation plan does not reflect the new lot dimensions. Therefore, the applicant will need to resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order to meet the standard the applicant shall satisfy the following condition: CONDITION: Resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The • tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist . Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property i 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 site plan does not show any obstructions within the visual clearance triangle for the access drive. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18 390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authonty shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 8 OF 14 • • 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 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 23,451 square feet. However, 1,488 square feet is subtracted from the calculation for dedication of public right-of-way, curb, gutter and sidewalks. Therefore, density is calculated from a total square footage of 21,963 square feet. Minimum lot size for the R-7 zone is 5,000 square feet, which requires the minimum allowable density to be no less then 3 units and the maximum allowable density to be no more than 4 units. The proposed partition creates 3 separate lots. FINDING: Based on the analysis above, the Density Computation Standards have been met. Landscaping and Screening (18.745): Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. According to the applicant, the street tree plan of SUB1999-00003 addresses street trees for the proposed parcels. The street tree plan for the Pacific Crest Subdivision shows street trees to be planted 2 per lot and adjacent to the proposed access drives. Section 18.745.040 (Street Trees) has spacing criteria for different sizes of trees to be used as street trees and does not allow street trees to be planted closer than two feet from private driveways (measured at the back edge of the sidewalk). Therefore, prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. FINDING: This standard is not met. In order to meet the standard the applicant shall satisfy the following condition: "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 7 OF 14 • • No development is proposed with this application. However, each of the proposed lots will provide at least 62 feet of frontage onto SW Mistletoe Drive when it is dedicated and constructed as part of the Pacific Crest Subdivision. Therefore, each lot will have sufficient frontage to accommodate access to the property. Access on individual lots will be reviewed for compliance at the time of development. Access Plan requirements. No building or other permit shall be issued until scaled plans are presented an approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Access to individual lots will be reviewed for compliance at the time of development. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed with this application. Therefore, this standard does not apply. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approve by the City for public use and shall be maintained at the required standards on a continuous basis. All 3 proposed parcels will have access onto the proposed extension of SW Mistletoe Drive, which will be a public street. 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. Inadequate or hazardous access to the proposed lots will be reviewed during building permit review. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead- configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. No development is proposed with this application. However, based on the size of the proposed lots, and setback requirements, no lot will have an access drive that is greater than 150 feet in length. Therefore, this standard does not apply. No building permits will be allowed until a legal street is constructed. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have been met. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 6 OF 14 • 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, staff finds that the Minor Land Partition Standards have not been met. CONDITIONS: • SW Mistletoe Drive must be constructed. • The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 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 Minimum Lot Size -Detached unit 5,000 sq.ft. - Duplexes 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots • 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage Minimum Setbacks -Front yard 15 ft. -Side facing street on corner&through lots 10ft. -Side yard 5 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage 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 6,251, 7,817 and 9,383 square feet meet this standard. No development is proposed with this application. However, development standards, required by Section 18.510.2 will apply to all future development of the proposed lots. FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. Access, Egress and Circulation (18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements or the use of any structure or parcel of real property in the City. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 5 OF 14 • • • • 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 three (3) lots that are 6,251, 7,817 and 9,383 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 the proposed SW Mistletoe Drive extension. Parcel #1 will have 62 feet of frontage, Parcel #2 will have 62 feet of frontage and Parcel #3 will have 63 feet on frontage. However, the SW Mistletoe Drive extension will have to be dedicated and constructed for this partition to meet ordinance standards. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. However there is an existing structure located on the parcel that will not meet applicable setbacks of the R-7 zoning district after the lot is partitioned. Therefore, the applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. Future building permits will be reviewed for setbacks compatible to ordinance standards. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. No flag lots are proposed with this application. Therefore, this standard 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. The proposed lots do not provide for accessways, other than driveways that will be reviewed at time of development. 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 the 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 as a part of this application. Therefore, this standard does not apply. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under Chapter 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. 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 lots are not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 4 OF 14 • . Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318)for review and approval: 9. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. THIS APPROVAL SHALL BE-VALID;FOR 18 MONTHS .:.: FROM THE EFFECTIVE DATE 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. A record search indicates that a lot line adjustment was done in July of 2001, in conjunction with a number of other lot line adjustments, including MIS2001-00008, MIS2001-00010 and MIS2001-00017. The cumulative effect of these changes will be to configure properties in this area consistent with the configuration of the approved Pacific Crest Subdivision (SUB1999-00003). This will allow for the platting of the subdivision, provide for necessary street access to the subdivision, and will create the potential three additional' lots adjacent to the subdivision to be developed with single-family dwellings. The latter is the purpose of this minor land partition application. Site Information and Proposal Descriptions The applicant is requesting approval to partition one (1) existing lot of 23,451 square feet into three (3) parcels of 6,251, 7,817 and 9,383 square feet for residential development. An existing residence on the property will be demolished. SECTION IV. PUBLIC COMMENTS No comments were received. 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). 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. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum width of 62 feet. Therefore, this standard has been met. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 3 OF 14 • • CONDITIONS OF APPROVAL PRIOR TO ISSUANCE-OF"BUILDING-PERMITS; THE FOLLOWING-CONDITIONS SHALL BE SATISFIED Submit the following to the Planning Division (Mathew Scheidegger 639-4171, x317) for review and approval: 1. SW Mistletoe Drive extension must be constructed. 2. The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 3. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 4. Resubmit a tree removal and mitigation lan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. 4 ATISFIED . . °'' , THE'FQLLOV111NG'CONDITIONS SHALL'BE>S RI R T_._O'APPROVAL OF:THE FINAL P : Submit to the Engineering Department (Brian Ra g r, 639-4171, ext. 318) for review and approval: 5. Prior to approval of the final plat, the public improvements for the Pacific Crest Subdivision shall be deemed substantially complete by the City Engineer. 6. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $90.00. (STAFF CONTACT:. Kit Church, Engineering). 7. 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. 8. 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 S - _ vJ-.� Yk Y, _PRIOR TO.ISSUANCE.OF,BUILDING„PERMITS :,` ' �y "REISSUED”NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 2 OF 14 • "REISSUED NOTICE OF TYPE II DECISION" _ • "URBAN SERVICE AREA" ; . CITY of nGAR MINOR LAND PARTITION MLP 12001-00005 " °m" "`Ity� ec t ShapingA Better Co'mmunity';'. COSTIUC PARTITION :;: : . THIS-NOTICE.HAS BEEN REISSUED. DUE---TO: INFORMATION INADVERTEDLY..OMITTED? PERTAINING:TO::THE .LENGT14.OE_TIMETHE" APPROVAL IS..VALID: -THEREFORE; THE: APPEAL PERIOD,HAS:BEEN EXTENDED`ACCORDINGLY; . " 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3: 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal)); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that The City of Tigard Community Development Director's designee has APPROVED°the above request subject to certain conditions. The findings and. '«. conclusions on which the decision is based are noted in Section V. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 1 OF 14 `r,, err. .J... .�,r„ y ,yS .r"ro •'$I .,... "iCvS,i:.� .., .. � I �. �,;, ... � �'� � t �� fiil'y✓r ■�` EI �SU'EMD ��., 'i I', �'''� .r.i .�f ter..l. '�>' '.{t•Ft�''•y r;.11'�,'� lrE".,P 7 it t •`"' t ,j r ��wr',. Ch, a r; y.;,� I', .,li, �'� I,V „1-Na,y.,p Y, '�r( .'II,':{ �,, rv'.�i i:%,y,nl ,J I,•.. ,.., e���v, v G: �I 'r,t:. S�,• ;ham>n �:n S I +h,'S I :-d,i{I°t.;;i:i;....,bl,�po-p:". `r •f,;. il`. ��t,. `V'1•,'. .i'. .r:1'.�1;%Idd'o ,N�.,"•.'''�'4i�'?�I" �,1,. ,��:�' .,.,, • G,. ,A , '',UA°.�' ^'I,,. 'Y:�'J';�H r'f' '!r':i` .'s.• t' r lr3,�..� .P ,�... .LF,:�, :,I.'' 'g ,u`�,.n .,r�x. .:,.,,,'N,.:o„,j,:,i.. �w.� ,h:;'� `, I �tR.t+'�-`.,,^�•e.:{^i,.r� r:l ' �� II y rN.O.T;ICE OF:;TYPE II DECISION ,'a'.-.`' ;'' ;CITY OFTIOARD' ' I (,' I' ,.!- 1 r 1�'I � ' . 6..14 � • �: 'URBAN'SERVICE AREA"' '"'Community evefopment` 1 u, ;COSTIU,C PARTITION 2 001 • ;1 MINORiLAND PARTITION (MLP)• =00005: • haprngA:B:•e,t * r ter'�ommuniry, l•,, • THIS.NOTICE HAS BEEN REISSUED DUE.:TO:IN'FORM'ATION INAD'VERTEDLY,D.MITTED':' ,PERTAININ�G:,TO THE LENGTH'OF:TIME'THE:AP.PROVAL IS„VALID: `;THEREFOREy:THE'•: :APPEAL PERIOD, HAS:BEEN„EXTENDED:ACCORDINGLY: . 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA” FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels.for residential development. An existing residence on the property will be demolished. APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3:. 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 Tree Removal)); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION t�t it` 'fi�� Agar• ommunit Devel o merit Director ��.1'. o ice is:, ere by`given°lltha he,C y o T ga d,C yr p I ��, • :G.desi neehasAPPR OVED'the,above,reuests-The,findings::and:opnclusions:on r;. • f° I i n�` vail le`•at`Ci 'Hall: ,<� which:fle.,deci'son�ts`�based are .noted?;in,'the ul .decis o ,,a a6 T ' , I FROM THEEFFECTIVE DATE'.OF THI .`DECI,SIO;N )• L.' '�Y.'�'1� 11 }.,i�IH"i. '��Ai�i�„�:li '1.' ',:9:P.. � l., � t,Ma`.1. .,.4” �,h•d.,`,I 1.. 'f a'•, .r tit`: '`'.' , ... .. ,.. ,.I:' ,�,I,.F,:. . .h Y:1.a o1'• II 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: o�T b e mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: qtr mit t e o owing to t e Planning Division (Mathew c ei egger 639 171, x3 -r review and approval: 1. SW Mistletoe Drive extension must be constructed. 2. The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 3. Prior to the issuance of building permits, the ap licant shall submit a complete street tree plan showing the required plantings on SW Mistletoe rive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan :shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 4. Resubmit a tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed .and which trees are to remain. The tree mitiqation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to t fie Engineering epartment rran alter, 4 , ext. or review an approval: 5. Prior to approval of the final plat, the public irn rovements for the Pacific Crest Subdivision shall be deemed substantially complete by the City Engineer. 6. Prior to a royal of the final plat, the ap licant shall pay an addressing fee in the amount of $90.00. {STAFF CONTACT:. Kit Church, Engineering). 7. The applicant's final ~ plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positonin 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 egound measurements to rid measurements and the angle from north to grid north. These coordinates can be established by: o GPS tie networked to the City's GPS survey. o By random traverse using conventional surveying methods. 8. 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 92.45), Washington Coun, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the nal 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 ngineer's signature. THE FOLLOWING CONDITIONS SHALL. BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: "REISSUED" NOTICE OF DECISION MLP2001-000051COSTIUCPARTITION PAGE 2 OF 14 Submit to the Engineering Department (Brian Ralger, 639-4171, ext. 318) for review and approval: 9. Prier to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION Ill. BACKGROUND INFORMATION Pro ert History The1 b'ect parcel is located within the City of Tigard. The property is designated Medium-Density Residential on the Tigard Comprehensive Flan Map. A record search indicates that a lot line adjustment was done in July _ of 2091, in conjunction with a number of other lot line adjustments, including MIS2001-00008, I IS2001-00010 and M132001-00017., The cumulative effect of these changes will be to configure properties in this area consistent with the configuration of the approved Pacific Crest Subdivision (SUB199 -00003). This will allow for the platting of the subdivision, provide for necessary street access to the subdivision, and will create the potential three additional, lots adjacent to the subdivision to be developed with single-family dwellings. The latter is the purpose of this minor land partition application. Site Information and Proposal Descriptions The applicant is requesting approval to partition one (1) existing lot of 23,451 square feet into three (3) parcels of 6,251, 7,817 and 9,333 square feet for residential development. An existing residence on the property will be demolished. ►E TIO N IV. PUBLIC COMMENTS No comments were received. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.42: 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 deveiopment as demonstrated both by the analysis presented within this administrative decision and by this app ication 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). 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. 'I proposed lots conform to the specific requirements below- . ne minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width req~a~_ired for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum width of 62 feet. Therefore, this standard has been met. "REISSUED" NOTICE OF DECISION MLP2001-0000WOSTIUCr'ART1TION PAGE 3 OF 14 The lot area shall be as required b the applicable zoning district. In the case of a flag lot, the accessway may not be included in fie lot area. The minimum lot area requirement in the R-7 zoning district is 5,000 square feet. The proposed partition creates three (3) lots that are 6,251, 7,817 and 9,383 square feet respectively. Therefore, this criterion has been satisfied. Each lot created through the partition rocess shall front a public right-of-way by at least 15 feet or have a legally recorded minimum5-foot wide access easement. The proposed partition plat demonstrates that each lot will have frontage onto the proposed SW Mistletoe Drive extension. Parcel #1 will have 62 feet of frontage, Parcel #2 will have 62 feet of frontage and Parcel #3 will have 63 feet on frontage. However, the W Mistletoe Drive extension will have to be dedicated and constructed for this partition to meet ordinance standards. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. However there is an existing structure located on the pp~arcel that will not meet a licable setbacks of the R-7 zoning district after the lot is partitioned. Therefore, the applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. Future building permits will be reviewed for setbacks compatible to ordinance standards. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. No flag lots are proposed with this application. Therefore, this standard does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in a~ accessway i located within ten feet of an abutting lot in accordance with Sections 18.745.040. :Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The proposed lots do not provide for accessways, other than driveways that will be reviewed at time of development. 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 the 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 as a part of this application. Therefore, this standard does not apply. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under Chapter 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. This area shall include portions at a suitat"' elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordan with the adopted pedestrian/bicycle pathway plan. The partitioned lots are not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. "REISSUED" NOTICE OF DECISION MLP2001-000051coSTIUGPARTITION PAGE 4 OF 14 j 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, staff finds that the Minor Land Partition Standards have not been met. CONDITIONS: SW Mistletoe Drive must be constructers. o The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. Residential Zoning Districts 18.5'10) Development standards in residential zoning districts are contained in Table 18.510.2 below; TABLE 18.510.2 W (Cont'd. DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-7 Minimum Lot Size - Detached unit 5,000 sq. ft. - Duplexes 10,000 sq.ft. -Attached unit 1 5,000 s q, ft. Average Minimum Lot Width Detached unit lots 50 ft. - Duplex lots 50 ft. Attached unit lots 40 ft. Maximum Lot Coverage Minimum Setbacks - Front yard 15 ft. - Side facing street on comer & through lots loft. - Side yard 5 ft. - Rear yard 15 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. - Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimurn Landsc@pe Requirement 20% [1] Single-family aftachcd residential units permitted atone dwelling per lot with no more that five attached units in one grouping. [21 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 6,251, 7,817 and 9,383 square feet meet this standard. No development is proposed with this application. However, development standards, required by Suction 18.510.2 will apply to all future development of the proposed lots. FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. access. Egress and Circulation (18.705 Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements or the use of any structure or parcel of real property in the City. "REISSUED" NOTICE OF DECISION MIP2001-000051COSTiUCPARTITION PAGE 5 of 14 No development is proposed with this application. However, each of the proposed rots will provide at least 62 feet of frontage onto SW Mistletoe Drive when it is dedicated and constructed as part of the Pacific Crest Subdivision. Therefore, each lot will have sufficient frontaqe to accommodate access to the property. Access on individual lots will be reviewed for compliance at the time of development. Access Plan requirements. No building or other permit shall be issued until scaled plans are presented an approved as pprovided by this chapter that show how access, egress and circulation requirements are io be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Access to individual lots will be reviewed for compliance at the time of development. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed with this application. Therefore, this standard does not apply. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approve by the City for public use and shall be maintained at the required standards on a continuous basis. All propposed parcels will have access onto the proposed extension of SW Mistletoe Drive, which will be a public street. 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 wayy cause hazardous conditions to exist which would constitute a clear and present danger, o 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 vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. Inadequate or hazardous access to the proposed lots will be reviewed during building permit review. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following:, a) A circular, ppaved surface having a minimum tarn radius measured from center point to outside edge of 35 feet; b) A hammerhead- configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. No development is proposed with this application. However, based on the size of the proposed lots, and setback requirements, no lot will have an access drive that is greater than 150 feet in length. Therefo', this standard does not apply. No building permits will be allowed until a legal street is constructed. l FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards N have been met. "REISSUED" NOTICE of DECISION MLP2001-000051CaS'TIUCP'ARTMON FACE 6 OF 14 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 use : a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calcuiatin 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. Calculating minimum number of residential units. As re uired 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 housin units per acre. The total square footage of the subject property is 23,451 square feet. However, ,488 square feet is subtracted from the calculation for dedication of public right-of-way, curb, gutter and sidewalks. Therefore, density is calculated from a total square footagge of 21,963 square feet. Minimum lot size for the R-7 zone is 5,000 square feet which requires the minimum allowable density to be no less then 3 units and the maximum allowable density to be no more than 4 units. The proposed partition creates 3 separate lots. FINDING: Based on the analysis above, the Density Computation Standards have been met. Landscaping and Screening 11 8.7451: Street trees: Section 18.745.040 Section 18.745.040.A.: All develo ment projects fronting can a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.0400. According to the applicant, the street tree plan of SUB1999-00003 addresses street trees for the proposed parcels. The street tree plan for the Pacific Crest Subdivision shows street trees to be planted 2 per lot and adjacent to the pro osed access drives. Section 18.745.041 (Street Trees) has spacin criteria for different sizes of trees to be used as street trees and does not allow street trees to be Plante closer than two feet from private driveways (measured at the back edge of the sidewalk). Therefore, prior to the issuance of betiding permits, the applicant shall submit a complete street tree plan showing prior required plantings on SVV Mistletoe Drive for the City Forester's review and approval. The street tree an shall include information on the species, size, and locution of the proposed street trees. The street free tri shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.040. FINDING: This standard is not met. In order to meet the standard the applicant shall satisfy the following condition: "REISSUED" NOTICE OF DECISION MLP2001-00005IGOS nUCPARTITION PAGE 7 OF 14 CONDITION: Prier to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections '18.745.030 and 18.745.040. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared b a certified arborist shall be provided for any Iot„. 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 a plicant has indicated that there are (8) trees greater than 12-inches on the parcel in question. Of the (8~trees, (5) will be retained, one will be removed to provide additional right-of-way andd two will be removed to enable development of proposed lot #1. However, the applicant's tree removal and mitigation plan does not reflect the new lot dimensions. Therefore, the applicant will need to resubmit the tree removal and mitigation plan showing the reconfigured property litres, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order to meet the standard the applicant shall satisfy the following condition: CONDITION: Resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. 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 feet in height (8) (rees may be placed within this area provided that all branches below eight U811 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight lino. The site plan does not show any obstructions within the visual clearance triangle for the access drive. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. IMPACT :STUDY (18.390 Section 18.360.090 states, "The Director shall make a finding with respect to each of the fallowing criteria when approving, approving with conditions or denying an application:" Section 18.390.940 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real propperty interests, the applicant shall either specifcalI concur with a requirement for public right-of-wav dedication, or provide evidence that supports that the real property dedication is not rougl- proportional to the projected impacts of the development. Section 18.390.040 states that when condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. "REISSUED" NOTICE of DECISION MLP2001-00005/COSTIUCPAR11TEON PAGE 8 of 14 i Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by lair. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TiF's are expected to recapture 2 percent of the traffic impact of new, development on the Collector and Arterial Street system. Presently, the TIF for each trig that is generated is .,189. The total TIF for a single-family dwelling is $2,260 per unit. The applicant is proposing a 3-lot partition for single-family homes. However, there is an existing single-family structure located on the parcel that is to be removed. Therefore, the TIF for 1 single-family home can be subtracted from the total TIF assessed for this project. The applicant must pay a Traffic Impact Fee of $4,520. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements ci ide, a fee that would cover 100 ercent of this projects traffic impact is $14,125 ($4,520 divided by 3 . The difference between the TIF paid, and the full !m act, is considered the unmitigated impact an the street system. The unmitigated impact of thiV,513.00 rojecfi on the transportation system is $14,407.50. The cost of the improvements is expected to be (1,838 square feet x 3 per square foot). Thus, it is roughly proportional to the unmitigated impacts. PUBLIC FACILITY CONCERNS Street And Utility Improvements :Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of ublic and! private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements; wetion 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 18.810.03013 requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to -foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. At present, this site does not have any public street frontage. However, these pparcels are pro osed to eventually be a part of the Pacific Crest subdivision (SUB 1090-00003), wflich is currently under construction. Once that subdivision is constructed, these parcels will have frontage on SW Mistletoe Drive. That public street will be fully improved across this site, so no further right-of-way (ROW) or public street improvements would be necessary.: The final plat approval for this partition, however, should not be granted until the Pacific Crest Subdivision public improvements are substantially complete. Block Designs r Section 18.810.040.A states that the length, width and shape of blacks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.6.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: 0 Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. For non-residential blocks in which internal public circulation provides equivalent access. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. "REISSUED" NOTICE of DECISION MLP2001-000MCOSTIUCPARTITION' PAGE 9 OF 14 1 Suction 18.810.040.8.2 also states that bi+cyCie 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. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. Lots - Size and Shape: :section 18.810.060(A) rohibits 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. Not one of the proposed lots are 1.5 times the minimum lot size of the R-7 zoning district. The depth of the lots is not more than 2.5 times the average lot width. The average lot width for all 3 lots is 62 feet with an average depth of `139 feet. Therefore, this standard is satisfied. Lot Frontage. Section 18.810.060(8) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. 1n 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. Each of the 3 proposed lots will have approximately 62 feet of frontage onto Mistletoe Drive. Therefore, this standard is satisfied. Sidewalks: Section 18.810.470. requires that sidewalks be constructed to meet City design standards and be located on bath sides of arterial, collector and local residential streets. The Pacific Crest Subdivision will construct the sidewalk along SW Mistletoe Drive. Therefore, this criterion will be met. Sanitary Sewers. Sewers Required: Section 1.10.00.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 Vyater Manggement (as adopted by glean Water Services in 1995 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 no public sanitary sewer lines located near this site. However, once the Pacific Crest Subdivision is completed, there will be an 3-inch public sanitary sewer line located in SW Mistletoe Drive. Sanitary sewer laterals will be provided for these three parcels. Again, the City should not approve the final plat of this partition until the public improvements in Pacific Crest are deemed substantially complete. 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.C states that a culvert or oth drainage facility shall be large enough to accommodate potential runoff from its entire upstreai. 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 Clean Water Services in 2000 and including any future revisions or amendments). "REISSUED" NOTICE OF DECISION MLP2001-000051COSTIUCPARTITION PAGE 10 of 14 Upstream drainage issues have been addressed as a part of the Pacific Crest Subdivision. No further review is needed for these three parcels. Effect on Downstream Drainage Section 18.810.900.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 b the development in accordance with the Design and Construction Standards for Sanitary and Surface Mister Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services {CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Managgementt Plan. Section V of that plan includes a recommendation that local governments institute a stormwter detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The public storm drainage system for the Pacific Crest Subdivision was sized to handle the additional runoff from these three parcels. No further analysis is needed. 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. Jo bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.9103 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 bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.C states that the minimum width for bikeways within the roadway i five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this 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 bones 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. e The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to a prove location of all surface mounted facilities; All underground utilities, incluc Sing 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. "REiSSUEEY' NOTICE OF DECISION MLP2001-000051COSTIUCPARTITION PAGE 91 OF 14 i Exception to Under-Grounding Requirement: Section 18.810.120.E states that a developer shall pay a fee in-Iteu of under-groundmq costs when the development is proposed to take place on a street where existing utilities which are not under round will serve the development and the a roval authority +determines that the cast and echnical 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-groundanq would result to the placement of additional pules, 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 will be no overhead utility lines adjacent to these parcels. Therefore, this section will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: A new public water line will be extended within SW Mistletoe Drive as a part of the Pacific Crest Subdivision. Water services will be provided for these three parcels. Storm Water Quality The City has agreed to enforce Surface Water Management (SWM regulations established by Clean Water Services (CWS) Design and Construction Standards adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff' generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed water quality facility in the Pacific Crest Subdivision was sized to accommodate theslr three parcels. No further analysis is needed. Grading and Erosion Control: CWS 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 CWS 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 o land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The grading for these lots will be accomplished as a part of the Pacific Crest subdivision project. A NPDES permit i not needed for the three lots, but one is required for the subdivision. Staff will require the developer to take out a NPDES permit for the subdivision. Address Assignments: The City of Tigard is responsible for assigningg addresses for parcels within the City of Ti and 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 $90.00 (3 lots X $30/address = $90.00). Survey -Regqirements: The applicant's final plat shall contain State Plane Coordinate on two monuments with a tie to the City 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. Alonpg 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 key: "REISSUED" NOTICE OF DECISION MLP2001-000051COSTIUCPARTITION PAGE 12 OF U a GPS tie networked to the City's GPS survey. o By random traverse using conventional surveying methods. SECTION Vi. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and has no objections to it. City of Tigard Operations Department has reviewed the proposal and offered the following comment: An arborist report is required. e Water service provided with construction of Pacific Crest Development. Concerns - Existing 6-inch Cl water to the east and easement affected? SECTION VII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1. A minimum of 1 fire hydrant shall be provided for this development. Fire hydrants for single family dwellingr~ s, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. {UFC Sec. 903.4.2.2 2. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) . Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where ire apparatus roadways are more than 28 Meet wide but less than 32 feet wide, "NO PARKING' signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) 4. Signs shall read "NO PARKING - FIRE LANE -TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water nun-off. (UFC Sec. 902.2.2.6) 6. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. It the structures} is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-111-A- 1. (UFC Appendix 11-A, Sec. 5) Approved fire apparatus access roadways and firefl hting water supplies shell be installed and operational prior to stock Tiling combustibles on-sie or the commencement of combustible construction. (UFC Sec. 8(04) "REHSSUEU' NOTICE of DECISION MLP2001-000051COSTIUCPARTITION PAGE 13 OF 14 SECTION Vlll. 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 OCTOBER 12, 200'1 AND BECOMES EFFECTIVE ON OCTOBER 27, 2001 UNLESS A APPEAL IS FILED. A eal: T e 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 a provided in Section 13.390.040.G.I.. 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 data the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SVV Half 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 ma, be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILINCa AN APPEAL IS :00 PM ON OCTOBER 26, 2001. Questions: If you figve any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 539-4171. ~x,- October 12, 2001 PREPAR _ By. thew Scheid gger DATE Assistant Planner L2, October 12, 2001 APPROVED BY: Richard Bewer rff DATE Planning Manager Ucurpintmathew/miplm1p2001-OOOO5.dec "REISSUED" NOTICE OF DECISION MLP2001-000051COSTIUCPARTITION PAGE 14 OF 14 i aEtaa»'A»»rc a~€o»r„srfl» ti^r¢i zu tf -T 1 ~'t ,ak ~ l ~SIVE SFt1RE OR ` Boo Foot ra r~~_~ SW LEAH 7Frp:. "ter ~R6p feat d Cir, of 1 hard L t F~°I`PI RD ~ y , i s 'cr 9°nesak facatian artt and tf) CSvistcr 's * ^ " snarii ".Mica, fy ,n~JN .r~ into maklon on iris r n pavat-P 1N~r, r iii sbGU4dbsvwifalle', -`7tAeawd lc Cs°.. 67225 q. ,.~V i. J} Ler,vs " u y 2ft41; G~ agtcwt4 j plot date. M g Y PROPOSED SUBDIVISION "PACIFIC ICRESI ORIGINAL i TAX LOT __~'`~tfON _ - LINE - sea 4 TAX LOT LINE PER PRIOR ADJUSTMENT~L 1 SW MISTLETOE rtu PAZCE7 3 AREAQ 817 SF DRIVE ICY AREA-3.3-93 SF r } PARR 7 L AREA=6,251 SF w TrY LOT LINE TAX LOT 1900 ~v ^a ? P~r PR':OR AC .J'~ STMENT BONNEVILLE POWER S89'50'18"E 66.95" S89'50'18"E 66.95' S89"50'1$'"E 66.95' i ADMRNISTRATtON TAX LOT 1900 TAX LOT 2200 MLP2001-00005 OF TwAll, t IwD COSTIM PARTITION Ma to not gale • • Final Decision: THIS DECISION IS FINAL ON OCTOBER 12, 2001 AND BECOMES EFFECTIVE ON OCTOBER 27, 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 eriod. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 26, 2001. uestions: 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. 7 11%= W MLP200I.00005 � COSTIUC PARTITION MI En ��! !. P* #4 _ Ill.'��t a4I4 i r f mallommt4 N• Nuittr..••...r,11.4-4 MI on r ill 1111 - U ■ ■RI Uft .1I .4 M., ' ,..■ ...I.'.. ci,;.t TfprO,modes .—"I PROPOSED SUBDIVISION \ \ \\\ "PACIFIC!CREST" 1 I I O I\ ,-<...„_'-'-., _i, TLw \ ` 0q� , 1 . 4i4,4D 4 a /"- TAX PT LOT OR Lwt + \ O LO n V P a0JJ$TUMT 4,,.,,Q-'422420 ' \ i ^ Sw u1Slt[10C AA; 1+ ARCLL T MG If.1 W I, 42L-v-!- H ARW'[U,O 0 --` -Z�_ TAM LOT 1900 i� rtC 's ,: fA%L01 LMC 4, h h PER PRIOR t i I ADJUSTMENT 969"!0'16'C 66.95' S6910'16;E 66.95' 56970'16'[66.95 I 00NNCMLLC POw0R ADMINIS1AAilON TAX LOT 1900 TOO LOT 2200 .a. CITY OF TIGARD T MLP2001.110005 SITE PLAN N COSTIUC PARTITION (Map Is not to scale) 1 • • NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" MINOR LAND PARTITION (MLP) 2001-00005 CITY OF TIG G ARD COSTIUC PARTITION s�Community�C�tty 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3: 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal)); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has. APPROVED the above request"subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 1 OF 14 • CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit the following to the Planning Division (Mathew Scheidegger 639-4171, x317) for review and approval: 1. SW Mistletoe Drive extension must be constructed. 2. The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 3. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 4. Resubmit a tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which frees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 5. Prior to approval of the final plat, the public improvements for the Pacific Crest Subdivision shall be deemed substantially complete by the City Engineer. 6. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $90.00. (STAFF CONTACT: Kit Church, Engineering). 7. 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. 8. 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: NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 2 OF 14 • Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 9. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 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. A record search indicates that a lot line adjustment was done in July of 2001, in conjunction with a number of other lot line adjustments, including MIS2001-00008, MIS2001-00010 and MIS2001-00017. The cumulative effect of these changes will be to configure properties in this area consistent with the configuration of the approved Pacific Crest Subdivision (SUB1999-00003). This will allow for the platting of the subdivision, provide for necessary street access to the subdivision, and will create the potential three additional lots adjacent to the subdivision to be developed with single-family dwellings. The latter is the purpose of this minor land partition application. Site Information and Proposal Descriptions The applicant is requesting approval to partition one (1) existing lot of 23,451 square feet into three (3) parcels of 6,251, 7,817 and 9,383 square feet for residential development. An existing residence on the property will be demolished. SECTION IV. PUBLIC COMMENTS No comments were received. 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). 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 ermit process and during construction, at which time the appropriate review authority, will insure that City and applicable agency standards are met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum width of 62 feet. Therefore, this standard has been met. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 3 OF 14 • • 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 three (3) lots that are 6,251, 7,817 and 9,383 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 the proposed SW Mistletoe Drive extension. Parcel #1 will have 62 feet of frontage, Parcel #2 will have 62 feet of frontage and Parcel #3 will have 63 feet on frontage. However, the SW Mistletoe Drive extension will have to be dedicated and constructed for this partition to meet ordinance standards. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. However there is an existing structure located on the parcel that will not meet applicable setbacks of the R-7 zoning district after the lot is partitioned. Therefore, the applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. Future building permits will be reviewed for setbacks compatible to ordinance standards. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. No flag lots are proposed with this application. Therefore, this standard 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. The proposed lots do not provide for accessways, other than driveways that will be reviewed at time of development. 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 the 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 as a part of this application. Therefore, this standard does not apply. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under Chapter 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 lots are not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 4 OF 14 • • 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, staff finds that the Minor Land Partition Standards have not been met. CONDITIONS: • SW Mistletoe Drive must be constructed. The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 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 R-7 Minimum Lot Size -Detached unit 5,000 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots 50 ft. -Attached unit lots 40 ft. • Maximum Lot Coverage Minimum Setbacks -Front yard 15 ft. -Side facing street on corner&through lots 10ft. -Side yard 5 ft. - Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage 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 6,251, 7,817 and 9,383 square feet meet this standard. No development is proposed with this application. However, development standards, required by Section 18.510.2 will apply to all future development of the proposed lots. FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. Access, Egress and Circulation (18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements or the use of any structure or parcel of real property in the City. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 5 OF 14 • • No development is proposed with this application. However, each of the proposed lots will provide at least 62 feet of frontage onto SW Mistletoe Drive when it is dedicated and constructed as part of the Pacific Crest Subdivision. Therefore, each lot will have sufficient frontage to accommodate access to the property. Access on individual lots will be reviewed for compliance at the time of development. Access Plan requirements. No building or other permit shall be issued until scaled plans are presented an approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Access to individual lots will be reviewed for compliance at the time of development. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed with this application. Therefore, this standard does not apply. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approve by the City for public use and shall be maintained at the required standards on a continuous basis. All 3 proposed parcels will have access onto the proposed extension of SW Mistletoe Drive, which will be a public street. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the o inion 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. Inadequate or hazardous access to the proposed lots will be reviewed during building permit review. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead- configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. No development is proposed with this application. However, based on the size of the proposed lots, and setback requirements, no lot will have an access drive that is greater than 150 feet in length. Therefore, this standard does not apply. No building permits will be allowed until a legal street is constructed. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have been met. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 6 OF 14 • • 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 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 23,451 square feet. However, 1,488 square feet is subtracted from the calculation for dedication of public right-of-way, curb, gutter and sidewalks. Therefore, density is calculated from a total square footage of 21,963 square feet. Minimum lot size for the R-7 zone is 5,000 square feet, which requires the minimum allowable density to be no less then 3 units and the maximum allowable density to be no more than 4 units. The proposed partition creates 3 separate lots. FINDING: Based on the analysis above, the Density Computation Standards have been met. Landscaping and Screening (18.745): Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. According to the applicant, the street tree plan of SUB1999-00003 addresses street trees for the proposed parcels. The street tree plan for the Pacific Crest Subdivision shows street trees to be planted 2 per lot and adjacent to the proposed access drives. Section 18.745.040 (Street Trees) has spacing criteria for different sizes of trees to be used as street trees and does not allow street trees to be planted closer than two feet from private driveways (measured at the back edge of the sidewalk). Therefore, prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. FINDING: This standard is not met. In order to meet the standard the applicant shall satisfy the following condition: NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 7 OF 14 • • CONDITION: Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that there are (8) trees greater than 12-inches on the parcel in question. Of the (8) trees, (5) will be retained, one will be removed to provide additional right-of-way and two will be removed to enable development of proposed lot #1. However, the applicant's tree removal and mitigation plan does not reflect the new lot dimensions. Therefore, the applicant will need to resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order to meet the standard the applicant shall satisfy the following condition: CONDITION: Resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist . 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 site plan does not show any obstructions within the visual clearance triangle for the access drive. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. IMPACT STUDY (18.3901 Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18 390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF DECISION MLP2001-00005✓COSTIUCPARTITION PAGE 8 OF 14 • • Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a single-family dwelling is $2,260 per unit. The applicant is proposing a 3-lot partition for single-family homes. However, there is an existing single-family structure located on the parcel that is to be removed. Therefore, the TIF for 1 single-family home can be subtracted from the total TIF assessed for this project. The applicant must pay a Traffic Impact Fee of$4,520. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $14,125 ($4,520 divided by :32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $14,407.50. The cost of the improvements is expected to be $5,513.00 (1,838 square feet x $3 per square foot). Thus, it is roughly proportional to the unmitigated impacts. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 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. At present, this site does not have any public street frontage. However, these parcels are proposed to eventually be a part of the Pacific Crest subdivision (SUB 1999-00003), which is currently under construction. Once that subdivision is constructed, these parcels will have frontage on SW Mistletoe Drive. That public street will be fully improved across this site, so no further right-of-way (ROW) or public street improvements would be necessary: The final plat approval for this partition, however, should not be granted until the Pacific Crest Subdivision public improvements are substantially complete. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. NOTICE OF DECISION MLP2001.00005/COSTIUCPARTITION PAGE 9 OF 14 • • Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. 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. Not one of the proposed lots are 1.5 times the minimum lot size of the R-7 zoning district. The depth of the lots is not more than 2.5 times the average lot width. The average lot width for all 3 lots is 62 feet , with an average depth of 139 feet. Therefore, this standard is satisfied. 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. Each of the 3 proposed lots will have approximately 62 feet of frontage onto Mistletoe Drive. Therefore, this standard is satisfied. 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. The Pacific Crest Subdivision will construct the sidewalk along SW Mistletoe Drive. Therefore, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services 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 no public sanitary sewer lines located near this site. However, once the Pacific Crest Subdivision is completed, there will be an 8-inch public sanitary sewer line located in SW Mistletoe Drive. Sanitary sewer laterals will be provided for these three parcels. Again, the City should not approve the final plat of this partition until the public improvements in Pacific Crest are deemed substantially complete. 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 Clean Water Services in 2000 and including any future revisions or amendments). NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 10 OF 14 • • • Upstream drainage issues have been addressed as a part of the Pacific Crest Subdivision. No further review is needed for these three parcels. 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The public storm drainage system for the Pacific Crest Subdivision was sized to handle the additional runoff from these three parcels. No further analysis is needed. 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 bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the . . roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this 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 operaing at 50,000 volts or above, and: . . The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. NOTICE OF DECISION MLP2001-00005✓COSTIUCPARTITION PAGE 11 OF 14 • • Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An 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 will be no overhead utility lines adjacent to these parcels. Therefore, this section will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: A new public water line will be extended within SW Mistletoe Drive as a part of the Pacific Crest Subdivision. Water services will be provided for these three parcels. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed water quality facility in the Pacific Crest Subdivision was sized to accommodate these three parcels. No further analysis is needed. Grading and Erosion Control: CWS 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 CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The grading for these lots will be accomplished as a part of the Pacific Crest subdivision project. A NPDES permit is not needed for the three lots, but one is required for the subdivision. Staff will require the developer to take out a NPDES permit for the subdivision. 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 $90.00 (3 lots X$30/address = $90.00). 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: NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 12 OF 14 • • • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VI. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and has no objections to it. City of Tigard Operations Department has reviewed the proposal and offered the following comment: • An arborist report is required. • Water service provided with construction of Pacific Crest Development. Concerns - Existing 6-inch CI water to the east and easement affected? SECTION VII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1. A minimum of 1 fire hydrant shall be provided for this development. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. (UFC Sec. 903.4.2.2 2. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 3. Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in tumarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) 4. Signs shall read "NO PARKING — FIRE LANE —TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more.than 200 feet. Intersections and tumarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 6. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. if the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-Ill-A- 1. (UFC Appendix III-A, Sec. 5) 7. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) • NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION - PAGE 13 OF 14 • • • 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 OCTOBER 10, 2001 AND BECOMES EFFECTIVE ON OCTOBER 25, 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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 24, 2001. I uestions: you ave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. October 10, 2001 PREPAR athew Sc-ei•egger DATE Assistant Planner ,�'' - � October 10, 2001 APPROVED BY: Richard Bewersd•.`7 DATE Planning Manager Vcurpin/mathew/mlp/mIp2001-00005.dec NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 14 OF 14 aa.---a _�' Nil CITY o f T I G A R D ` '., '+ OfOOmA►NIG IN IOf VATION eVmTlM• 1111116110 ilt.- 4 a VICINITY MAP 11 = ':' a */* s1 � is MLP200I-00005 • - 4 I 4 Le � a . ♦ SW,,'. .COSTIUC PARTITION * ‘ 4S A . SITE 4* 1111 111 . ' . W, in 1**F./10 4* il . III Mg matiiiita .0■ 4 ..,1-11 - Witiiiiiiilat Ibk * 1 11 NW ♦� ��L iii Ii'►: ■ fie: rt fimilibr Til ��int,' 1 0 400 800 Feet 'Mg , Nimin Nom UUII r.503 Net...Am 1111I11_rA . .. A.� .'.. City of igard� g N V ■ 111.I r '_IM '' , hind b tlon on wi th ie ev penmen S.Mc onM.nd should be verified wilh ihs Development SeMtmm DMslon. , S.W. ' . . ' • tipard,OR 97 2h3^.-LA`l D• oT ;��� la. (503)839-4,7,■��' ___ _-__ - _ httPfiv^" iupard.°"' -- Plot date:Aug 21,2001;C:MagicWIAGIC03APR Community Development PROPOSED SUBDIVISION • \ \ \\\ "PACIFIC (CREST" ' I I. \\ \ \. I I \\ N PRopo \\\ 1 • \ Ep S � I. "'M,S7 , 1,, • TFTp ORIGINAL—\ N F pRl / I TAX LOT N F r LINE S --- ,-:74'41•S'/OA, L 4G, . —3e•P' -\,....,,,, i TAX LOT LINE 'e0^ PER PRIOR oki �62i0.• ADJUSTMENT SW MISTLETOE .4i PARCEL 3 AREA-7,817 SF ") p AREA-9,383 SF PARCEL 2 ^ 41'.) ` \ DRIVE . j ti ............. • Cp O PARCEL I co . { \ — N 0 AREA-6,251 SF�t� . -.- _ ` TAX LOT 1900 2N N TAX LOT LINE N PER PRIOR 2 N 2 N NN ADJUSTMENT _ • i S89'50'18"E 66.95' 589'50'18"E 66.95' S89'50'18"E 66.95' BONNEVILLE POWER • ADMINISTRATION • TAX LOT 1900 TAX LOT 2200 h. CITY OF TIGARD MLP2001-00005 omornoAao SITE PLAN N COSTIUC PARTITION (Map is not to scale) . 1 • NOTICE.OF TYPE II.DECISION - :.. ",URBAN SERVICE AREA" VII MINOR LAND,PARTITION'(MLP)200.1-00005 ` , cmr OF TIGARO 'COSTIUC'PARTITION, . Commuraty DeveCopment'; SnapingA Better;Community 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3: 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION N herebyigven that the City of Tigard Community Da ve I opment Director's• V :t v "r a t'.'The:fndinsand'i conclusions°on �designee�fias°APPRO, ED he.abo e eg es g which thei;decision is based are;noted:iin;.the. full `at:Ci Half::" . � 1 �L. VALID':F. R��18`�M 'NTH' ,THIS'APP,ROVAL,,SHAL BE O O 5.; • ��� FROM THE EFFECTIVE DATE OF:THIS:D.E'CISION; 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: NO-la-mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: • 0 THIS DECISION IS FINAL ON OCTOBER 10, 2001 AND BECOMES EFFECTIVE ON OCTOBER 25, 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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 24, 2001. u(,�es__ti-�ons��: Four information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 7 lll/ . VICINITY MAP ∎• Doti ,��; =Iii MLP200I-00005 . .1, COSTIUC PARTITION .. lir .., A m124 k ..1 II I. ?A "eh us ..,!* 4 „HI ;7 I 4111.4 lilli • .• *4 1 �,s� gill ��■II■■■■■■�4 Pb ■■■� _ Nom■ . wm ■, 44 N CI fTi rd �:■ice �� ' �= Jl iR`_wI �.�.a m . PROPOSED SUBDIVISION \ \ \\, "PACIFIC!CREST" 1 I 1 \ UI . . O T ONAL UNE T� 1 c TAT LOT LINE PER PRIOR n t,4 AONSTNENT . �xa RMC(L. SW MISTLETOE M) .RG.T..I7 V b M44lIA \ TAM LOT 1900 '� [4 b `I i A' / Al � fAx l0i UNE t P� ` PEP PROP ADNSTMENT 56970'161 66.95' S69.50 in 66.95' S69'SO'16'E 66.93' 6ONNtNLLE POW ADMINISTRAnON TAT LOT 1900 TAT LOT 2200 1 .A CITY OF TIGARD T MLP2001 40005 SITE PLAN N COSTIUC PARTITION (Map Is not to scale) 1 I r t► 4 REQUEST FOR COMMENTS CITY OF IIGARD Community cDeve(opment SfiapingA Better Community DATE August 23,2001 RECEIVED PLANNING TO: Gary Lampella,Building Official JAN 1 5 2002 FROM: City of Tigard Planning Division CITY OF TiGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 3111 Phone: (5031 639-4111/Fax: 15031684-1291 MINOR LAND PARTITION(MLR 2001-00005 "URBAN SERVICE AREA" > COSTIUC PARTITION Q REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. 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, 18.745, 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: SEPTEMBER 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: 42. 11'h "7( Oey o71.704r17t (P[ease provide the foltowing information)Name of Perseids]Commenting: Phone Number[s]: RE/;)(JeosT R) K C.oitwAjrs Receipt #: 27200100000000001942 H o —. ► Date: 05/09/2001 - 1 C g T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due MIS2001-00008 [ULANUS]Lot Line Adjustment 255-0000-438000 $47.20 MIS2001-00009 [ULANUS]Lot Line Adjustment 255-0000-438000 $47.20 MIS2001-00010 [ULANUS]Lot Line Adjustment 255-0000-438000 $47.20 MLP2001-00005 [ULANUS]MLP Application Fee 255-0000-438000 $2,480.00 MLP2001-00005 [UMISC]Misc Fee 255-0000-451000 (- $330.40 Pi�l P avments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check D.R.NORTON,INC./RMP PROPERTIES 0 133741 0 $2,952.00 TOTAL AMOUNT PAID: $2,952.00 05/09/2001 Fees Associated with Case # MLP2001-00005 4:39:52 PM Fee Case Start End Trans. Create Created Type Type Date Date Case No. Dept. Description Code Revenue Account No. Date By Amount Due MIS2 MLP 10/28/1999 12/31/2005 MLP2001-00005 [UMISC]Misc Fee 255-0000-451000 05/09/2001 DCP $330.40 $0.00 PRM2 MLP 10/21/1999 12/31/2005 MLP2001-00005 [ULANUS]MLP 255-0000-438000 05/09/2001 DCP $2,480.00 $0.00 Application Fee MIS2 MLP 10/28/1999 12/31/2005 MLP2001-00005 Refund-[UMISC]Misc 255-0000-451000 05/09/2001 DCP ($330.40) $0.00 Fee $2,480.00 $0.00 • Page 1 of 1 NOTICE TO MORTGAGEE, LIENHOLOR,VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION MINOR LAND PARTITION CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: August 23, 2001 "URBAN SERVICE AREA" FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00005 FILE NAME: COSTIUC PARTITION PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. 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, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. • • 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 SEPTEMBER 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 SEPTEMBER 27, 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 the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT 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." 110 . ..0 °V al j I Mb 4.: ale 1118 411 • • 'II VICINITY MAP 1 ♦ • ■ �Ia Ail MLP2001-00005 ,�,;, ,,,04-.��1 COSTIUC PARTITION■ • Fir Ai* ,.... _..... *0, li ■ / git%i.110 '.tr44` �� �i�� Iii ��• �A �_ op, . mi� ook A, li Nom mins V !hi ����� 'U► ■ 7n:�.i� �1, A writ, . wow 71:11111111111° IIII MO gals s IIIIIri IIII 1111 II ■ . Ci Alfjq -`fie`: M _� .�_.. ..7...«.�............ � •� �mmim M M,A ..,mod..,..- • • MEMORANDUM CITY OF TIGARD, OREGON DATE: October 8, 2001 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer L_ RE: MLP 2001-00005, Costiuc 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. At present, this site does not have any public street frontage. However, these parcels are proposed to eventually be a part of the Pacific Crest subdivision (SUB 1999-00003), which is currently under construction. Once that subdivision is constructed, these parcels will have frontage on SW Mistletoe Drive. That public street will be fully improved across this site, so no further right-of-way (ROW) or public street improvements would be necessary. The final plat approval for this partition, however, should not be granted until the Pacific Crest Subdivision public improvements are substantially complete. ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 1 • • 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. 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. • 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 isless than-1.5 • times the minimum lot size of the applicable zoning district. 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. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. The Pacific Crest Subdivision will construct the sidewalk along SW Mistletoe Drive. Therefore, this criterion will be met. ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 2 • • Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services 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 no public sanitary sewer lines located near this site. However, once the Pacific Crest Subdivision is completed, there will be an 8-inch public sanitary sewer line located in SW Mistletoe Drive. Sanitary sewer laterals will be provided for these three parcels. Again, the City should not approve the final plat of this partition until the public improvements in Pacific Crest are deemed substantially complete. 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 Clean Water Services in 2000 and including any future revisions or amendments). Upstream drainage issues have been addressed as a part of the Pacific Crest Subdivision. No further review is needed for these three parcels. 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 ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 3 • • 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The public storm drainage system for the Pacific Crest Subdivision was sized to handle the additional runoff from these three parcels. No further analysis is needed. • 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. PLANNING • 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. PLANNING 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. PLANNING Utilities: ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 4 • • • 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 will be no overhead utility lines adjacent to these parcels. Therefore, this section will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 5 • • A new public water line will be extended within SW Mistletoe Drive as a part of the Pacific Crest Subdivision. Water services will be provided for these three parcels. Storm Water Quality: The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed water quality facility in the Pacific Crest Subdivision was sized to accommodate these three parcels. No further analysis is needed. Grading and Erosion Control: . CWS 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 CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is • over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The grading for these lots will be accomplished as a part of the Pacific Crest subdivision project. A NPDES permit is not needed for the three lots, but one is required for the subdivision. Staff will require the developer to take out a NPDES permit for the subdivision. 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 ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 6 • • 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 $90.00 (3 lots X $30/address = $90.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Recommendations: THE.FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO • APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to approval of the final plat, the public improvements for the Pacific . . Crest Subdivision shall be deemed.substantially complete by the City . . Engineer. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$90.00. (STAFF CONTACT: Kit Church, Engineering). The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 7 • • • • 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, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. \\tig333\usr\depts\eng\brianrlcommentsVnlplmIp2001-00005.doc ENGINEERING COMMENTS MLP 2001-00005 Costiuc Partition PAGE 8 ' • • REQUEST FOR COMMENTS CITY CITY IIGARD Community Deve(opment Shaping Better Community DATE: August 23,2001 RECEIVED PLANNING TO: Matt Stine,Urban Forester/Operations Department FROM: City of Tigard Planning Division SEP 1 9 2001 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 311) Phone: (5031639-4111/Fax: (503)684-1291 MINOR LAND PARTITION[MLR 2001-00005 "URBAN SERVICE AREA" ➢ COSTIUC PARTITION Q REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. 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, 18.745, 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: SEPTEMBER 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: A Ri30g_KT ZERO IZT t5 R 5Q i r IIr-rj—Sf?M� (q)1 ase provik the following information)Name of Persons)Commenting: Phone Number(sl: • • Lihk. REQUEST FOR COMMENTS CITY OFTIIIIGARD Community Deve(opment Shaping Better Community DATE August 23,2001 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division SEP 0 5 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner Ix 3171 CITY OF TIGARD Phone: (503)639-4171/Fax: (503)684-1291 MINOR LAND PARTITION(MLR 2001-00005 "URBAN SERVICE AREA" ➢ COSTIUC PARTITION Q REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. 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, 18.745, 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: SEPTEMBER 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 foffowing information)Name of Person[sl Commenting: 6 NAp■4 I Phone Numherlsl: tivo . • • REQUEST FOR COMMENTS CIAO TIIIIGARD Community DeveCopment _ Shaping A Better Community DATE: August 23,2001 RECEIVED PLANNING • TO: Dennis Koellermeler,Operations Manager AUG 31 2001 FROM: City of Tigard Planning Division COOP OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 3111 Phone: (5031639-4171/Fax: (5031684-1297 MINOR LAND PARTITION IMLPI 2001-00005 "URBAN SERVICE AREA" ➢ COSTIUC PARTITION Q REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. 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, 18.745, 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: SEPTEMBER 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: 1.4fiat @24fq 1, tar-W t i 0 ! PBffit, 'ra (Pa ti (gear eveedas° ar aa,tp 4-04/ Jedri -7.1- 6! a/vi m0 �►' r -- is _ (P(ease provide the fot(o wing information)Name of Persons)Commenting: I Phone Number(sl: I • • REQUEST FOR COMMENTS naalto Community Vevidopment Snaring 1BetterCommunity OATS August 2&2001 TO: Richard Jackson,OWESt Ccimmnnnlcatlons FROM: env of llgani Planning Division STAFF CONTACT: Mathew Scholdegger,Assistant Planner to 3111 Phone: 15031689-4171/F11: 00031 684 1491 MINOR LAND PARTITION UAW]2001-00005 "URBAN SERVICE AREA" COSTIUC PARTITION < REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. LOCATION: 14735 SW Sunrise Lane: WCTM 2S105DD, Tax Lot 2100. 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, 18.745, 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: SEPTEMBER 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: I We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: ♦ ♦ T C W —0 . (Please prov ie the foilinvvig in tion)Mane of Personta]Cennnenting: • 290-d l0/10'd 191-1 -mood WE) : 1 10-82-80 • • A, REQUEST FOR COMMENTS CITY OFTIGARD Community Development ShapingA Better Community DATE: August 23,2001 RECEIVED PLANNING TO: lm Roy,Property Manager/Operations Department FROM: City of Tigard Planning Division AUG 2 4 2001 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 311) Phone: [5031639-4111/Fax: 15031684-1291 MINOR LAND PARTITION[MLR 2001-00005 "URBAN SERVICE AREA" ➢ COSTIUC PARTITION Q REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. 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, 18.745, 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: SEPTEMBER 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 provufe the fodowing information)Name of Person[s]Commenting: Phone Number[s]: • REQUEST FOR COMMENTS CITY nGARo Community Development Shaping Better Community DATE August 23,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Ix 3111 Phone: (503)639-4171/Fax: (503)684-1297 MINOR LAND PARTITION[MLR 2001-00005 "URBAN SERVICE AREA" ➢ COSTIUC PARTITION REQUEST: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. 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, 18.745, 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: SEPTEMBER 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: (cP1 ase provitfe the foaiiwing information)Name of Persons)Commenting: Phone Numher[sl: CITY ill TIGARD REQUEST FOR COANTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: /_ `y — ✓ sI, FILE NAME: -- -I f__ iir ...A .' ` _ _ '' --CMZEN INVOLVEMENT TEAMS ,' _ ' < -14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ['Central ['East ['South pilest ElProposal Descrip.in Library CIT Book t9NG RANGE PLANNING/Nadine Smith,Supervisor COMMUNITY DVLPMNT.DEPTJPlanning-Engineering Techs. 'POLICE DEPTJJim Wolf,Crime Prevention Officer ( BUILDING DIVISION/Gary Lampella,Building Official ,..ENGINEERING DEPT/Brian Mager,Dvlpmnt.Review EngineerATER DEPT/Dennis Koeflermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder V\PUBLIC WORKS/John Roy,Property Manager PUBLIC WORKS/Matt Stine,Urban Forester PLANNER-TIME TO POST PROJECT SITE IF A PUBLIC HEARING ITEM! : -- PECIAL DISTRICTS -S _ _ TUAL.HILLS PARK&REC.DIST.* 'TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* _ CLEANWATER SERVICES Planning Manager 1 Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 rZ F 4 LOCflIAN D S TA 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,uevetopm«aser.4es PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 — OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM* 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Carol Hall,Data Resource Center(zCA) US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management coonaimator -_OR.DEPT.OF LAND CONSERV.&DVLP_333 SW First Avenue _ Mel Huie,Greenspaces Coordinator(CPAJZOA) Larry French(Comp.Plan Amendments Ony) 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 servtoes Salem,OR 97301-2540 • 15300 SW 116th Avenue • WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Powertmes 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 OGAiuRB) —CITY OF PORTLAND (Notify for wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy(IGA/URB) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) C< Steve Conway(General Apps.) Portland Building 106,Rm.1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(oeNZCA)MS 14 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 _ODOT,REGION 1 -DISTRICT 2A* Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 kr • :r, . r .UTILITYPROVIDERS AND SPECIAL AGENCIES w . . ':,:-:?,'!,.,=.;:r:,-,-,;:::: _e, —PORTLAND WESTERN R/R,BURLINGTON NORTHERWSANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe R/R 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 pr Project is Within i Mae ofA 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 NPortland,OR 97232 PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANYERIZON !/t QWEST COMMUNICATIONS VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. 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 k.TCI CABLE(Apps.E.atHaa/N.orngw) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. , Diana Carpenter 13137 SW Pacific Highway 16550 SW Mero Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006-5152 Portland,OR 97232 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\pattytrnasters\Request For Comments Notification List 2.doc (Revised: 5-Jul-01) PLANNING SEcR€TARy MATER (ALS • • AFFIDAVIT OF MAILING CITY OF TI OARD Community'Development Shaping A Better Community I, cpatricia L. Lunsforc4 being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTrgar Washington County, Oregon and that I served the following: {check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: MLP200I-00005/COSTIUC PARTITION REISSUED 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 October 12,2001,and deposited in the United States Mail on October 12,2001, postage prepaid. gdk. �. c h Q7�� (Person th- Prepared ■ otic STATE OF OXEGOW ) County of Washington )ss. City of Asgard ) Subscribed and sworn/affirmed before me on the 7 day of K- - , 2001. !..�'< OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO. t / MY COMMISSION EXPIRES ES SEPT.ST.07,2003 i -L NO Y ' I :Lc IF ' : G My Commission 5 I - '5: 9/7 v3 • • EXHIBIT A "REISSUED" Aro NOTICE OF TYPE II DECISION `` "` � • "URBAN SERVICE AREA" CITY OFTIGARD MINOR LAND PARTITION (MLP) 2001-00005 CommunitytDeveoopment Shaping Better Community COSTIUC PARTITION THIS NOTICE HAS BEEN REISSUED DUE TO INFORMATION INADVERTEDLY OMITTED PERTAINING TO THE LENGTH OF TIME THE APPROVAL IS VALID. THEREFORE, THE APPEAL PERIOD HAS BEEN EXTENDED ACCORDINGLY. 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3: 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 Tree Removal)); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 1 OF 14 • • CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit the following to the Planning Division (Mathew Scheidegger 639-4171, x317) for review and approval: 1. SW Mistletoe Drive extension must be constructed. 2. The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 3. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 4. Resubmit a tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which frees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 5. Prior to approval of the final plat, the ublic improvements for the Pacific Crest Subdivision shall be deemed substantially complete by the City Engineer. 6. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $90.00. (STAFF CONTACT:. Kit Church, Engineering). 7. 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. 8. 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: "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 2 OF 14 • • Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318)for review and approval: 9. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. . THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE 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. A record search indicates that a lot line adjustment was done in July of 2001, in conjunction with a number of other lot line adjustments, including MIS2001-00008, MIS2001-00010 and MIS2001-00017. The cumulative effect of these changes will be to configure properties in this area consistent with the configuration of the approved Pacific Crest Subdivision (SUB1999-00003). This will allow for the platting of the subdivision, provide for necessary street access to the subdivision, and will create the potential three additional' lots adjacent to the subdivision to be developed with single-family dwellings. The latter is the purpose of this minor land partition application. Site Information and Proposal Descriptions The applicant is requesting approval to partition one (1) existing lot of 23,451 square feet into three (3) parcels of 6,251, 7,817 and 9,383 square feet for residential development. An existing residence on the property will be demolished. SECTION IV. PUBLIC COMMENTS No comments were received. 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). 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. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum width of 62 feet. Therefore, this standard has been met. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTI UCPARTITI ON PAGE 3 OF 14 • • 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 three (3) lots that are 6,251, 7,817 and 9,383 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 the proposed SW Mistletoe Drive extension. Parcel #1 will have 62 feet of frontage, Parcel #2 will have 62 feet of frontage and Parcel #3 will have 63 feet on frontage. However, the SW Mistletoe Drive extension will have to be dedicated and constructed for this partition to meet ordinance standards. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. However there is an existing structure located on the parcel that will not meet applicable setbacks of the R-7 zoning district after the lot is partitioned. Therefore, the applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. Future building permits will be reviewed for setbacks compatible to ordinance standards. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. No flag lots are proposed with this application. Therefore, this standard 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. The proposed lots do not provide for accessways, other than driveways that will be reviewed at time of development. 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 the 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 as a part of this application. Therefore, this standard does not apply. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under Chapter 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 whin the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The partitioned lots are not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 4 OF 14 • • 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, staff finds that the Minor Land Partition Standards have not been met. CONDITIONS: • SW Mistletoe Drive must be constructed. • The applicant shall. obtain a demolition permit and remove the existing structure prior to issuance of building permits. 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 Minimum Lot Size -Detached unit 5,000 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width - Detached unit lots 50 ft. -Duplex lots 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage Minimum Setbacks - Front yard 15 ft. -Side facing street on corner&through lots 10ft. -Side yard 5 ft. - Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage 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 6,251, 7,817 and 9,383 square feet meet this standard. No development is proposed with this application. However, development standards, required by Section 18.510.2 will apply to all future development of the proposed lots. FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. Access, Egress and Circulation (18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements or the use of any structure or parcel of real property in the City. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 5 OF 14 • • No development is proposed with this application. However, each of the proposed lots will provide at least 62 feet of frontage onto SW Mistletoe Drive when it is dedicated and constructed as part of the Pacific Crest Subdivision. Therefore, each lot will have sufficient frontage to accommodate access to the property. Access on individual lots will be reviewed for compliance at the time of development. Access Plan requirements. No building or other permit shall be issued until scaled plans are presented an approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Access to individual lots will be reviewed for compliance at the time of development. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed with this application. Therefore, this standard does not apply. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approve by the City for public use and shall be maintained at the required standards on a continuous basis. All 3 proposed parcels will have access onto the proposed extension of SW Mistletoe Drive, which will be a public street. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion inion of the Director, the access proposed: Would cause or increase existing hazardous traff 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. Inadequate or hazardous access to the proposed lots will be reviewed during building permit review. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead- configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. No development is proposed with this application. However, based on the size of the proposed lots, and setback requirements, no lot will have an access drive that is greater than 150 feet in length. Therefore, this standard does not apply. No building permits will be allowed until a legal street is constructed. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have been met. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 6 OF 14 • • 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 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 23,451 square feet. However, 1,488 square feet is subtracted from the calculation for dedication of public right-of-way, curb, gutter and sidewalks. Therefore, density is calculated from a total square footage of 21,963 square feet. Minimum lot size for the R-7 zone is 5,000 square feet, which requires the minimum allowable density to be no less then 3 units and the maximum allowable density to be no more than 4 units. The proposed partition creates 3 separate lots. FINDING: Based on the analysis above, the Density Computation Standards have been met. Landscaping and Screening (18.745): Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. According to the applicant, the street tree plan of SUB1999-00003 addresses street trees for the proposed parcels. The street tree plan for the Pacific Crest Subdivision shows street trees to be planted 2 per lot and adjacent to the proposed access drives. Section 18.745.040 (Street Trees) has spacing criteria for different sizes of trees to be used as street trees and does not allow street trees to be planted closer than two feet from private driveways (measured at the back edge of the sidewalk). Therefore, prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. FINDING: This standard is not met. In order to meet the standard the applicant shall satisfy the following condition: "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 7 OF 14 • • • CONDITION: Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that there are (8) trees greater than 12-inches on the parcel in question. Of the (8) trees, (5) will be retained, one will be removed to provide additional right-of-way and two will be removed to enable development of proposed lot #1. However, the applicant's tree removal and mitigation plan does not reflect the new lot dimensions. Therefore, the applicant will need to resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order to meet the standard the applicant shall satisfy the following condition: CONDITION: Resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. 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 site plan does not show any obstructions within the visual clearance triangle for the access drive. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the i effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or p rovide evidence that sup orts that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 8 OF 14 • • Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a single-family dwelling is $2,260 per unit. The applicant is proposing a 3-lot partition for single-family homes. However, there is an existing single-family structure located on the parcel that is to be removed. Therefore, the TIF for 1 single-family home can be subtracted from the total TIF assessed for this project. The applicant must pay a Traffic Impact Fee of$4,520. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $14,125 ($4,520 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $14,407.50. The cost of the improvements is expected to be $5,513.00 (1,838 square feet x $3 per square foot). Thus, it is roughly proportional to the unmitigated impacts. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 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. At present, this site does not have any public street frontage. However, these parcels are proposed to eventually be a part of the Pacific Crest subdivision (SUB 1999-00003), which is currently under construction. Once that subdivision is constructed, these parcels will have frontage on SW Mistletoe Drive. That public street will be fully improved across this site, so no further right-of-way (ROW) or public street improvements would be necessary final plat approval for this partition, however, should not be granted until the Pacific Crest Subdivision public improvements are substantially complete. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 9 OF 14 • • 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. • No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) rohibits 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. Not one of the proposed lots are 1.5 times the minimum lot size of the R-7 zoning district. The depth of the lots is not more than 2.5 times the average lot width. The average lot width for all 3 lots is 62 feet with an average depth of 139 feet. Therefore, this standard is satisfied. 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. Each of the 3 proposed lots will have approximately 62 feet of frontage onto Mistletoe Drive. Therefore, this standard is satisfied. 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. The Pacific Crest Subdivision will construct the sidewalk along SW Mistletoe Drive. Therefore, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services 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 no public sanitary sewer lines located near this site. However, once the Pacific Crest Subdivision is completed, there will be an 8-inch public sanitary sewer line located in SW Mistletoe Drive. Sanitary sewer laterals will be provided for these three parcels. Again, the City should not approve the final plat of this partition until the public improvements in Pacific Crest are deemed substantially complete. 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 Clean Water Services in 2000 and including any future revisions or amendments) . "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 10 OF 14 • • Upstream drainage issues have been addressed as a part of the Pacific Crest Subdivision. No further review is needed for these three parcels. 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The public storm drainage system for the Pacific Crest Subdivision was sized to handle the additional runoff from these three parcels. No further analysis is needed. 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 bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this 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. "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 11 OF 14 • • • Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding costs when the development is proposed to take place on a street where existing utilities which are not underground g will serve the development and the approval authority determines that the cost and echnical 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 will be no overhead utility lines adjacent to these parcels. Therefore, this section will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: A new public water line will be extended within SW Mistletoe Drive as a part of the Pacific Crest Subdivision. Water services will be provided for these three parcels. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed water quality facility in the Pacific Crest Subdivision was sized to accommodate these three parcels. No further analysis is needed. Grading and Erosion Control: CWS 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 resultingg from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The grading for these lots will be accomplished as a part of the Pacific Crest subdivision project. A NPDES permit is not needed for the three lots, but one is required for the subdivision. Staff will require the developer to take out a NPDES permit for the subdivision. 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 $90.00 (3 lots X $30/address = $90.00). 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: "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 12 OF 14 • • • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VI. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and has no objections to it. City of Tigard Operations Department has reviewed the proposal and offered the following comment: • An arborist report is required. • Water service provided with construction of Pacific Crest Development. Concerns - Existing 6-inch CI water to the east and easement affected? SECTION VII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1. A minimum of 1 fire hydrant shall be provided for this development. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. (UFC Sec. 903.4.2.2 2. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 3. Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in tumarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) 4. Signs shall read "NO PARKING — FIRE LANE — TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and tumarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 6. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. if the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-Ill-A- 1. (UFC Appendix III-A, Sec. 5) 7. Approved fire apparatus 'access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 13 OF 14 • • 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 OCTOBER 12, 2001 AND BECOMES EFFECTIVE ON OCTOBER 27, 2001 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment eriod. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 26, 2001. uestions: 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. October 12, 2001 PREPAR. ' B : -thew Schei. -gger DATE Assistant Planner (--- October 12, 2001 APPROVED BY: Richard Bewer rff DATE Planning Manager i/curpin/mathew/ml p/mIp2001-00005.dec "REISSUED"NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 14 OF 14 -'''"aj: al:i11111 -- Mill" W�! .'_ ' ..' 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L ,. y0'>44 Sjy. 4-----'-'-' — IP : 1114 flittEro.o'111 CDR - 4 _rT ILLSHIRE DR � . .SIINRIcn l I I 7/ �� in s.IA Alli:MIW -jillM in F: %`�• ■ =PO IEW . . �/M ��-- III/, N o ■ -- t ti 1111 in-�' 0 400 800 Feet CC .:•' .41.- 1"•503 feet c, II 4* tI.UTJ —h — j �• LL111111 RD '111��,1111\MTN City of Tigard xx rir O. —"' Information on this map s for general location only and O should be verified with the Development Services Division. t,---Z Q T1 13125 SW Hall Blvd S•W' 1 ESrR•GE 4 �— �_— —1 Tigard,OR 97223 W 1I OW V te (503)839-84171 .a U, Tigard, wlv.ci.ti ard.or.ua z Plot date:Aug 21,2001;C:\magic\MAGIC03.APR Community Development • PROPOSED SUBDIVISION •\ \ \\\ "PACIFIC (CREST" ' I I \ \ \� 1 I \ \• \\\ \ pROpOS�o S \\` \ W M/g . \ SFr • ORIGINAL \ OE 14/11. --/ TAX LOT f.. " LINE S \\ S/ON --v-ez„_ ----......,........... ii. TAX LOT LINE 'e„Q' PER PRIOR '\ (6 ADJUSTMENT �0i d ^ .4tQq • ^mom. :n SW MISTLETOE PARCEL 2 ` DRIVE ' ,,4v PARCEL 3 AREA-7,817 Sf 61 ••••••.•••••••• .......... p AREA-9,383 SF ^ .. `r ` PARCEL 1 m� . el 0 AREA.6,251 SF�� —`_ TAX LOT 1900 2�ry N oo- ! TAX LOT LINE N . PER PRIOR . 2 2tiN N N ADJUSTMENT 2 • S89'50'18"E 66.95' S89'50'18"E 66.95' S89•50'18"E 66.95' BONNEVILLE POWER ' ADMINISTRATION TAX LOT• 1900 • TAX LOT 2200 • CITY OF TIGARD t MLP2001-00005 CITY°f^°•°° srrE PLAN N COSTIUC PARTITION (Map Is not to scale) ) . ca . • • EXHIBIT B Doug Strickler Westlake Consultants, Inc. MLP2001-00005 15115 SW Sequoia Parkway, Suite 150 COSTUIC PARTITION Tigard, OR 97224 Adriana & Constantin Costiuc PO Box 230943 • Tigard, OR 97281 A AFFIDAVIT OF MAILING "I'I'I CITY OF TIGARD Community Development Shaping Better Community I, Patricia L. Lunsforcd being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative SpeciaGst for the City of'igar 'Washington County, Oregon and that I served the following: (meat Avwoa Box(s)Below) © NOTICE OF DECISION FOR: MLP200I-00005/COSTIUC PARTITION El REISSUED 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 October 12,2001,and deposited in the United States Mail on October 12,2001, postage prepaid. (Person th t Prepared No• e STATE OF OREGON ) County of Washington )ss. City of Tigard ) / Subscribed and sworn/affirmed before me on the 7 day of 'ice t,---- , 2001. • f ` OFFICIAL SEAL .;_-.. / '`�`'� • DIANE M JELDERKS // •s:.' NOTARY PUBUC-OREGON "' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 / ∎• ' 1 il' ' ' I : I ICI ' • My Commission 3 I eS: 7 _3 • i EXHIBIT A. "REISSUED" NOTICE OF TYPE II DECISION "'��� CITY OF TIOARD "URBAN SERVICE AREA" Community D eve fop ment MINOR LAND PARTITION (MLP) 2001.00005 Shaping A Better Community COSTIUC PARTITION THIS NOTICE HAS BEEN REISSUED DUE TO INFORMATION INADVERTEDLY OMITTED PERTAINING TO THE LENGTH OF TIME THE APPROVAL IS VALID. THEREFORE, THE APPEAL PERIOD HAS BEEN EXTENDED ACCORDINGLY. 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3: 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. • THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: • 410 THIS DECISION IS FINAL ON OCTOBER 12, 2001 AND BECOMES EFFECTIVE ON OCTOBER 27, 2001 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this• decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 26, 2001. I Questions: 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. u:en:./, e3:IR:.,� �IL``1 LI , ii Cl l r of 110000 Il 1111111 s— • • • • . llll/'� �' ' ■I) VICINITY MAP 111N iirill Ha � �it giti MIP2001-00005 eall k;,, ,,,ijiht.Ti COSTIUC PARTITION ll Illi.Li leer. g . haV ‘ ∎ 11/1 Wpm IMO '#.7i 4 =IL li IN II g 16" Ill I/Ihuniint.a‘ • 1 _Ilf' of r I'hhh'""' � ���► ■ ��r-I��, N LI N IIK ,, Ell ill I "a aL'�A III liii wilier,� ".1. ClryofTigrrd ..J� m_� .4... PROPOSED SUBDIVISION \ \ • \\\ °PACIFIC!CREST" I I \ \ i\ ■ •RQOO e - ,∎` , 1\ \ s w‘1$3fr, `\ 00101000 100 LOT �'IT f}�\' UNE ' � i �� ADJUSTMENT PRIORI %. �,Q�� �� a '•'4)• .j1 SW MISTLCiOE 'y Mf.�i,Jd Y YI4M 1 Y - y DRIK ^ TOO LOT 1000 ? 's T oo T LINE P 2� M1p ! P ADJUSTMENT 50970'!E-E ES,YS' Se9]0'I E'E EE.SS' Sa970'la•E SS.GS' BONNEP1.LE POWER I f0MINISTRATION TAO LOT 1300 TAO LOT 2200 I .44, CITY OF TIGARD T MLP2001.00005 SITE PLAN N COSTIUC PARTITION (Map Is not to scale) 1 • • EXHIBIT B 2S1050D-018ob 2S104CC-03400 ABRAMSON BRIAN D AND BONES BRIAN H&CAROL S MARSHALL PATRICIA L 13974 SW HILLSHIRE DR 14765 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-00700 2S1098C-07000 ALLEN RICHARD BRUCE& BONNEVILLE POWER ADM CAROL JEAN 1002 NE HOLLADAY 14190 SW 150TH AVE PORTLAND,OR 97232 TIGARD,OR 97224 2S108AA-03400 109BC-07000 ALLWORTH DAVID B&SANDRA K BO VI POWER ADM 14727 PEAK CT 100 LADAY TIGARD,OR 97224 RTLAND, 97232 2S108AA-00400 2S104CC-06000 APAU RICHARD K&LISA M BRYAN ROBERT E& 14890 SW SUNRISE LN BRYAN LINDA J TIGARD,OR 97224 14442 SW MISTLETOE DR TIGARD,OR 97223 2S104CC-02900 2S108AA-03600 ARCIERO MARC A&CAMILLE L BUSHNELL DANIEL E&CATHY L 13995 SW HILLSHIRE DR 14023 SW 147TH TERR TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-00801 2S105DD-01400 BENNINK GREG S AND CASH DWIGHT C PAULA L BENNINK TRACE R 14885 SW SUNRISE LN 14210 SW 150TH TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-04400 2S 104CC-06100 BERGQUIST ELIZABETH&TRACY COLSON WILLIAM D& 14634 SW PEAK CT TANYA SUE TIGARD,OR 97224 14464 SW MISTLETOE DR TIGARD,OR 97224 2S108AA-00300 2S105DD-02000 BLOUDEK WILLIAM J JR AND COSTIUC CONSTANIN&ADRIANA JEANANNE M PO BOX 230943 14880 SW SUNRISE LANE TIGARD,OR 97281 TIGARD,OR 97223 2S 104CC-03100 2S105DD-01900 BODENHAMER DAVID J&DEBRA C COSTIUC CONSTANTINE&ADRIANA 13998 SW HILLSHIRE DR 14725 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-06600 105DD-02100 BODIO JAMES F&SHAWNA R CO IUC CO ANTIN&ADRIANA 13679 SW ASCENSION DR PO B 0943 TIGARD,OR 97223 ARD,0 7281 • 2S 105D0-02300 2S 108AA-03900 • COTE-MURPHY MARGOT HAGER JAMES J&MICHELE J 14675 SW SUNRISE LN 14659 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S1098 B-02904 2S104CC-08200 EHLSHIDE CLYDE W/RITA A HARELAND SCOTT A&SUSAN M 14355 SW HIGH TOR DR 13722 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S108AA-04600 2S104CC-06300 FISHER BRIDGET E HAWKES RICHARD H&CATHERINE A 14678 SW PEAK CT 13767 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-03200 2S105DD-02200 FLOOM JAY C&AMY D HEDEMANN EDWARD& 13992 SW HILLSHIRE DR PETERSON YVONNE TIGARD,OR 97223 13620 SW BEEF BEND RD SP 21 TIGARD,OR 97224 2S 104CC-05900 2S 108AA-03800 FOLLETT STEPHEN D&JENNINE L HEUSTON GEORGE Z&PAULA ANN 14370 SW MISTLETOE DR 14036 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-02600 2S108AA-03300 FOSTER DOUGLAS D&SANDRA LAREE HOSTELLEY DARWIN D&CRYSTAL E 14727 SW GRANDVIEW LN 14747 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-05800 2S104CC-06400 GAMBOA ROBERT H& HOWELLS PETER J&SUSAN L GAMBOA CHERYL A 13725 SW ASCENSION DR 14328 SW MISTLETOE DR TIGARD,OR 97223 TIGARD,OR 97223 2S104CC-06200 105DD-01600 0 GEARHART THOMAS M& IN LES WILLIAM LORETTA D CAROL 14455 SW MISTLETOE DR 148 SW SU E LANE TIGARD,OR 97223 T ARD,OR 9722 2S 108AA-03200 2S 105DD-01500 GENSLER CHRISTOPHER L&ROBIN L INMAN LESLIE WILLIAM 14736 SW PEAK CT AND CAROL ANN TIGARD,OR 97224 14825 SW SUNRISE LANE TIGARD,OR 97224 2S108AA-03000 2S108AA-05000 HAAS MELVIN CHARLES TR& JONES ROMAN D AND DOROTHY A PATRICIA ANNE TR 14585 SW GRANDVIEW LN 14708 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 • • 2S108AA-02806 2S104CC-05700 KERKAR PAUL&DIANNE NELSON MARK B& 14711 SW GRANDVIEW LN NANCY PEIFFER TIGARD,OR 97224 14306 SW MISTLETOE DR TIGARD,OR 97223 • 2S108AA-03100 2S1050D-01700 KIEFFER ROBERT W&DEBBIE R NELSON STEVEN G&JOAN A 14722 SW PEAK CT 14775 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 '2S104CC-02700 2S108AA-04300 LAMBERT KEVIN J&SUSAN PAIGE PEASLEE JOHN M AND CYNTHIA L 13983 SW HILLSHIRE DR 14612 PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-04000 2S 109BB-02901 LUTOSTANSKI RANDY L PORTLAND GENERAL ELECTRIC LUTOSTANSKI NICOLE D COMPANY 14647 SW PEAK CT 121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97204 2S109BB-02905 2S108AA-02700 MAGNUSON THEODORE W AND QUARLES EARL W&CAROL TRS NANCY E 14719 SW GRANDVIEW LN 14405 SW HIGH TOR DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-02500 2S108AA-04800 MORRIS ROBERT M&KAY L REDDICKS THALIA B TTEE 14739 SW GRANDVIEW LN 14657 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-03500 2S108AA-02900 MOSCHETTA ROBERT K&NANCY L REECE DARRELL R&PATRICIA A 14715 SW PEAK CT 14703 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-04900 2S105DD-02400 MOSS GEOFFREY GALE&KARI ALANE REIMANN DAVID A&KATHLEEN K 14621 SW GRANDVIEW LANE 14625 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-03300 2S108AA-04500 MOZNETTE JAMES S TR& SEITZINGER MITCHELL S& MOZNETTE SHARIN TR JANICE L 13986 SW HILLSHIRE DR 14670 SW PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-04100 2S104CC-06500 NABORS FORREST A SHIELDS LAWRENCE R&JILL M 14623 SW PEAK CT 13691 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 • • 2S104CC-0830b SVELA BRUCE P&JANICE R 13784 SW ASCENSION DR TIGARD,OR 97223 2S104CC-02800 THEDE SCOTLAND JOEL& TINA LOUISE 13989 SW HILLSHIRE DR TIGARD,OR 97223 • 2S108AA-03700 TIEDEMANN MICHAEL A&SUSAN A 14010 SW 147TH TERRACE TIGARD,OR 97224 2S10400-01500 T R ITY OF 131 HALL - ARD, 97223 2 04CC-08400 TIG D ITY OF 1312 HALL ARD, 97223 2S109BB-02906 WARD STEVEN R&HELEN L 14085 SW 144TH AVE TIGARD,OR 97224 2S108AA-04700 WATTS JOSEPH DAVID&MOLLY JO 14689 SW GRANDVIEW LN TIGARD,OR 97224 2S104CC-03000 WHITE RICHARD L&CANDACE J 13999 SW HILLSHIRE DR TIGARD,OR 97223 2S108AA-00200 WHITING FRANK J&JANICE M 14800 SW SUNRISE LANE TIGARD,OR 97224 2S 108AA-04200 WILSON RIC JAMES 14601 SW PEAK CT TIGARD,OR 97224 • • Ed & Fran Egan Harold Howland 14635 SW Bull Mountain Road 13145 SW Benish Tigard, OR 97224 Tigard, OR 97223 Earl & Marilyn Elias Carolyn Mirich 13540 SW Village Glenn Drive 15025 SW 141st Avenue Tigard, OR 97223 Tigard, OR 97224 Craig Minor Ellen Beilstein 14210 SW Windsong Court 14630 SW 139th Avenue Tigard, OR 97223 Tigard, OR 97224 • Paul E. Owen Kevin Hogan 10335 SW Highland Drive 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Bonnie Bishop 12200 SW Bull Mountain Road 11341 SW Springwood Drive,#40 Tigard, OR 97224 Tigard, OR 97223 Craig Smelter Karen Elings 14900 SW 103rd Avenue 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Joan Best Barry Albertson 10705 SW Murdock Lane,#F2 15445 SW 150th Avenue Tigard, OR 97224 Tigard, OR 97224 Kathy Palmer Gretchen Buehner do John Tigard House 13249 SW 136th Place 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Jon Sirrine 15305 SW Bull Mountain Road 12761 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97223 Charlie & Larie Stalzer Judith Anderson 14781 SW Juliet Terrace 16640 SW Jordan Way Tigard, OR 97224 King City, OR 97224 • CITY OF TIGARD - WEST CIT SUBCOMMITTEE (I of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 • I • Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (2 of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 i • • A J AFFIDAVIT OF MAILING ` ( CITY OF TIGARD Community'Development Shaping Better Community • • I, cPatricia L. Lu�ord being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTgar Washington County, Oregon and that I served the following: (Cared(Aaomovrete Box(e)ee ) © NOTICE OF DECISION FOR: M11200I-00005/(OSTIU( 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'11",and by reference made a part hereof, on October 10,2001,and deposited in the United States Mail on October 10,2001, postage prepaid. • . / 011.P / (Person that P epared ■ otti ) STATE OF ORTGON ) County. t-Washington )ss. City of ward ) Subscribed and sworn/affirmed before me on the 7 day of epindm_f, 2001. I .�=`t7' OFFICIAL SEAL / .A. DIANE M 4ELDERKS i.�: NOTARY PUBLIC-OREGON ` /1444 i I. // COMMISSION-NO.326578 I j I I I ` I ' MY COMMISSION EXPIRES SEPT.07,2003 My Commission I es: 9 7 a • • EXHIBIT A NOTICE OF TYPE II DECISION "URBAN SERVICE AREA" LAND PARTITION (MLP) 2001-00005 G CITY OF TIGARD COSTIUC PARTITION Community 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3: 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 1 OF 14 • • CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit the following to the Planning Division (Mathew Scheidegger 639-4171, x317) for review and approval: 1. SW Mistletoe Drive extension must be constructed. 2. The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 3. Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. 4. Resubmit a tree removal and mitigation lan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which frees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 3'18) for review and approval: 5. Prior to approval of the final plat, the public improvements for the Pacific Crest Subdivision shall be deemed substantially complete by the City Engineer. 6. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $90.00. (STAFF CONTACT: Kit Church, Engineering). 7. 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. 8. 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: NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 2 OF 14 Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 9. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 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. A record search indicates that a lot line adjustment was done in July of 2001, in conjunction with a number of other lot line adjustments, including MIS2001-00008, MIS2001-00010 and MIS2001-00017. The cumulative effect of these changes will be to configure properties in this area consistent with the configuration of the approved Pacific Crest Subdivision (SUB1999-00003). This will allow for the platting of the subdivision, provide for necessary street access to the subdivision, and will create the potential three additional lots adjacent to the subdivision to be developed with single-family dwellings. The latter is the purpose of this minor land partition application. Site Information and Proposal Descriptions The applicant is requesting approval to partition one (1) existing lot of 23,451 square feet into three (3) parcels of 6,251, 7,817 and 9,383 square feet for residential development. An existing residence on the property will be demolished. SECTION IV. PUBLIC COMMENTS No comments were received. 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). 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. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum width of 62 feet. Therefore, this standard has been met. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 3 OF 14 • 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 three (3) lots that are 6,251, 7,817 and 9,383 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 the proposed SW Mistletoe Drive extension. Parcel #1 will have 62 feet of frontage, Parcel #2 will have 62 feet of frontage and Parcel #3 will have 63 feet on frontage. However, the SW Mistletoe Drive extension will have to be dedicated and constructed for this partition to meet ordinance standards. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. However there is an existing structure located on the parcel that will not meet applicable setbacks of the R-7 zoning district after the lot is partitioned. Therefore, the applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. Future building permits will be reviewed for setbacks compatible to ordinance standards. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. No flag lots are proposed with this application. Therefore, this standard 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. The proposed lots do not provide for accessways, other than driveways that will be reviewed at time of development. 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 the 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 as a part of this application. Therefore, this standard does not apply. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under Chapter 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 lots are not adjacent to a one-hundred-year floodplain. Therefore, this standard does not apply. NOTICE OF DECISION M LP2001-00005/COSTI UCPARTITI ON PAGE 4 OF 14 • • 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, staff finds that the Minor Land Partition Standards have not been met. CONDITIONS: • SW Mistletoe Drive must be constructed. • The applicant shall obtain a demolition permit and remove the existing structure prior to issuance of building permits. 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 Minimum Lot Size - Detached unit 5,000 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit[1] 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage Minimum Setbacks -Front yard 15 ft. -Side facing street on corner&through lots 10ft. -Side yard 5 ft. - Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. Minimum Landscape Requirement 20% [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage 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 6,251, 7,817 and 9,383 square feet meet this standard. No development is proposed with this application. However, development standards, required by Section 18.510.2 will apply to all future development of the proposed lots. FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. Access, Egress and Circulation (18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements or the use of any structure or parcel of real property in the City. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 5 OF 14 • a No development is proposed with this application. However, each of the proposed lots will provide at least 62 feet of frontage onto SW Mistletoe Drive when it is dedicated and constructed as part of the Pacific Crest Subdivision. Therefore, each lot will have sufficient frontage to accommodate access to the property. Access on individual lots will be reviewed for compliance at the time of development. Access Plan requirements. No building or other permit shall be issued until scaled plans are presented an approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Access to individual lots will be reviewed for compliance at the time of development. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Joint access is not proposed with this application. Therefore, this standard does not apply. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approve by the City for public use and shall be maintained at the required standards on a continuous basis. All 3 proposed parcels will have access onto the proposed extension of SW Mistletoe Drive, which will be a public street. 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 traff c 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. Inadequate or hazardous access to the proposed lots will be reviewed during building permit review. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead- configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. No development is proposed with this application. However, based on the size of the proposed lots, and setback requirements, no lot will have an access drive that is greater than 150 feet in length. Therefore, this standard does not apply. No building permits will be allowed until a legal street is constructed. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have been met. NOTICE OF DECISION M LP2001-00005/COSTI UCPARTITI ON PAGE 6 OF 14 • • 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 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 23,451 square feet. However, 1,488 square feet is subtracted from the calculation for dedication of public right-of-way, curb, gutter and sidewalks. Therefore, density is calculated from a total square footage of 21,963 square feet. Minimum lot size for the R-7 zone is 5,000 square feet, which requires the minimum allowable density to be no less then 3 units and the maximum allowable density to be no more than 4 units. The proposed partition creates 3 separate lots. FINDING: Based on the analysis above, the Density Computation Standards have been met. Landscaping and Screening (18.745): Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. According to the applicant, the street tree plan of SUB1999-00003 addresses street trees for the proposed parcels. The street tree plan for the Pacific Crest Subdivision shows street trees to be planted 2 per lot and adjacent to the proposed access drives. Section 18.745.040 (Street Trees) has spacing criteria for different sizes of trees to be used as street trees and does not allow street trees to be planted closer than two feet from private driveways (measured at the back edge of the sidewalk). Therefore, prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. FINDING: This standard is not met. In order to meet the standard the applicant shall satisfy the following condition: NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 7 OF 14 • • CONDITION: Prior to the issuance of building permits, the applicant shall submit a complete street tree plan showing the required plantings on SW Mistletoe Drive for the City Forester's review and approval. The street tree plan shall include information on the species, size, and location of the proposed street trees. The street tree plan shall also demonstrate compliance with all relevant standards in Sections 18.745.030 and 18.745.040. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that there are (8) trees greater than 12-inches on the parcel in question. Of the (8) trees, (5) will be retained, one will be removed to provide additional right-of-way and two will be removed to enable development of proposed lot #1. However, the applicant's tree removal and mitigation plan does not reflect the new lot dimensions. Therefore, the applicant will need to resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order to meet the standard the applicant shall satisfy the following condition: CONDITION: Resubmit the tree removal and mitigation plan showing the reconfigured property lines, tree sizes, locations, which trees are to be removed and which trees are to remain. The tree mitigation and protection plan must be assembled by a certified arborist and approved by the City's Arborist . 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 site plan does not show any obstructions within the visual clearance triangle for the access drive. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. IMPACT STUDY (18.390) Section 18.360.090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application:" Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18 390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 8 OF 14 • • Any required street improvements to certain collector or higher volume streets and the Washington County Traffic Impact Fee (TIF) are mitigation measures that are required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $189. The total TIF for a single-family dwelling is $2,260 per unit. The applicant is proposing a 3-lot partition for single-family homes. However, there is an existing single-family structure located on the parcel that is to be removed. Therefore, the TIF for 1 single-family home can be subtracted from the total TIF assessed for this project. The applicant must pay a Traffic Impact Fee of$4,520. Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $14,125 ($4,520 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $14,407.50. The cost of the improvements is expected to be $5,513.00 (1,838 square feet x $3 per square foot). Thus, it is roughly proportional to the unmitigated impacts. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 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. At present, this site does not have any public street frontage. However, these parcels are proposed to eventually be a part of the Pacific Crest subdivision (SUB 1999-00003), which is currently under construction. Once that subdivision is constructed, these parcels will have frontage on SW Mistletoe Drive. That public street will be fully improved across this site, so no further right-of-way (ROW) or public street improvements would be necessary; The final plat approval for this partition, however, should not be granted until the Pacific Crest Subdivision public improvements are substantially complete. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 9 OF 14 •• 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. No blocks are created or effected by the partitioning of the subject property. Therefore, this standard does not apply. 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. Not one of the proposed lots are 1.5 times the minimum lot size of the R-7 zoning district. The depth of the lots is not more than 2.5 times the average lot width. The average lot width for all 3 lots is 62 feet with an average depth of 139 feet. Therefore, this standard is satisfied. 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. Each of the 3 proposed lots will have approximately 62 feet of frontage onto Mistletoe Drive. Therefore, this standard is satisfied. 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. The Pacific Crest Subdivision will construct the sidewalk along SW Mistletoe Drive. Therefore, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services 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 no public sanitary sewer lines located near this site. However, once the Pacific Crest Subdivision is completed, there will be an 8-inch public sanitary sewer line located in SW Mistletoe Drive. Sanitary sewer laterals will be provided for these three parcels. Again, the City should not approve the final plat of this partition until the public improvements in Pacific Crest are deemed substantially complete. 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 Clean Water Services in 2000 and including any future revisions or amendments). NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 10 OF 14 i •• Upstream drainage issues have been addressed as a part of the Pacific Crest Subdivision. No further review is needed for these three parcels. 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 existin 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 Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The public storm drainage system for the Pacific Crest Subdivision was sized to handle the additional runoff from these three parcels. No further analysis is needed. 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 bikeway is associated with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No bikeway is associated with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No bikeway is associated with this 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. NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 11 OF 14 r • • • Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under rounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only% such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An 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 will be no overhead utility lines adjacent to these parcels. Therefore, this section will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: A new public water line will be extended within SW Mistletoe Drive as a part of the Pacific Crest Subdivision. Water services will be provided for these three parcels. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The proposed water quality facility in the Pacific Crest Subdivision was sized to accommodate these three parcels. No further analysis is needed. Grading and Erosion Control: CWS 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 CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The grading for these lots will be accomplished as a part of the Pacific Crest subdivision project. A NPDES permit is not needed for the three lots, but one is required for the subdivision. Staff will require the developer to take out a NPDES permit for the subdivision. 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 $90.00 (3 lots X $30/address = $90.00). 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: NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 12 OF 14 • • • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VI. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and has no objections to it. City of Tigard Operations Department has reviewed the proposal and offered the following comment: • An arborist report is required. • Water service provided with construction of Pacific Crest Development. Concerns - Existing 6-inch CI water to the east and easement affected? SECTION VII. AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1. A minimum of 1 fire hydrant shall be provided for this development. Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. (UFC Sec. 903.4.2.2 2. Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) 3. Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in tumarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4) 4. Signs shall read "NO PARKING — FIRE LANE — TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with a clear space above ground level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall have black or red letters and border on a white background. (UFC Sec. 901.4.5.1) 5. Public streets shall have a maximum grade of 15%. Private fire apparatus access roadway grades shall not exceed an average grade of 10% with a maximum grade of 15% for lengths of no more than 200 feet. Intersections and turnarounds shall be level (maximum 5%) with the exception of crowning for water run-off. (UFC Sec. 902.2.2.6) 6. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. if the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-Ill-A- 1. (UFC Appendix III-A, Sec. 5) 7. Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpiling combustibles on-site or the commencement of combustible construction. (UFC Sec. 8704) NOTICE OF DECISION M LP2001-00005/COSTI UCPARTITI ON PAGE 13 OF 14 • • 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 OCTOBER 10, 2001 AND BECOMES EFFECTIVE ON OCTOBER 25, 2001 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment eriod. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 24, 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. , — October 10, 2001 PREPAR athew Sc eidgger DATE Assistant Planner .00 October 10, 2001 APPROVED BY: Richard Bewersd• ° DATE Planning Manager i/curpin/mathew/m1p/m1p2001-00005.dec NOTICE OF DECISION MLP2001-00005/COSTIUCPARTITION PAGE 14 OF 14 .. ak awiTS, __ • �l'1m0�■■. ��� ��_� ' , � CITY of T I G A R D WI", ■: , � ;: ' ' '�' GEOGPAOHIO "FORMATION SYSTEM ►111/, OP i . VICINITY MAP Ili,: 1 � ♦ i1 • ♦ ♦ gal • • ♦ * OA M1P200I -00005 • AW4 N I COSTIUC PARTITION.1 • At . 416____!' SITE NI, . \_ ■V fir.w''' 4tiaV . yes, sy 1 _ liii MIL PO TT .LLSHIRE DR£V!WI1144. SuaRtTF ik v� ■ Impomitir• •q p duo mu 11__ _. rate . A N a .7` *gal MAIM ��s „,,,,41,t, 0 400 800 Feet d '■ NEIN r=503 feet III I • _ u■UN ■■. INN A c-LLMTNRD 8 ... I� P impla d . iiielpp. City of Tigard i Information on this map is for paneral location onry and -, ■� ' NI ■■...; should be verl8ed with the Development Services Division. 13125 SW Hell Blvd 1411101 Wm s�EC7Rl _-� Tipard,53 973 D , �'g (503)839- . -I� ___ __ ■._ _, httpahw�w.ci.tigard.or.us -- — Plot date:Aug 21,2001;CArnagicWIAGIC03.APR Community Development PROPOSED SUBDIVISION \ \ \ \\\ "PACIFIC CREST" I I \ I I \ \ \ pROpOSE. S \\- ` I • ORIGINAL ■ � \" TAX LOT \ • f T \ LINE AtS/ON S-V•`°ao . 'w•Q' '-'---....'---"---. i 6 . TAX LOT LINE 'Q.,,Q' 6 PER PRIOR '\ ADJUSTMENT c' �0� ° .4°4' 0" v, SW MISTLETOE PARCEL 2 DRIVE j., PARCELS AREA-7,817 SF O O AREA-9.383 SF ^ a p PARCEL 1 c� . i ` b °� PARCEL SFot, — _ TAX LOT 1900 2NN rV o� i TAX LOT LINE N °i PER PRIOR 2 2N NN ADJUSTMENT 2 S89'50'18"E 66.95' S89'50'18"E 66.95' S89'50'18"E 66.95' i BONNEVILLE POWER • ADMINISTRATION • TAX LOT' 1900 • TAX LOT 2200 1. A CITY OF TIGARD t MLP2001.00005 CITY OF TIGARD COSTIUC PARTITION SITE PLAN N (Map is not to scale) . • , • EXHIBIT B Doug Strickler Westlake Consultants, Inc. MLP2001-00005 15115 SW Sequoia Parkway, Suite 150 COSTUIC PARTITION Tigard, OR 97224 Adriana & Constantin Costiuc PO Box 230943 Tigard, OR 97281 AFFIDAVIT OF MAILING ""y CITY OF TIGARD Community Development S hoping A Better Community I, Patricia L. Lunsforc4 being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard Washington County, Oregon and that I served the following: (check Appop ate Box(s)Beta) © NOTICE OF DECISION FOR: M1P2001-00005/COSTIUC PARTITION ❑ AMENDED NOTICE (File NoJName 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 October 10,2001, and deposited in the United States Mail on October 10,2001, postage prepaid. 411°P` d7O(/ (Person th. Prepared N. is:,) STATE Of 01qcON ) Count y of 4Nas ngton )ss. City of ward 2„& deeleialc ,Subscribed and sworn/affirmed before me on the 7 day of 2001. *t'' OFFICIAL SEAL � DIANE M JELDERKS i. NOTARY PUBUC-OREGON MY COMMISSION EOXPIRES SEPT.07,2003 e / ' [L / ' , � � I My Commission 3 I 's: 7 0_3 • • • EXHIBIT Ai NOTICE OF TYPE II DECISION Ao "URBAN SERVICE AREA" MINOR LAND PARTITION (MLP) 2001.00005 C.OFTIIGARD COSTIUC PARTITION Community Development Shaping Better Community 120 DAYS =12/20/2001 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: COSTIUC PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00005 PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. • APPLICANT: Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OWNER: Adriana and Constantin Costiuc PO Box 230943 Tigard, OR 97281 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: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. PROPOSED PARCEL 1: 6,251 Square Feet. PROPOSED PARCEL 2: 7,817 Square Feet. PROPOSED PARCEL 3: 9,383 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); 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (250 per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: • • 1 THIS DECISION IS FINAL ON OCTOBER 10, 2001 AND BECOMES EFFECTIVE ON OCTOBER 25, 2001 UNLESS AN APPEAL IS FILED. Aeaal: 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. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 24, 2001. uestions: 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. /Il1 ", Cliv nt TIGANU ' � ' • ' VICINITY MAP #$J!..MLP2001-00005 .,�.�• COSTIUC PARTITION mil 1 oi4 ;viii iio ml■ �e mil littorlik h .. . lava 11111 �' �. N II LI12 EN !kr" ilim.r.a. ," . - IV "" III El A owl= .111414. inomb.1111111 11 lama sii City ,„ MmtAa Imitid -11•1•E -II 11:=14 ----=- PROPOSED SUBDIVISION \ S \\\ "PACIFIC(CREST • I 1 \ i\ \ °R� \ \ .N';',;::--,:....,..„. ef' I `\ LINE • 17. \ I T PER L PRIORS m .'<�jeV AOAASTMENT a 00'• PMO!L 9 , SW MISTLETOE .V PARCEL l M4•).11)G •�. o ''''''11 v V a D!! Nb O MEM�I.� ��` `_ TAX LOT 1900 r`Sr w Zh ,:= I TAX LOT LINE h 4 APER PRIOR 2 0 STMENI 58970'18•E 68.95' se970'16•E 66.95' S89'50'16•E 66.95 1 BONNEMLLE POWER AOMIMSTRATOM TAX LOT 1900 TAX LOT 2200 1 CITY OF TIGARD T MLP2001.00005 SITE PLAN N COSTIUC PARTITION (Map Is not to scale) 1 • • EXHIBIT B 2S 105DD-01810 2S 104CC-03400 ABRAMSON BRIAN D AND BONES BRIAN H&CAROL S MARSHALL PATRICIA L 13974 SW HILLSHIRE DR 14765 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S 108AA-00700 2S 109BC-07000 ALLEN RICHARD BRUCE& BONNEVILLE POWER ADM CAROL JEAN 1002 NE HOLLADAY 14190 SW 150TH AVE PORTLAND,OR 97232 TIGARD,OR 97224 2S108AA-03400 109BC-07000 ALLWORTH DAVID B&SANDRA K BO VI POWER ADM 14727 PEAK CT 100 LADAY TIGARD,OR 97224 RTLAND, 97232 2S 108AA-00400 2S 104CC-06000 APAU RICHARD K&LISA M BRYAN ROBERT E& 14890 SW SUNRISE LN BRYAN LINDA J TIGARD,OR 97224 14442 SW MISTLETOE DR TIGARD,OR 97223 2S104CC-02900 2S108AA-03600 ARCIERO MARC A&CAMILLE L BUSHNELL DANIEL E&CATHY L 13995 SW HILLSHIRE DR 14023 SW 147TH TERR TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-00801 2S 105DD-01400 BENNINK GREG S AND CASH DWIGHT C PAULA L BENNINK TRACE R 14885 SW SUNRISE LN 14210 SW 150TH TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-04400 2S 104CC-06100 BERGQUIST ELIZABETH&TRACY COLSON WILLIAM D& 14634 SW PEAK CT TANYA SUE TIGARD, OR 97224 14464 SW MISTLETOE DR TIGARD,OR 97224 2S 108AA-00300 2S 105D D-02000 BLOUDEK WILLIAM J JR AND COSTIUC CONSTANIN&ADRIANA JEANANNE M PO BOX 230943 14880 SW SUNRISE LANE TIGARD,OR 97281 TIGARD,OR 97223 2S 104CC-03100 2S 105DD-01900 BODENHAMER DAVID J&DEBRA C COSTIUC CONSTANTINE&ADRIANA 13998 SW HILLSHIRE DR 14725 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S 104CC-06600 105DD-02100 BODIO JAMES F&SHAWNA R CO IUC CO ANTIN&ADRIANA 13679 SW ASCENSION DR PO B 0943 TIGARD,OR 97223 T RD,0 7281 • • 2S 105DD-02300 2S 108AA-03900 COTE-MURPHY MARGOT HAGER JAMES J&MICHELE J 14675 SW SUNRISE LN 14659 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 109BB-02904 2S 104CC-08200 EHLSHIDE CLYDE W/RITA A HARELAND SCOTT A&SUSAN M 14355 SW HIGH TOR DR 13722 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 108AA-04600 2S 104CC-06300 FISHER BRIDGET E HAWKES RICHARD H&CATHERINE A 14678 SW PEAK CT 13767 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 104CC-03200 2S 105DD-02200 FLOOM JAY C&AMY D HEDEMANN EDWARD& 13992 SW HILLSHIRE DR PETERSON YVONNE TIGARD,OR 97223 13620 SW BEEF BEND RD SP 21 TIGARD,OR 97224 2S 104CC-05900 2S 108AA-03800 FOLLETT STEPHEN D&JENNINE L HEUSTON GEORGE Z&PAULA ANN 14370 SW MISTLETOE DR 14036 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-02600 2S 108AA-03300 FOSTER DOUGLAS D&SANDRA LAREE HOSTELLEY DARWIN D&CRYSTAL E 14727 SW GRANDVIEW LN 14747 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S 104CC-05800 2S 104CC-06400 GAMBOA ROBERT H& HOWELLS PETER J&SUSAN L GAMBOA CHERYL A 13725 SW ASCENSION DR 14328 SW MISTLETOE DR TIGARD,OR 97223 TIGARD,OR 97223 2S104CC-06200 105DD-01600 GEARHART THOMAS M& IN LES WILLIAM LORETTA D CAROL 14455 SW MISTLETOE DR 148 SW SU E LANE TIGARD,OR 97223 T ARD,OR 9722 2S108AA-03200 2S105DD-01500 GENSLER CHRISTOPHER L&ROBIN L INMAN LESLIE WILLIAM 14736 SW PEAK CT AND CAROL ANN TIGARD,OR 97224 14825 SW SUNRISE LANE TIGARD,OR 97224 2S 108AA-03000 2S 108AA-05000 HAAS MELVIN CHARLES TR& JONES ROMAN D AND DOROTHY A. PATRICIA ANNE TR 14585 SW GRANDVIEW LN 14708 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 • • 2S 108AA-02800 2S 104CC-05700 KERKAR PAUL&DIANNE NELSON MARK B& 14711 SW GRANDVIEW LN NANCY PEIFFER TIGARD,OR 97224 14306 SW MISTLETOE DR TIGARD,OR 97223 2S 108AA-03100 2S 105DD-01700 KIEFFER ROBERT W&DEBBIE R NELSON STEVEN G&JOAN A 14722 SW PEAK CT 14775 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-02700 2S108AA-04300 LAMBERT KEVIN J&SUSAN PAIGE PEASLEE JOHN M AND CYNTHIA L 13983 SW HILLSHIRE DR 14612 PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-04000 2S 109BB-02901 LUTOSTANSKI RANDY L PORTLAND GENERAL ELECTRIC LUTOSTANSKI NICOLE D COMPANY 14647 SW PEAK CT 121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97204 2S 109BB-02905 2S 108AA-02700 MAGNUSON THEODORE W AND QUARLES EARL W&CAROL TRS NANCY E 14719 SW GRANDVIEW LN 14405 SW HIGH TOR DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S 108AA-02500 2S 108AA-04800 MORRIS ROBERT M&KAY L REDDICKS THALIA B TTEE 14739 SW GRANDVIEW LN 14657 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S 108AA-03500 2S 108AA-02900 MOSCHETTA ROBERT K&NANCY L REECE DARRELL R&PATRICIA A 14715 SW PEAK CT 14703 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-04900 2S 105D D-02400 MOSS GEOFFREY GALE&KARI ALANE REIMANN DAVID A&KATHLEEN K 14621 SW GRANDVIEW LANE 14625 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S 104CC-03300 2S 108AA-04500 MOZNETTE JAMES S TR& SEITZINGER MITCHELL S& MOZNETTE SHARIN TR JANICE L 13986 SW HILLSHIRE DR 14670 SW PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-04100 2S 104CC-06500 NABORS FORREST A SHIELDS LAWRENCE R&JILL M 14623 SW PEAK CT 13691 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 1 • • 2S104CC-08300 SVELA BRUCE P&JANICE R 13784 SW ASCENSION DR TIGARD,OR 97223 2S104CC-02800 THEDE SCOTLAND JOEL& TINA LOUISE 13989 SW HILLSHIRE DR TIGARD,OR 97223 2S108AA-03700 TIEDEMANN MICHAEL A&SUSAN A 14010 SW 147TH TERRACE TIGARD,OR 97224 2S 10400-01500 T R ITY OF 131 HALL ARD, 97223 2 04CC-08400 TIG D ITY OF 1312 HALL ARD, 97223 2S 109BB-02906 WARD STEVEN R&HELEN L 14085 SW 144TH AVE TIGARD,OR 97224 2S 108AA-04700 WATTS JOSEPH DAVID&MOLLY JO 14689 SW GRANDVIEW LN TIGARD,OR 97224 2S 104CC-03000 WHITE RICHARD L&CANDACE J 13999 SW HILLSHIRE DR TIGARD,OR 97223 2S108AA-00200 WHITING FRANK J&JANICE M 14800 SW SUNRISE LANE TIGARD,OR 97224 2S108AA-04200 WILSON RIC JAMES 14601 SW PEAK CT TIGARD,OR 97224 • • • Ed & Fran Egan Harold Howland 14635 SW Bull Mountain Road 13145 SW Benish Tigard, OR 97224 Tigard, OR 97223 Earl & Marilyn Elias Carolyn Mirich 13540 SW Village Glenn Drive 15025 SW 141st Avenue Tigard, OR 97223 Tigard, OR 97224 Craig Minor Ellen Beilstein 14210 SW Windsong Court 14630 SW 139th Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Kevin Hogan 10335 SW Highland Drive 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Bonnie Bishop 12200 SW Bull Mountain Road 11341 SW Springwood Drive, #40 Tigard, OR 97224 Tigard, OR 97223 Craig Smelter Karen Elings 14900 SW 103rd Avenue 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Joan Best Barry Albertson 10705 SW Murdock Lane, #F2 15445 SW 150th Avenue Tigard, OR 97224 Tigard, OR 97224 Kathy Palmer Gretchen Buehner do John Tigard House 13249 SW 136th Place 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Jon Sirrine 15305 SW Bull Mountain Road 12761 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97223 Charlie & Larie Stalzer Judith Anderson 14781 SW Juliet Terrace 16640 SW Jordan Way Tigard, OR 97224 King City, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (I of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 • • Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (2 of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 it III '■l■1����1��r.r , __��� t�� ♦ �' GEOG a _ VICINITY MAP ii,' X111 JAIl ,1 041 MLP1001 -00005 - �; COSTIUC PARTITION i, . *** 1 A.SITE � � ' 11111/41a1 ;* A y S�• ■ . I ■ p.m] � W1áiiiiui�� ♦ / : ,, . uirøl , le ��- r rii 4 A Mil ILI_ '�sw�AHr 4' 0 400 800 Feet - '. , .. 1"=503 feet ■ � 2 1 ±! . AA . .■ A IEII, . invAsw .■ City of Tigard Information on this map is for general location only and SW '■ Z- lam-� ' • hould be verified with the Development Services DivisionZ■� �. 132 SW Hall Blvd -<SW CRESTR� - iad,OR 97223-��`l �•CT Ni• 503)839i9ard II ` mak� - _-- -__ -•_. r hltpalw.vN.ci.tigard onus ---- Plot date:Aug 21,2001;C:\magic\MAGIC03.APR Community Development i PROPOSED SUBDIVISION \ \\\ "PACIFIC 'CREST" . I I \\ N i I \ \ -,\ I I \\\ pROp„se. sw \\\ \ MiST�erOFO ��� • ORIGINAL R/ / TAX LOT \ \ eX I LINE TF/S/0 H S�?4' • , 4 TAX LOT LINE ?0, PER PRIOR 0)■ k0 \ ADJUSTMENT 0' /PARSWMISTLETOE .4i PARCEL 3 AREA=7,817 Sf ^� O AREA=9,3131 SF ” DRIVE a 4 Iur / O .i PARCEL 1 Q O AREA 6,251 SF TAX LOT 1900 2 A cv 92 N� TAX LOT LINE --PER PRIOR `V 2 N N ADJUSTMENT 2 40 S89'50'18"E 66.95' 589'50'18"E 66.95' 589'50'18"E 66.95' BONNEVILLE POWER ADMINISTRATION ' TAX LOT 1900 TAX LOT 2200 -��� CITY of TIGARD MLP2001-00005 Cm Of TIGARD SITE PLAN N COSTIUC PARTITION (Map is not to scale) • CITY OF TIGARD VOCE Setting the Standard for Service Excellence Attn: Shirley Treat, Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 INVOICE NO: PLG2001-00008 503-639-4171 Fax 503-684-7297 DATE: August 22, 2001 C PY To: Doug Strickler ip o: Westlake Consultants 15115 SW Sequoia Parkway#150 Tigard, OR 97224 Phone: 503/684-0652 Fax: STAFF PERSON P.O. NUMBER DATE SHIPPED SHIPPED VIA F.O.B. POINT TERMS Shirley Treat N/A N/A N/A N/A Upon receipt QUANTITY DESCRIPTION UNIT PRICE AMOUNT 1 Generate new list for Costiuc Partition/MLP2001-00005 $11.00 (Previous list was outdated) 2 sets Mailing labels (6 sheets @ $2/sheet X 2 sets) $24.00 /0 ( (Please send the check to my attention so I can place it in the appropriate account. Thank you) SUBTOTAL $35.00 SALES TAX SHIPPING & HANDLING TOTAL DUE $35.00 Make all checks payable to: The City of Tigard Please include a"COPY"of the enclosed invoice,with payment to the attention of the person below: If you have any questions concerning this invoice, please call Shirley Treat at the City of Tigard Community Development Department at 503-639-4171 x419. THANK YOU • • Alk AFFIDAVIT OF MAILING CITY OF TIOARD Community(Development Shaping Better Community I, Patricia L. Lunsfort4 being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City ofTigar Washington County, Oregon and that I served the following: {check Aaarovdate Box(s)Below) D NOTICE OF PENDING LAND USE APPLICATION FOR: MLP200I-00005/COSTIUC 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 August 23,2001,and deposited in the United States Mail on August 23,2001, postage prepaid. 0 e Aii ,liK `4%). / / (Person that Pr=eared Notic- / STATE OT OREGON ) County of Washington )ss. City of ward ) Q Subscribed and sworn/affirmed before me on the .02 h°(-day of i 004-0 , 2001. OF SEAL. - _ -. �';./ _ DIANE M JELDERKS // / ,;;C NOTARY PUBLIC-CREDO NO 326578 ' I �' I I I I"2 MY COMMISSION EXPIRES SEPT.07, My Commission Expi r s 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 Deveropment SriapingA Better Community DATE OF NOTICE: August 23, 2001 "URBAN SERVICE AREA" FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00005 FILE NAME: COSTIUC PARTITION PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into three (3) parcels for residential development. An existing residence on the property will be demolished. 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, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 14735 SW Sunrise Lane; WCTM 2S105DD, Tax Lot 2100. • 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 SEPTEMBER 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 SEPTEMBER 27, 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 addressee relevant approval criteria with efficient 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." 1111 , . `II CIT.of TIG ARD ry -go-rd Illl,= VICINITY MAP $A:3! ,.1 MLP200I-00005 11 COSTIUC PARTITION mid! SITE � i ����A 1 psi -II,�ii 11111 j'%4 [MI. 11 I I�I1■■■■■■itII 1� mid i1J'. ;!!. uuu►iiiiii1�P4 _�•` tvM • .��li immunt yam∎ WINN r ii i 1 �►�t 14•11 p 100 NM Wahl 1111111-.1111 11111mi Ili Ini .„ Ill City of Tigard NIL 14LP OO/ -5 • • EXHIBIT B 2S105120-01800 2S 104CC-03400 ABRAMSON BRIAN D AND BONES BRIAN H&CAROL S MARSHALL PATRICIA L 13974 SW HILLSHIRE DR 14765 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-00700 2S109BC-07000 ALLEN RICHARD BRUCE& BONNEVILLE POWER ADM CAROL JEAN 1002 NE HOLLADAY 14190 SW 150TH AVE PORTLAND,OR 97232 TIGARD,OR 97224 2S108AA-03400 1913C-07000 ALLWORTH DAVID B&SANDRA K BONN • E P!• ER ADM 14727 PEAK CT 1002 •L IP•!•Y TIGARD,OR 97224 TLAND,OR 9 - 2 2S108AA-00400 2S104CC-06000 APAU RICHARD K&LISA M BRYAN ROBERT E& 14890 SW SUNRISE LN BRYAN LINDA J TIGARD,OR 97224 14442 SW MISTLETOE DR TIGARD,OR 97223 2S 104CC-02900 2S 108AA-03600 ARCIERO MARC A&CAMILLE L BUSHNELL DANIEL E&CATHY L 13995 SW HILLSHIRE DR 14023 SW 147TH TERR TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-00801 2S105DD-01400 BENNINK GREG S AND CASH DWIGHT C PAULA L BENNINK TRACE R 14885 SW SUNRISE LN 14210 SW 150TH TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-04400 2S104CC-06100 BERGQUIST ELIZABETH&TRACY COLSON WILLIAM D& 14634 SW PEAK CT TANYA SUE TIGARD,OR 97224 14464 SW MISTLETOE DR TIGARD,OR 97224 2S 108AA-00300 2S 105DD-02000 BLOUDEK WILLIAM J JR AND COSTIUC CONSTANIN&ADRIANA JEANANNE M PO BOX 230943 14880 SW SUNRISE LANE TIGARD,OR 97281 TIGARD,OR 97223 2S104CC-03100 2S105DD-01900 BODENHAMER DAVID J&DEBRA C COSTIUC CONSTANTINE&ADRIANA 13998 SW HILLSHIRE DR 14725 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-06600 5D0-02100 BODIO JAMES F&SHAWNA R COS ANTIN&ADRIANA 13679 SW ASCENSION DR PO B 3 TIGARD,OR 97223 T ARD,OR 972 • • . .2S105DD-02300 2S108AA-03900 COTE-MURPHY MARGOT HAGER JAMES J&MICHELE J 14675 SW SUNRISE LN 14659 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S109BB-02904 2S104CC-08200 EHLSHIDE CLYDE W/RITA A HARELAND SCOTT A&SUSAN M 14355 SW HIGH TOR DR 13722 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S 108AA-04600 2S 104CC-06300 FISHER BRIDGET E HAWKES RICHARD H&CATHERINE A 14678 SW PEAK CT 13767 SW ASCENSION DR . TIGARD,OR 97224 TIGARD,OR 97223 2S 104CC-03200 2S 105DD-02200 FLOOM JAY C&AMY D HEDEMANN EDWARD& 13992 SW HILLSHIRE DR PETERSON YVONNE TIGARD,OR 97223 13620 SW BEEF BEND RD SP 21 TIGARD,OR 97224 2S 104CC-05900 2S108AA-03800 FOLLETT STEPHEN D&JENNINE L HEUSTON GEORGE Z&PAULA ANN • • 14370 SW MISTLETOE DR 14036 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-02600 2S 108AA-03300 FOSTER DOUGLAS D&SANDRA LAREE HOSTELLEY DARWIN D&CRYSTAL E 14727 SW GRANDVIEW LN 14747 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-05800 2S104CC-06400 GAMBOA ROBERT H& HOWELLS PETER J&SUSAN L GAMBOA CHERYL A 13725 SW ASCENSION DR 14328 SW MISTLETOE DR •TIGARD,OR 97223 TIGARD,OR 97223 • 2S104CC-06200 105DD-01600 GEARHART THOMAS M& IN_ LESLI • ILLIAM LORETTA D CAROL 14455 SW MISTLETOE DR 148 3 SW RISE LANE _ TIGARD,OR 97223 " GARD,OR 9 24 2S 108AA-03200 2S 105DD-01500 GENSLER CHRISTOPHER L&ROBIN L INMAN LESLIE WILLIAM 14736 SW PEAK CT AND CAROL ANN TIGARD,OR 97224 14825 SW SUNRISE LANE TIGARD,OR 97224 2S108AA-03000 2S108AA-05000 HAAS MELVIN CHARLES TR& JONES ROMAN D AND DOROTHY A PATRICIA ANNE TR 14585 SW GRANDVIEW LN 14708 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 • • 2S108AA-02800 2S104CC-05700 KERKAR PAUL&DIANNE NELSON MARK B& 14711 SW GRANDVIEW LN NANCY PEIFFER TIGARD,OR 97224 14306 SW MISTLETOE DR • TIGARD,OR 97223 2S108AA-03100 2S105DD-01700 KIEFFER ROBERT W&DEBBIE R NELSON STEVEN G&JOAN A 14722 SW PEAK CT 14775 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-02700 2S 108AA-04300 LAMBERT KEVIN J&SUSAN PAIGE PEASLEE JOHN M AND CYNTHIA L 13983 SW HILLSHIRE DR 14612 PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-04000 2S109BB-02901 LUTOSTANSKI RANDY L PORTLAND GENERAL ELECTRIC LUTOSTANSKI NICOLE D COMPANY 14647 SW PEAK CT 121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97204 2S 109BB-02905 2S 108AA-02700 MAGNUSON THEODORE W AND QUARLES EARL W&CAROL TRS NANCY E 14719 SW GRANDVIEW LN 14405 SW HIGH TOR DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-02500 2S108AA-04800 MORRIS ROBERT M&KAY L REDDICKS THALIA B TTEE 14739 SW GRANDVIEW LN 14657 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-03500 2S108AA-02900 MOSCHETTA ROBERT K&NANCY L REECE DARRELL R&PATRICIA A 14715 SW PEAK CT 14703 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-04900 2S105DD-02400 MOSS GEOFFREY GALE&KARI ALANE REIMANN DAVID A&KATHLEEN K 14621 SW GRANDVIEW LANE 14625 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-03300 2S108AA-04500 MOZNETTE JAMES S TR& SEITZINGER MITCHELL S& MOZNETTE SHARIN TR JANICE L 13986 SW HILLSHIRE DR 14670 SW PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-04100 2S104CC-06500 NABORS FORREST A SHIELDS LAWRENCE R&JILL M 14623 SW PEAK CT 13691 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-08300 • • SVELA BRUCE P&JANICE R DOUG STRICKLER 13784 SW ASCENSION DR WESTLAKE CONSULTANTS, INC. TIGARD,OR 97223 15115 SW SEQUOIA PKWY. , SUITE 150 TIGARD OR 97224 2S 104CC-02800 THEDE SCOTLAND JOEL& TINA LOUISE 13989 SW HILLSHIRE DR TIGARD,OR 97223 2S108AA-03700 TIEDEMANN MICHAEL A&SUSAN A 14010 SW 147TH TERRACE TIGARD,OR 97224 10400-01500 TIG CI OF 1312 L ARD,OR 9 223 104C •;•'•- TIG• 'I • OF 131 = S • L • T ARD,OR 23 2S109BB-02906 WARD STEVEN R&HELEN L 14085 SW 144TH AVE TIGARD,OR 97224 2S 108AA-04700 WATTS JOSEPH DAVID&MOLLY JO 14689 SW GRANDVIEW LN TIGARD,OR 97224 2S 104CC-03000 WHITE RICHARD L&CANDACE J 13999 SW HILLSHIRE DR TIGARD,OR 97223 2S108AA-00200 WHITING FRANK J&JANICE M 14800 SW SUNRISE LANE TIGARD,OR 97224 • 2S108AA-04200 WILSON RIC JAMES 14601 SW PEAK CT TIGARD,OR 97224 • • Ed & Fran Egan Harold Howland 14635 SW Bull Mountain Road 13145 SW Benish Tigard, OR 97224 Tigard, OR 97223 Earl& Marilyn Elias Carolyn Mirich 13540 SW Village Glenn Drive 15025 SW 141St Avenue Tigard, OR 97223 Tigard, OR 97224 Craig Minor Ellen Beilstein 14210 SW Windsong Court 14630 SW 139th Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Kevin Hogan 10335 SW Highland Drive 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Bonnie Bishop 12200 SW Bull Mountain Road 11341 SW Springwood Drive,#40 Tigard, OR 97224 Tigard, OR 97223 Craig Smelter Karen Elings 14900 SW 103rd Avenue 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Joan Best Barry Albertson 10705 SW Murdock Lane, #F2 15445 SW 150th Avenue Tigard, OR 97224 Tigard, OR 97224 Kathy Palmer Gretchen Buehner do John Tigard House 13249 SW 136th Place 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Jon Sirrine 15305 SW Bull Mountain Road 12761 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97223 Charlie & Larie Stalzer Judith Anderson 14781 SW Juliet Terrace 16640 SW Jordan Way Tigard, OR 97224 King City, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (I of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 • . Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 • CITY OF TIGARD - WEST CIT SUBCOMMITTEE (2 of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 =_ := I= �' =�"'DR„", lerwiwiti CITY Of TIGARD GEOGRAPMIO INFORMATION SY9TEM ■<<rrrrrrlrllr1 �IIIIIIIIIIIiII $ 1jHOTIFIA4;ION . 1,- Ar OtW � UPDATED 500 ` A p■ 0 'It •Li,.....2 ■ ■ . r........_mp.., , },:j3 hAMLP2OOI -OOOO5 mamllmnm.....R1111 Ft" : - : ' 41 411‘„ . CO NSTIUC PARTITION 1111 , , '="Snii ,*i■ ' i 1 I 1111 le mi III ■ *//jv TLETOE Dam4 , _SNI ® uluI * 1 a i • A N toeluw>rao mala A p 400 c r 0 Fe ■ liPt 1"=503 tnet �, VIlN1 1 I q atilifa. - 111 Ciof Tigard r"-‘1111110 Ill �Ii "� � Information on this map is for general location only end IAI Ai should be verified with the Development Services Division. _, � - � ' 13125 SW 4{all Blvd■ ..U� Tigard,OR 97223_"; �` - '■■ 411 (503)6394171 http:llwww.ci.tigaTd.or.us ___________________________ •.� Plot date:Aug 21,2001;C:�magicWIAGIC03.APR Community Development • 2S105DD-01800 • 2S104CC-03400 ABRAMSON BRIAN D AND BONES BRIAN H&CAROL S MARSHALL PATRICIA L 13974 SW HILLSHIRE DR 14765 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-00700 2S109BC-07000 ALLEN RICHARD BRUCE& BONNEVILLE POWER ADM CAROL JEAN 1002 NE HOLLADAY 14190 SW 150TH AVE PORTLAND,OR 97232 TIGARD,OR 97224 2S108AA-03400 2S109BC-07000 ALLWORTH DAVID B&SANDRA K BONNEVILLE POWER ADM 14727 PEAK CT 1002 NE HOLLADAY TIGARD,OR 97224 PORTLAND,OR 97232 2S108AA-00400 2S104CC-06000 APAU RICHARD K&LISA M BRYAN ROBERT E& 14890 SW SUNRISE LN BRYAN LINDA J TIGARD,OR 97224 14442 SW MISTLETOE DR TIGARD,OR 97223 2S104CC-02900 2S108AA-03600 ARCIERO MARC A&CAMILLE L BUSHNELL DANIEL E&CATHY L 13995 SW HILLSHIRE DR 14023 SW 147TH TERR TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-00801 2S105D0-01400 BENNINK GREG S AND CASH DWIGHT C PAULA L BENNINK TRACE R 14885 SW SUNRISE LN 14210 SW 150TH TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-04400 2S 104CC-06100 BERGQUIST ELIZABETH&TRACY COLSON WILLIAM D& 14634 SW PEAK CT TANYA SUE TIGARD,OR 97224 14464 SW MISTLETOE DR TIGARD,OR 97224 2S108AA-00300 2S105D0-02000 BLOUDEK WILLIAM J JR AND COSTIUC CONSTANIN&ADRIANA JEANANNE M PO BOX 230943 14880 SW SUNRISE LANE TIGARD,OR 97281 TIGARD,OR 97223 2S104CC-03100 2S105DD-01900 BODENHAMER DAVID J&DEBRA C COSTIUC CONSTANTINE&ADRIANA 13998 SW HILLSHIRE DR 14725 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-06600 2S105DD-02100 BODIO JAMES F&SHAWNA R COSTIUC COSTANTIN&ADRIANA 13679 SW ASCENSION DR PO BOX 230943 TIGARD,OR 97223 TIGARD,OR 97281 • 2S105DG-02300 •• 2S108AA-03900 COTE-MURPHY MARGOT HAGER JAMES J&MICHELE J 14675 SW SUNRISE LN 14659 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S109813-02904 2S104CC-08200 EHLSHIDE CLYDE W/RITA A HARELAND SCOTT A&SUSAN M 14355 SW HIGH TOR DR 13722 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S108AA-04600 2S104CC-06300 FISHER BRIDGET E HAWKES RICHARD H&CATHERINE A 14678 SW PEAK CT 13767 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-03200 2S105DD-02200 FLOOM JAY C&AMY D HEDEMANN EDWARD& 13992 SW HILLSHIRE DR PETERSON YVONNE TIGARD,OR 97223 13620 SW BEEF BEND RD SP 21 TIGARD,OR 97224 2S104CC-05900 2S108AA-03800 FOLLETT STEPHEN D&JENNINE L HEUSTON GEORGE Z&PAULA ANN 14370 SW MISTLETOE DR 14036 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-02600 2S108AA-03300 FOSTER DOUGLAS D&SANDRA LAREE HOSTELLEY DARWIN D&CRYSTAL E 14727 SW GRANDVIEW LN 14747 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-05800 2S104CC-06400 GAMBOA ROBERT H& HOWELLS PETER J&SUSAN L GAMBOA CHERYL A 13725 SW ASCENSION DR 14328 SW MISTLETOE DR TIGARD,OR 97223 TIGARD,OR 97223 2S104CC-06200 2S1050D-01600 GEARHART THOMAS M& INMAN LESLIE WILLIAM LORETTA D CAROL A 14455 SW MISTLETOE DR 14825 SW SUNRISE LANE TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-03200 2S 105DD-01500 GENSLER CHRISTOPHER L&ROBIN L INMAN LESLIE WILLIAM 14736 SW PEAK CT AND CAROL ANN TIGARD,OR 97224 14825 SW SUNRISE LANE TIGARD,OR 97224 2S108AA-03000 2S108AA-05000 HAAS MELVIN CHARLES TR& JONES ROMAN D AND DOROTHY A PATRICIA ANNE TR 14585 SW GRANDVIEW LN 14708 SW PEAK CT TIGARD,OR 97224 TIGARD,OR 97224 • • 2S108AA-02800 2S104CC-05700 KERKAR PAUL&DIANNE NELSON MARK B& 14711 SW GRANDVIEW LN NANCY PEIFFER TIGARD,OR 97224 14306 SW MISTLETOE DR TIGARD,OR 97223 2S108AA-03100 2S105DD-01700 KIEFFER ROBERT W&DEBBIE R NELSON STEVEN G&JOAN A 14722 SW PEAK CT 14775 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-02700 2S108AA-04300 LAMBERT KEVIN J&SUSAN PAIGE PEASLEE JOHN M AND CYNTHIA L 13983 SW HILLSHIRE DR 14612 PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-04000 2S109BB-02901 LUTOSTANSKI RANDY L PORTLAND GENERAL ELECTRIC LUTOSTANSKI NICOLE D COMPANY 14647 SW PEAK CT 121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97204 2S109BB-02905 2S108AA-02700 MAGNUSON THEODORE W AND QUARLES EARL W&CAROL TRS NANCY E 14719 SW GRANDVIEW LN 14405 SW HIGH TOR DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-02500 2S108AA-04800 MORRIS ROBERT M&KAY L REDDICKS THALIA B TTEE 14739 SW GRANDVIEW LN 14657 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-03500 2S108AA-02900 MOSCHETTA ROBERT K&NANCY L REECE DARRELL R&PATRICIA A 14715 SW PEAK CT 14703 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-04900 2S105DD-02400 MOSS GEOFFREY GALE&KARI ALANE REIMANN DAVID A&KATHLEEN K 14621 SW GRANDVIEW LANE 14625 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S 104CC-03300 2S108AA-04500 MOZNETTE JAMES S TR& SEITZINGER MITCHELL S& MOZNETTE SHARIN TR JANICE L 13986 SW HILLSHIRE DR 14670 SW PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-04100 2S104CC-06500 NABORS FORREST A SHIELDS LAWRENCE R&JILL M 14623 SW PEAK CT 13691 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 • • • 2S104CC-08300 SVELA BRUCE P&JANICE R 13784 SW ASCENSION DR TIGARD,OR 97223 2S104CC-02800 THEDE SCOTLAND JOEL& TINA LOUISE 13989 SW HILLSHIRE DR TIGARD,OR 97223 2S 108AA-03700 TIEDEMANN MICHAEL A&SUSAN A 14010 SW 147TH TERRACE TIGARD,OR 97224 2S10400-01500 TIGARD CITY OF 13125 SW HALL - TIGARD,OR 97223 2S104CC-08400 TIGARD CITY OF 13125 SW HALL TIGARD,OR 97223 2S109BB-02906 WARD STEVEN R&HELEN L 14085 SW 144TH AVE TIGARD,OR 97224 2S 108AA-04700 WATTS JOSEPH DAVID&MOLLY JO 14689 SW GRANDVIEW LN TIGARD,OR 97224 2S104CC-03000 WHITE RICHARD L&CANDACE J 13999 SW HILLSHIRE DR TIGARD,OR 97223 2S 108AA-00200 WHITING FRANK J&JANICE M 14800 SW SUNRISE LANE TIGARD,OR 97224 2S 108AA-04200 WILSON RIC JAMES 14601 SW PEAK CT TIGARD,OR 97224 • Ed & Fran Egan Harold Howland 14635 SW Bull Mountain Road 13145 SW Benish Tigard, OR 97224 Tigard, OR 97223 Earl& Marilyn Elias Carolyn Mirich 13540 SW Village Glenn Drive 15025 SW 141St Avenue Tigard, OR 97223 Tigard, OR 97224 Craig Minor Ellen Beilstein• 14210 SW Windsong Court 14630 SW 139th Avenue Tigard, OR 97223 Tigard, OR 97224 Paul E. Owen Kevin Hogan 10335 SW Highland Drive 14357 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Bonnie Bishop 12200 SW Bull Mountain Road 11341 SW Springwood Drive,#40 Tigard, OR 97224 Tigard, OR 97223 Craig Smelter Karen Elings 14900 SW 103rd Avenue 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Joan Best Barry Albertson 10705 SW Murdock Lane, #F2 15445 SW 150th Avenue Tigard, OR 97224 Tigard, OR 97224 Kathy Palmer Gretchen Buehner do John Tigard House 13249 SW 136th Place 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps Jon Sirrine 15305 SW Bull Mountain Road 12761 SW 133rd Avenue Tigard, OR 97224 Tigard, OR 97223 Charlie& Larie Stalzer Judith Anderson 14781 SW Juliet Terrace 16640 SW Jordan Way Tigard, OR 97224 King City, OR 97224 CITY OF TIGARD - WEST (IT SUBCOMMITTEE (I of 2 pages) (i:\curpin\setupuabels\CIT West.doc) UPDATED: 17-Aug-01 i • Jack Biethan 11023 SW Summerfield Drive, #4 Tigard, OR 97224 CITY OF TIGARD - WEST CIT SUBCOMMITTEE (2 of 2 pages) (i:\curpin\setup\labels\CIT West.doc) UPDATED: 17-Aug-01 I„-^ _ _.''.. �= = I-r ��S �1.1.11.1 _� V 'F� y CITY o f T I G A R D 1 : , _. Ia ` - f pi _OI 't•1 A ka,to Ia ' GEOGRAPHIC INFORMATION VIRTU., 1W 111111 'm: AREA NOTIFIED liiii- iiti i 411 1N • . ‘ 11,4,-41141,41, . : : , • ', ,. ,,,,* la (500!) S 11111v1... in. qr W■ , , ,11111A. / 0 FOR: Doug Strickler °��°� i * Westlake Consultants ( � ,�; 4%, RE: 2S105DD, 2100 / ,� s ® ,0 +R` Property owner information 4P. � , ' Is valid for 3 months from mS N0'"" =UMW' , �1 the date printed on this map. -'---, / /i/1/ , , nrNa.won SITE dP .* 4'.' * ■ ..s!y,n.lca itel, y LED manaaa,NS, mN2N t T � R . • OH O 41.■ . . . ,,, MM. 72-- SW HILLS DR \ 1 �lENaaN 2811600024U III■ ° r�litie I I `v •: � � 2 00 400 600 Feet . 111M116 sw LAPIN /0 1*.479 feet.. MOUANS111 p , toe z SIDI it z , NI _JIM - 4 . I: „. A i' -1111 mu ,,`°� City of Tigard - i.1.1 IIII Ill . ■_a SW u•UN ■ �. IiI ., Tigard, �� L MTN RD (507)s79�m �,A I .111111 ■whim, —i__q �.�. - —httpJlwww.ci.tipard.or.ua �� I Plot date:Apr 24,2001;C magicW AG I C0 3.AP R\ Community Development -- — - _� _ — •2S105DD-01800 • 2S109BC-07000 • ABRAMSON BRIAN D AND BONNEVILLE POWER ADM MARSHALL PATRICIA L 1002 NE HOLLADAY 14765 SW SUNRISE LN PORTLAND,OR 97232 TIGARD,OR 97224 2S 108AA-03400 2S 104CC-06000 ALLWORTH DAVID B&SANDRA K BRYAN ROBERT E& 14727 PEAK CT BRYAN LINDA J TIGARD,OR 97224 14442 SW MISTLETOE DR TIGARD,OR 97223 2S 108AA-00400 2S 108AA-03600 APAU RICHARD K&LISA M BUSHNELL DANIEL E&CATHY L 14890 SW SUNRISE LN 14023 SW 147TH TERR TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-02900 2S105DD-01400 ARCIERO MARC A&CAMILLE L CASH DWIGHT C PAULA L 13995 SW HILLSHIRE DR 14885 SW SUNRISE LN TIGARD,OR 97223 TIGARD,OR 97223 2S108AA-00801 2S104CC-06100 BENNINK GREG S AND COLSON WILLIAM D& BENNINK TRACE R TANYA SUE 14210 SW 150TH 14464 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97224 2S 108AA-04400 2S 105DD-02000 BERGQUIST ELIZABETH&TRACY COSTIUC CONSTANIN&ADRIANA 14634 SW PEAK CT PO BOX 230943 TIGARD,OR 97224 TIGARD,OR 97281 2S108AA-00300 2S105DD-01900 BLOUDEK WILLIAM J JR AND COSTIUC CONSTANTINE&ADRIANA JEANANNE M 14725 SW SUNRISE LN 14880 SW SUNRISE LANE TIGARD,OR 97223 TIGARD,OR 97223 2S 104CC-03100 2S 105DD-02100 BODENHAMER DAVID J&DEBRA C COSTIUC COSTANTIN&ADRIANA 13998 SW HILLSHIRE DR PO BOX 230943 TIGARD,OR 97224 TIGARD,OR 97281 2S104CC-06600 2S105DD-02300 BODIO JAMES F&SHAWNA R COTE-MURPHY MARGOT 13679 SW ASCENSION DR 14675 SW SUNRISE LN TIGARD,OR 97223 TIGARD,OR 97224 2S104CC-03400 2S109BB-02904 BONES BRIAN H&CAROL S EHLSHIDE CLYDE W/RITA A 13974 SW HILLSHIRE DR 14355 SW HIGH TOR DR TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-04600 • 2S104CC-06300 FISHER BRIDGET E HAWKES RICHARD H&CATHERINE A 14678 SW PEAK CT 13767 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-03200 2S1050D-02200 FLOOM JAY C&AMY D HEDEMANN EDWARD& 13992 SW HILLSHIRE DR PETERSON YVONNE TIGARD,OR 97223 13620 SW BEEF BEND RD SP 21 TIGARD,OR 97224 2S 104CC-05900 2S 108AA-03800 FOLLETT STEPHEN D&JENNINE L HEUSTON GEORGE Z&PAULA ANN 14370 SW MISTLETOE DR 14036 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-02600 2S104CC-02600 FOSTER DOUGLAS D&SANDRA LAREE HORTON STEVEN C&REBECCA L 14727 SW GRANDVIEW LN 13977 SW HILLSHIRE DR TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-05800 2S108AA-03300 GAMBOA ROBERT H& HOSTELLEY DARWIN D&CRYSTAL E GAMBOA CHERYL A 14747 SW PEAK CT 14328 SW MISTLETOE DR TIGARD,OR 97224 TIGARD,OR 97223 2S 104CC-06200 2S 104CC-06400 GEARHART THOMAS M& HOWELLS PETER.J&SUSAN L LORETTA D 13725 SW ASCENSION DR 14455 SW MISTLETOE DR TIGARD,OR 97223 TIGARD,OR 97223 2S108AA-03200 ' 05DD-01600 GENSLER CHRISTOPHER L&ROBIN L IN • ESLIE WI AM 14736 SW PEAK CT CAROL A TIGARD,OR 97224 14825 • SUN- LANE ARD,OR 97224 2S108AA-03000 2S105DD-01500 HAAS MELVIN CHARLES TR& INMAN LESLIE WILLIAM PATRICIA ANNE TR AND CAROL ANN 14708 SW PEAK CT 14825 SW SUNRISE LANE TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-03900 2S108AA-05000 HAGER JAMES J&MICHELE J JONES ROMAN D AND DOROTHY A 14659 SW PEAK CT 14585 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S 104CC-08200 2S 108AA-02800 HARELAND.SCOTT A&SUSAN M KERKAR PAUL&DIANNE 13722 SW ASCENSION DR 14711 SW GRANDVIEW LN • TIGARD,OR 97223 TIGARD,OR 97224 '25108AA-03100 • 2S105DD-01700 KIEFFER ROBERT W&DEBBIE R NELSON STEVEN G&JOAN A 14722 SW PEAK CT 14775 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97224 2S104CC-02700 2S108AA-04300 LAMBERT KEVIN J&SUSAN PAIGE PEASLEE JOHN M AND CYNTHIA L 13983 SW HILLSHIRE DR 14612 PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S 108AA-04000 2S 109B B-02901 LUTOSTANSKI RANDY L PORTLAND GENERAL ELECTRIC LUTOSTANSKI NICOLE D COMPANY 14647 SW PEAK CT 121 SW SALMON ST TIGARD,OR 97224 PORTLAND,OR 97204 2S 109BB-02905 2S 108AA-02700 MAGNUSON THEODORE W AND QUARLES EARL W&CAROL TRS NANCY E 14719 SW GRANDVIEW LN 14405 SW HIGH TOR DRIVE TIGARD,OR 97224 TIGARD,OR 97224 2S 108AA-02500 2S 108AA-04800 MORRIS ROBERT M&KAY L REDDICKS THALIA B TTEE 14739 SW GRANDVIEW LN 14657 SW GRANDVIEW LN TIGARD,OR 97224 " TIGARD,OR 97224 2S 108AA-03500 2S 108AA-02900 MOSCHETTA ROBERT K&NANCY L REECE DARRELL R&PATRICIA A 14715 SW PEAK CT 14703 SW GRANDVIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S108AA-04900 2S105D0-02400 MOSS GEOFFREY GALE&KARI ALANE REIMANN DAVID A&KATHLEEN K 14621 SW GRANDVIEW LANE 14625 SW SUNRISE LN TIGARD,OR 97224 TIGARD,OR 97223 2S 104CC-03300 2S 108AA-04500 MOZNETTE JAMES S TR& SEITZINGER MITCHELL S& MOZNETTE SHARIN TR JANICE L 13986 SW HILLSHIRE DR 14670 SW PEAK CT TIGARD,OR 97223 TIGARD,OR 97224 2S108AA-04100 2S104CC-06500 NABORS FORREST A SHIELDS LAWRENCE R&JILL M 14623 SW PEAK CT 13691 SW ASCENSION DR TIGARD,OR 97224 TIGARD,OR 97223 2S104CC-05700 2S104CC-08300 NELSON MARK B& SVELA BRUCE P&JANICE R NANCY PEIFFER 13784 SW ASCENSION DR 14306 SW MISTLETOE DR TIGARD,OR 97223 TIGARD,OR 97223 • 2S104CC-)2800 THEDE SCOTLAND JOEL& TINA LOUISE 13989 SW HILLSHIRE DR TIGARD,OR 97223 2S 108AA-03700 TIEDEMANN MICHAEL A&SUSAN A 14010 SW 147TH TERRACE TIGARD,OR 97224 104CC-08400 TIG C OF 1312 LL ARD,OR 97223 10400-01500 TIG•'D OF 1312 .ALL T 'ARD,OR '7223 2S 109BB-02906 WARD STEVEN R&HELEN L 14085 SW 144TH AVE TIGARD,OR 97224 2S108AA-04700 WATTS JOSEPH DAVID&MOLLY JO 14689 SW GRANDVIEW LN TIGARD,OR 97224 2S104CC-03000 WHITE RICHARD L&CANDACE J 13999 SW HILLSHIRE DR TIGARD,OR 97223 2S108AA-00200 • WHITING FRANK J&JANICE M 14800 SW SUNRISE LANE TIGARD,OR 97224 2S 108AA-04200 WILSON RIC JAMES 14601 SW PEAK CT TIGARD,OR 97224 • .Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 UPDATEDtu7\la Feb-01 ls\CIT West.doc Earl & Marilyn Elias Charlie& Larie Stalzer 13540 SW Village Glenn Drive 14781 SW Juliet Terrace Tigard, OR 97223 Tigard, OR 97224 Craig Minor Carolyn Mirich 14210 SW Windsong Court 15025 SW 141st Avenue Tigard, OR 97223 - Tigard, OR 97224 Paul E. Owen Ellen Beilstein 10335 SW Highland Drive 14630 SW 139th Avenue Tigard, OR 97224 Tigard, OR 97224 Beverly Froude Kevin Hogan 12200 SW Bull Mountain Road 11945 SW Morning Hill Drive Tigard, OR 97224 Tigard, OR 97223 Craig Smelter Bonnie Bishop 14900 SW 103rd Avenue 11341 SW Springwood Drive, #40 Tigard, OR 97224 Tigard, OR 97223 Joan Best Karen Elings 10705 SW Murdock Lane, #F2 11542 SW Woodlawn Court Tigard, OR 97224 Tigard, OR 97223 Kathy Palmer Barry Albertson do John Tigard House 15445 SW 150th Avenue 14260 SW High Tor Drive Tigard, OR 97224 Tigard, OR 97224 Jeanette Phelps 15305 SW Bull Mountain Road Tigard, OR 97224 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3376 . - &u ii • • • / / / WESTLAKE CONSULTANTS INC TRANSMITTAL ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: April 24, 2001 Project No.: 1377-03 To: , 4-)Slii=le a arising Project Name: Pacific Crest Subdivision _ From: Doug Strickler Re: Request for Mailing List No.of Copies Dated Description 1 -- Request for 500-foot Property Owner Mailing List Comments: Fax ❑ No. of Pages(including cover) 2 Fax No. 503.684.7297 Mail ❑ Messenger❑ Overnight ❑ Hand Delivery ❑ Pacific Corporate Center, 15115 S.W. Sequoia Parkway,Suite 150,Tigard,Oregon 97224 7JU'Jdoµre7 r NO.325 U002 • • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CM'Of TIGARD 13125 SW HALL BOULEVARD s�if �etu Community TIGARD, OREGON 97223 • PHONE: 503-639-4111 MAX: 503.684-7297(Arm: Patty or Shirley/Planning) REQUEST FOB. iO.O. FOOT PROPERTY OWN[] MAILING UST Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (Le. 1S134AB,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): ccz (L c— ?A L G 2S 05. . 'tom _ Lo 2100 • INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: 2 se—r5 (NOTE: A.minimum of 2 sets of labels will be provided to place on your 2.sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON: oci �j t t t.rEr__ PHONE: -,?)3. Co& I. 04. 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. Cost Description: SI I to generate the mailing list, plus Si per sheet for printing the fist onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * * sheets of labels x$2/sheet = $8.00 x sets $16.00 4!! sheets) of labels x$2/sheet = $ D x V\ sets _= sheets of labels x$2/sheet for CIT area x 1_sets = S 4.00 l.sheet(s)of labels x$2/sheet for CIT area A sets GENERATE UST = $11,013 "AERATE LIST = TOTAL 4,s.uu I TOTAL = CITY OF TIGARD OREGON August 22, 2001 Doug Strickler Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 RE: Costiuc Minor Land Partition/MLP2001-00005 Completeness Letter Dear Mr. Strickler: The City of Tigard received additional materials for your application submittal for a Minor Land Partition. The development site is located at 2S105DD, Tax Lot 2100. This letter is to inform you that we have received the additional information in order to deem your application complete. If you have any questions regarding your application or if I can answer any other questions, please don't hesitate to contact me at (503) 639-4171, x317. Sincerely, .thew Scheidegger Assistant Planner c: MLP2001-00005 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 08/23/01 14:47 FAX 5038463641 CLEAN WATER SERVICES I ]001 iii • • CleanWater Services (iui i, iii. it August 14, 2001 Constantin Costive PO Box 230943 Tigard, OR 97281 Re: Minor Lot Partition for 2S105DD02100, Tigard/Washington County (CWS file 1103) Clean Water Services (formerly USA) has reviewed your proposal for the above referenced activity on your site. Staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following the review it is apparent that sensitive areas are greater than 200'from lot 2100. In light of this result, the above referenced project does not need a Service Provider letter as required by Resolution and Order 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.B. All required permits and approvals must be obtained and.completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3613. Sincerely, (1,/,tha‘. Heidi Berg Site Assessment Coordinator CC. Doug Strickler, Westlake Consultants Len Schelsky, Westlake Consultants Martin Schott, Schott and Associates Post-Itld brand fax transmittal memo 7671 #of pages► To ,4 ' (_ei, `G prom jit /i,,, Co.Cad —cry-�'-- ,I r Co_/�iNe I 1 1144 t]tGs.Y Dept Phony alt Fax#50.3 act Fax# �{ ,5"rY -fyiiS is +int rota.( L 1.tv-j , w0.S Ct npl&I EADevelopment Svcs\SP 00-7\Concurrence Letters\2S 105DD02100 Pacific Crest add on_doc 155 N First Avenue,Suite 270•Hillsboro, Oregon 97124 Phone:(503)846-8621 • Fax:(503)846-3525 •vwvw_cleanwaterservices_org • • • RECEIVED PUNNING JUL 2 4 2001 CITY OF TIGARD WESTLAKE CONSULTANTS INC. TRANSMITTAL ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: July 24,2001 Project No.: 1377-03-0 To: Kevin Young Project Name: Costiuc Partition City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Fax: (503)684-7297 From: Doug Strickler Re: Revised Application materials No. of Copies Dated Description 11 7/6/01 Revised Application materials Comments: Kevin—Here are the 11 copies of the revised application materials that you requested. The work for the service provider letter from CWS(USA) has been done and you should receive that letter shortly if you do not already have it. Please let me know if you need anything further, and notify me when the application is deemed complete. Regards, Doug S. Fax ❑ No. of Pages(including cover) Package Fax No. 503-684-7297 Mail ❑ Messenger❑ Overnight ❑ Hand Delivery ❑ Pacific Corporate Center, 15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 i WESTLAKE CONSULTANTS INC. ENGINEERING SURVEYING PLANNING Phone: 503 684-0652 Fax: 503 624-0157 July 6, 2001 Kevin Young, Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 RE: Costiuc Minor Land Partition Application MLP 2001-00005, MIS 2001-00008 Response to Incompleteness letter Pacific Crest—Project No. 1377-03 Dear Mr. Young: Please find below the responses to your request for additional information on the application cited above. Item#1 —An assessment of the nature of the identified Water-Quality-Sensitive Area is being done per a request from USA (now CWS). The Service Provider letter will be provided as soon as it is issued by USA/CWS. Item#2 —The application narrative and drawings have been revised to reflect a change in the lot configuration that will bring the application into compliance with the existing density requirements. Item#3 —The exhibit indicating the trees on the subject site (Exhibit #5) showed the location of all the trees included in the inventory detail in that exhibit. It is not the intention of the applicant to retain all of those trees that are shown. The only trees that are specifically proposed for retention are the trees that are greater than 12" diameter which are called out in the exhibit. Trees on the site that are less than 12" in diameter may be removed as needed to accommodate the siting of buildings. Thank you for your consideration and attention. Best Regards, Westlake Consultants, Inc. --F37; Doug Strickler Land Use Planner Enclosures II WCIIADMINIADMIM137703.011Pacific CrestlPlanlResponse to Incompleteness letter.doc (hi Pacific Corporate Center, 15115 S.W. Sequoia Parkway, Suite 150,Tigard, Oregon 97224 t . • iIIz WESTLAKE CONSULTANTS INC. TRANSMITTAL ENGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: August 16,2001 Project No.: 1377-03 To: City of Tigard Planning Department Project Name: Pacific Crest Subdivision- Costiuc Minor Land Partition From: Doug Strickler— Re: Costiuc Minor Land Partition,MLP 2001-00005 No. of Copies Dated Description 1 7/19/01 Incompleteness Letter 1 8/14/01 Concurrence Letter from Clean Water Services Comments: This letter from CWS should complete the above referenced application. If you need anything else, please contact me at 503.684.0652 at your earliest convenience. Regards,Doug S. RECEIVED PLANNING AUG 16 2001 CITY OF TIGARD Fax ❑ No. of Pages(including cover) Fax No. Mail ❑ Messenger❑ Overnight ❑ Hand Delivery Pacific Corporate Center, 15115 S.W. Sequoia Parkway,Suite 150,Tigard,Oregon 97224 E' • • July 19, 2001 ta,°.'r,,lLf±` I Westlake Consultants, Inc. � C���� CITY OF TIGARD 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OREGON Attn. Doug Strickler JUL,� 0 201;3 NESTLAKE C()lti�ui ... .. RE: Costiuc Minor Land Partition MLP 2001-00005, MIS 2001-00008 Incompleteness Letter Dear Mr. Strickler, The City of Tigard received additional materials for your application submittal for a Minor Land Partition and three Lot Line Adjustments on July 6, 2001. The development site is located at 2S105DD, Tax Lot 2100. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: • Please provide a service provider letter from USA with your application. The letter must be received before the application will be deemed complete. • Please provide staff with eleven additional copies of the revised materials submitted for completeness review, including the narrative and all revised drawings and maps. Although the partition application is not complete, planning staff will begin review of the lot line adjustments. If you have any questions regarding this letter or your project, please feel free to contact me at (503) 639-4171, x407. Sincerely, Kevin Young Associate Planner cc: Land Use Casefile No. MLP 2001-00005 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 • ' CleanWater Services (hi, r ininilnirnl i, r�c,ir. August 14, 2001 Constantin Costive PO Box 230943 Tigard, OR 97281 Re: Minor Lot Partition for 2S105DD02100, Tigard/Washington County (CWS file 1103) Clean Water Services (formerly USA) has reviewed your proposal for the above referenced activity on your site. Staff has conducted a pre-screen review and requested completion of a Sensitive Areas Certification Form. Following the review it is apparent that sensitive areas are greater than 200'from lot 2100. In light of this result, the above referenced project does not need a Service Provider letter as required by Resolution and Order 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3613. Sincerely, afAid Heidi Berg Site Assessment Coordinator CC. Doug Strickler, Westlake Consultants Len Schelsky, Westlake Consultants Martin Schott, Schott and Associates E:\Development Svcs\SP 00-7\Concurrelce Letters\2Sl05DD02100 Pacific Crest add on.doc 155 N First Avenue,Suite 270• Hillsboro, Oregon 97124 vh.,�o• fcn71 R4f,-Rf,21 •Fay- f5131 R46-3525 •www.cleanwaterservices.oro • RECEIVED PLANNING 'JUL 0 6 2001 CITY OF TIGARD WESTLAKE . CONSULTANTS INC. TRANSMITTAL ENGINEERING ♦ SURVEYING ♦ PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: July 6, 2001 Project No.: 1377-03-0 To: Kevin Young Project Name: Costiuc Partition City of Tigard 13125 SW Hall Blvd. Tigard,OR 97223 Fax: (503)684-7297 From: Doug Strickler Re: Revised Application materials No. of Copies Dated Description 1 7/6/01 Cover letter responding to incompleteness issues 1 -- Revised Narrative—Costiuc Minor Land Partition 1 -- Revised Drawing,Exhibit#3—Costiuc Minor Land Partition 1 -- Revised Drawing,Exhibit#4—Costiuc Minor Land Partition 1 -- Revised Map for Lot Line Adjustments (Pacific Crest) • Comments: Kevin—With the exception of the USA/CWS Service Provider Letter, this should complete the package. Please let me know if you need anything further, particularly in terms of the Lot Line Adjustment Applications. I'll touch base with you next week. Regards, Doug S. Fax ❑ No. of Pages(including cover) Package Fax No. 503-684-7297 Mail ❑ Messenger❑ Overnight ❑ Hand Delivery Pacific Corporate Center, 15115 S.W. Sequoia Parkway,Suite 150,Tigard,Oregon 97224 06/27/2001 11:48 WESTLAKE CONSULTANTS 3 95036847297 NO.627 ?001 • • • • • 01 WESTLAKE CONSULTANTS INC TRANSMITTAL ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 . Date: June 27,2001 Project No.: 1377-03/A To: Mr.Kevin Young,Assoc. Planner Project Name: Costiuc Partition City of Tigard Fax: 503 684-7297 From: Lee Leighton,AICP Re: Density Calculations No.of Copies Dated Description 1 06/27/01 Costiuc Partition Density Calculations 2 sheets 06/27/01 Proposed Partition Plat,annotated Comments: Kevin,this should clarify what we discussed on the telephone. Please call me or fax a note back(503 624- 0157)to confirm that this interpretation of the density calculation method is correct. 1Zj- Thanks! f�;cP aq/ )61/ 511 i5-He At:4, e 044004 15t,tair ►fie I ^ se i 5 ,Q0ss� �``Ids I ,t,ec, eA Fax • No.of Pages(including cover) 4 Fax No. 503 684-7297 Mail ❑ Messenger❑ Overnight ❑ Hand Delivery ❑ Pacific Corporate Center,15115 S.W.Sequoia Parkway,Suite 150,Tigard,Oregon 97224 06/27/2001 11:48 WESTLAKE CONSULTANTS 4 95036847297 NO.627 p002 • • Costiuc Partition Density Calculations Square Feet in Subject Property Parcel 1 5732 s.f. (approximate) Parcel 2 8076 s.f. (approximate) Parcel 3 9797 s.f. (approximate) Subject Property Net Area 23605 s.f. (approximate) Minimum Lot Size 5000 s.f. Maximum DU Yield 4.721 DU's Minimum DU Multiplier 0.8 Minimum DU Yield 3.7768 DU's Rounding (down to integer value) 3 DU's • 06/27/2001 11:48 WESTLAKE CONSULTANTS 4 95036847297 NO.627 1;43133 • . : ,1:11;i!.' 4 •,. 'qi-1,. 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NO.627 D004 • • ED SUBDIVISOIN • f I C .C.R .-w: T" I q 1 le/ <: 60 Y� d� oo � � .. ta - 7- ‘4741*-A.4,.. ._ ....••.fl 1.11 . . - ...ski ,/_.,....•••••--•-•,........",...•.-..:'•:1..:.......... ....../.. „ d!i*IST,40 it. ' e ...... thip.,-,r, .... .. �® 41.4). • •s 0 8E REM,. is -= w. , ....:. ... .,. ••PARCEL 2 r` r /.t`�i riiri%li...i 01 / _ `AREA=8,076''SF ��I N • `.<. PARCEL 1 1 • AREA 3r274- • '.S},SL ,' O SF • O .• • • • AOJSTME,l.l i-7. A : • DATE 03MAY01 DRAWN BY TG8 jl WESTLAKE CHECKED BY CONSULTANTS iNC. LJ5 ENGINEERING • SURVEYING • PLANNING REVISIONS SHEET 2 OF 2 PACIFIC CORPORATE CENTER JOB NO 15115 S.N. SEQUOIA PARKWAY. SUITE 150 L (503) 664-0652 1377-03(A; TIGARD.OREGON 97224 FAX (5031 624-0157 ' s.• 06/18/1'001 13:00 WESTLAKE CONSULTANTS 4 95036847297 NO.472 p001 • • WESTLAKE CONSULTANTS INC. TRANSMITTAL ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 Fax: 503 624-0157 Date: June 18,2001 Project No.: 1377-03-0 To: Kevin Young Project Name: Costiuc Partition City of Tigard 13125 SW Hall Blvd. (*Ct • Tigard,OR 97223 >° Fax: (503)684-7297 D 6/ 2/Q 2 From: Doug Strickler Re: Possible solution to density issue No.of Copies Dated Description 1 -- Tiled map of subject property(3 segments)with proposal for reducing developable area Comments: Kevin: The accompanying map is a proposal for the creation of a public open space tract and access on the Costiuc parcel that I would like to discuss with you. I know you said your preference was to retain residentially zoned land to maintain the possibility of residential development,but we feel that the topography in this location seriously constrains any future residential development. We also contemplate the dedication of adjacent parcels to public open space,which would have the potential for a significant space with good connections. Please give me a call so I can discuss this with you. Thanks for your attention. Regards, Doug Strickler Fax ❑ No. of Pages(including cover) Package Fax No. 503-684-7297 Mail ❑ Messenger❑ Overnight ❑ Hand Delivery ❑ Pacific Corporate Center, 15115 S.W. Sequoia Parkway,Suite 150,Tigard,Oregon 97224 06/18/2001 13:00 WESTLAKE CONSULTANTS 4 95036847297 N0.472 GI002 DRAFT - tiSe.vsS;a dAlLy :uor--46h2ova> !I y Ow,,ry _ ;ED SUBDIVISOIN FI C .-CR ••. -T" s'(- • y i �i l ...•w'. .. . ..- fi I 4Tit *4 I ' IP' .i■lia.44 �� i , - / . ,,..- .. . .� Iv" ...• , - .••••• - - - . .. .. , , . • 7 �E ®► o F- •ME HOU j p , b . , 0; BE REM ri E.,� y : wi� //WA ,,,-,::: 11 4411p-I.E.; „..,:: ::.,,,,_ :PARCEL 2 ' , .::„...„ . 40.,_`AREA= SF / !...td ` . i Al . : PARCEL 1 .. k AREA=$,291r SF% • o .• o - • 1 'A t7iY` '• • �D OW S� �... d. i s 1�D_` P12OMM) Li f . l )tiG�� (..S CO( . s L) I b PititMcW (Tyr) D 03MAY01 1 III WESTLAKE BY TG@ i �. CONSULTANTS (Nc. CHECKED BY us !' ENGINEERING • SUP.VEYING • PL.aN:\l'G RE'1S;CNS 1, r- i1 PACIFIC CORPORATE CENTER SHEET 2 �F 2 13115 S.W. SEQUOIA PARKWAY, SUITE 150 (5091 684-0652 JCS NC. 1377_0,( :1 TIGARD.OREGON 97224 FAX 15031 624-0157 ti 06/18/2001 13: Ø WESTLAKE CONSULTANTS -) 95036847297 NO.472 D003 • . - . • DRAFTRIZ- I SC.-0.C..c taki &Ai 01 Mor ArNtov66 gy oiaubt_ 1 TEl —ia PROPOSED SUBDIVISOIN "P\i--:: ;:,.,,,, , • . t IC„_CR - T" .• A 1,,,..# ,i,,,\•c. • : 7.- ;:-`,41•11■ . ! .. - . . .,... . ., ,,. N.- -.or.-• 1 .. . .• 'li• ' ; ./ ,,,;.f.: /•,.• - .. .. ■ ,....41tpo%tsgi ; ' ,:.‘,V,--- • -,,::,'• .. .. .. . , . . . , : I • • -• •-; I - . • • - • **" i • . . . . ... . .. ...„ • - ' • , , .. -::•' ?: efikkt\..s.: .'"4'C'A- A -'_, ,:cif.:::::- . , i , . •41,, . i 1 I Ili i t • : , '•*,-,' i : : . . .4I■ A " 1 PA 1.411144111rfar ':.-.. 1 i s , , . , .. . . • . , . s _,,... • • • . . . . . . ,. ., , • . . . . • . • 7 ..,,.. 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FaikL Put]) (-yr Acci__& *a) &Pal ,tPite4..... 7- : : : : : 1 1 : 0-1 ciwzOme.-17ciAi 1,3 (nt s no • te . PROPOSED PARTITION PLAT Lb Ptitnui byt) TAX LOT 2100, 2S 1 500 ;ITUATE IN THE SE 1 /4 SEC 5, T2S, R1W, WM 7 :TY OF TIGARD, WASHINGTON COUNTY, OREGON , SHEET 2 OF 2 - 06/18/2E1E11 13:00 WESTLAKE CONSULTANTS 3 95036847297 NO.472 P004 . • , I 0 • i Ifr I 14 111111, :11`1' 111i; P. iil • d4 1;! :Till 1!■1!...i ol: , ,,, Fox. DISCVSVAd 61A) y GRAPHIC SCALE DR AFT L 40)- 4pmpvt-. 0 6444/V4 40 0 20 40 80 iiinieliimmnimmumm ( IN FEET ) P 1 IN = 40 PROPOSED St FT 1/ P IC ..• .: ::-,:.:., 040 : . : loK.N-N\ .:. % .- % ... ' • " • %.% Alik . . • i : 14 IIP ,..- • : : ,,,,, .,- • . .. • • • . , .• .. :, 4,..i.:i-.-- - ,.. ..; •,..,, . . . • . . „:..,,....., : : • , . , • . , . . ,..,. , „x:-•••,. ../:,..0 "" ,. 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'0\ . . • .. ., , , , . • , ., ', ', , • , , , , , ,. \ ., • , , . : : i ,,' •• • , :::z:-.::- :::,.,,::::;• ,:.•:,•;:::• •, .:•:- -•,..:.:•:-:- ••-,- , •• i 0 . . .- , . . ,... . .. , .. . • • . . . . . . . . : , . .: ;:.',':;-•g -,.::::.•,::.2. .PARCE % , • -- , - - " ". •. --,.--. a ., `, s. --• ..„ "„ - s. ":. % . . i . AREA=2:11 ., •„, ! ....."•.!:,..:K,.** ::z-,•:$:-:. ....:•:)',, PRAM4 N r". .-,, ,2, :.:,-:. ..:, •:,:. •:,:;::.• ORE-1 • s. ,. , - • • - - • • • . ,. .-::•:.::,. .-.;;-,I,.: • . .. • ... .. :,.,... •.. •. - --)RA-,1— • .• . -•. • „ . . ., ,„. .,.. .. 7--,.. .... . ‘..... ..• ,-:,:•:f.•,.., .. - ' ........24 / N.„..."-..,' N :',... N ACC-US 4A1b 01)&k4 SPRce,-riocx- .... •... .. . • • Od Mizr ar i)ke-IF(c., CJUAr- FrAmi_ Putr) 6-yf..) Acci,SS Mkg) OPIA 1)-I eaouza■IC-17clni • • PROPOSED PARTITION PLAT Lb PArai TAX LOT 2100, 2S 1 500 cd, SITUATE IN THE SE 1 /4 SEC 5, T2S, R1 W, WM ,-, CITY OF TIGARD, WASHINGTON COUNTY, OREGON n • • • June 6, 2001 . �^i �fl(r\ Westlake Consultants, Inc. CITY OF TIGARD 15115 SW Sequoia Parkway, Suite 150 Tigard, OR 97224 OREGON Attn. Doug Strickler RE: Costiuc Minor Land Partition MLP 2001-00005, MIS 2001-00008 Incompleteness Letter Dear Mr. Strickler, The City of Tigard received your application submittal for a Minor Land Partition and three Lot Line Adjustment applications on May 8, 2001. The development site is located at 2S105DD, Tax Lot 2100. This letter is to inform you that additional materials will be needed in order to deem your application complete. The necessary materials are as follows: • Please provide a service provider letter from USA with your application. The letter must be received before the application will be deemed complete. • The proposed partition does not appear to meet minimum density requirements. The property to be divided appears to be 26,147 square feet in size. It doesn't appear that any further street dedication or private streets are proposed within the parcel. However, 20% of the site area was subtracted from the gross site area for public right-of-way. If no more of the site area is proposed to accommodate streets, the maximum allowed (�— density would be 26,147/5,000, which equals 5.23 dwelling units. The minimum allowed density would be 80% of this figure, which is 4.18 dwelling units. Please clarify this matter. � • The trees proposed to be retained on the tree preservation plan don't appear to leave an 2 adequate buildable area for homes, especially on Parcel 2. Please clarify)8tio locations or provide a more realistic assessment of trees that will need to be removed to vetl (o,�� accommodate development. (.0 .�2►1- Although the partition'application is not complete, planning staff will begin review of the lot line adjustments. If you have any questions regarding this letter or your project, please feel free to contact me at (503) 6394171, x407. Sincerely, • • Kevin Young Associate Planner cc: Land Use Casefile No. MLP 2001-00005 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772 • • Applicants' Statements Lot Line Adjustment A The owner of the two properties in question(Washington County Tax Map 2S1 5DD, Tax Lots 2000 and 2001) wishes to adjust the property line between them to enable public Right-of-Way to be provided from within Tax Lot 2000, which is already a part of the approved Pacific Crest Subdivision. This will enable the construction of a road connecting SW Mistletoe Road to the east with the street network proposed for the subdivision. Lot Line Adjustment B The owner of the two properties in question(Washington County Tax Map 2S1 5DD, Tax Lots 1900 and 2001)wishes to adjust the property line between them to reduce the size of Tax Lot 2100 in such a way that it may then be partitioned into three residential building lots, similar to the lots that have been created as a part of the adjacent Pacific Crest Subdivision. This property is also the subject of a Minor Land Partition application. Lot Line Adjustment C The owners of the properties in question(Washington County Tax Map 2S1 5DD, Tax Lots 100 and 1900)wish to adjust the property line between the two properties in order to incorporate a portion of T.L. 100 into T.L. 1900 at its northern boundary. This will mean that all of Tax Lot 100 will be included in the plat for the Pacific Crest Subdivision and all of Tax Lot 1900 will be outside the boundaries of that subdivision. Lot Line Adjustment D The owners of the properties in question (Washington County Tax Map 2S1 5DD, Tax Lots 100 and 201) wish to adjust the property line between the two properties in order to incorporate a portion of T.L. 201 into T.L. 100 at its southern boundary. This will reflect the sale of the segment of T.L. 201 in question to the owner of T.L. 100 (Robert Erickson). It will also allow the parcel in question to be included in an annexation application to the City of Tigard and the plat for Pacific Crest Subdivision. HWCIladmintADM IM137703.011Pacifc CrestlPlanlApplicant statement for LLA's.doc Pacific Crest—Current Property Line Adjustment Applications Exhibit#3 BONNEVILLE POWER ADYIMSTRATIDN 0 TAX LOT 500 210° 250150A TAX LOT 2400 2501500 TAX LOT 2000 2501500 • r TAX LOT 2200 /' 2501500 • TAX LOT too 2501500 /// , - TAX LOT 2300 ` EI r TAX LOT 300 �.—I 4OT 201 TAX LOT 1900 250150A 2501500 2501500 ,'f TAX LOT 1800 2501500 TAX LOT 1700 2$01500 TAX LOT 1500 2501500 i ' f TAX LOT 1400 • • . 2501500 f TAX LOT 300 I t 2501530 J I 0 0 0 . f f TAX LOT 400 } y 1 j 13 "__"_ ___ 201300 „°� N4- ° 1000® .. ,-- •.---:'..-,.-:7--:.-1:-'''',...1. 14: .= • • . . I I I 1 I I I 1 S.W. CATALINA DRIVE 41.- 4, .<?.. 1"=300' r-P ,■\>' xv , TAX LOT 400 TAX LOT 500 TAX LOT 201 ! Z 5. • TAX .7 1.. 0 P < cr cn -2 o a ... ce 0 a L., _1 -.'j IL 100 to TL 1900 = 1.225 Acre TL 2000 to TL 1900 = 3,019 SqFt Z TL 2000 to TL 2100 = 201 SqFt II Z TL 2100 to TL 1900 = 1.460 Acre e\-■ t. 0 M TL 2100 to TL 2000 = 0.398 Acre 0,4 A•11111h.... - S.W. MISTLETOE P.0.8,_ # , A Alk.imommooloi DRIVE ilipe ■ g n TAX LOT 1800 g A A Fe% Pld TAX LOT 2300 TAX LOT 2400 W. SUNRI LAN A 5 4 89 EXHIBIT MAP DATE 4/30/01 FOR "PACIFIC CREST" P.L.A. 1 DRAWN BY SE 1/4 SEC. 5, GRA WESTLAKE 1 p i CHECKED BY CONSULTANTS INC. T.2 S., R.1 W., WM - ENGINEERING • SURVEYING • PLANNING WASHINGTON COUNTY, OREGON REvisoNs PACIFIC CORPORATE CENTER JOB NO. 1377-03 fl Hes saw. sgpsuARKwAY, SUITE 150 FAx in ligrolIF o_._. ' e • !A . n WO -sv0 O i9oo -2D00 0 I L DO-21'00 r • @ d o0-Z-000 I • • • ki i r l l t I ' l ' r I ; • l I I I o> 1 .v a ' ' n I I I I t _. - ; w j o O i -`--------A eo ------------------------------------------------------ --- /0-,,..--. 1 p::::---------------------------------------- -------------;------- o . O 4. ( 0 I x o ND"0r 8 — S co ° N °o 0 o u o o °o "'a' 0 _ I 0 — ,.. I --- T + 2 ' s a 1 03 i • _ ,o I I I ; I o v 3 : I f : A IC o N Di I g in> C CD 8 IS CL ox -0 / 0 °I t N o 0 0 o o o o o I z> 0 -1 : 00 ® ZCO � I I . m • 0 n < , CD ® v { j ,; y ® 0 I- • , zu CL b 0 N > D I c ® ' I i co I v I o • CO ; - I ® -.4 -to I o r. I 5 to ,,,i.., / .4. VI — o •0 0o ,® f 1 % ;t 33 0 C.-LOT LINE ADJUSTMENT APPROVAL CRITERIA N Section 18.410.040-Approval Criteria: ox This section states that the Director shall approve or deny a request for a lot line adjustment in LP r- writing based on findings that the following criteria are satisfied: oo-4 An additional parcel is not created by the lot line adjustment,and the existing parcel reduced in N u> o size by the adjustments is not reduced below the minimum lot size established by the zoning o 0 district; o'- The proposal is to modify the common property lines between tax lots 400 and 500, 1900 and 2000, 0- 1900 and 2100, and 2000 and 2100. The lot line between tax lot 400 and 500 will be moved 90 I---, NA deggrees so that tax lot 500 is entirely within the proposed subdivision and tax lot 400 is the flag pole - - - -- o poilion of the original lots. Tax lot 400 will be reduced to 2.66 acres and will have a width of ►------- o approximately 10 feet. Due to the topography,much of the revised tax lot 400 will not be able to be developed,but the lot will continue to have access off of SW Mentor Lane and Fern Skeet. Tax lot I 500 will be increased from 2.82 to 8.74 acre's. The applicant is also proposing to adjust the common -- lot line between tax lot 1900 and 2000 to incorporate the-flag pole'previously on tax lot 2000 into lax N-r,- N-t lot 1900. A third lot line adjustment is requested to flip the western portion of the lot line between lax > lot 2000 and 2100 by 90 degrees. The fourth lot line adjustment will move the lot line between tax lot 0 iK m o x 1900 and 2000 up slightly to the east. The fifth lot line adjustment shown on the plans has not been U r Nr formally applied for or paid for. A condition of approval will be the payment of the application fee for o 0-I 000 this fifth adjustment. The filth adjustment will move the lot line between tax lot 2000 and 2100 to • accommodate for the extension of SW Mistletoe into the subdivision. The net result of the five N adjustments will be that all of the area to be developed within the subdivision will be separated from I g the parcels surrounding it. This will clean-up the area by eliminating many of the existing flag poles. M The resulting areas for each lot,after the adjustment.is as follows: TAX LQTi.' ..+•'::' AREA BEFORE ADJUSTMENT AREA AFTER ADJUSTMENT = 400 _ _ 8.83 acres 2.66 acres v: 500 2.82 acres 8.74 acres ..• 1900 _ - 2.98 acres --- 4.66 acres r '�' --- - . - • .. • • _.. ..--........ ..-..- ..--- ••-•- -•----•------•- 2000 7.iG acres G.40 acres•2100 -•' _ �� 2.5.r ncres 1.fi5 acros lit r An Shown,the Int mints lot Ilia lets:Met the adjustments will continue lu exceed the minimum Int size ul 5.000 titpnutt Iettl and no new lots will ho created as:t Iesult ul Ilu:tut hit:atljusttnents. a r I I I ' s I - I I A 1 ! , 1 I i ii f In ' ! 1 1 • 0 I > ill r- I ° ' -e� l i 1---------- I 0• \, -----------------------TL--400----------•----------------- -: j 2. \ ..............1................................................................ . isi >- . 1 ! I -1 i 1%) Ir rt I I SO CD 1 0 O O ' I 0 = r O 8 ((1f, O l o I Nye i 0 i 7 _ _ ___ _ _ __ _ __ i = s J T 1 i tI II 1 rn in VII TS mg i ;\ ! -U I I i 0 I ,e I I I ;I CD 0. "1 N-1 I N-1 $ -1 `. ►.)-0 = o i o 'ti ox -r b_ '0 0 0 0o I oo = do tar- • O I 0 O I O N p -' o CD 0 0 O O 2 • I O ‘,,, I I • ,. I CD { I I ` 1 I a i r r I Z j' II • I VI I i! o O • • t - ! \ ,.I„ !' • •�` f i C 3 N Om 1. v 1 I I 1 I 1 t *�\1/4... h•• -; 1 c.-LOT LINE ADJUSTMENT APPROVAL CRITERIA I -4 I Section 18.410.040-Approval Criteria: r- I This section states that the Director shall approve or deny a request for a lot line adjustment In I INg wil ling based on findings that the following criteria are satisfied: o0 An additional parcel Is not created by the tot line adjustment,and the existing parcel reduced In N'size b the adjustments Is not reduced below the minimum lot size established by llte zoning ; o !district; . I r ! !oo The proposal Is to modify the common property lines between lax lots 400 and 5000900 and 2000. I 1900 and 2100,and 2000 and 2100. The lof line between tax lot 400 and 500 will be moved 90 I---i no degree,so that lax lot 500 is entirely within the proposed subdivision and tax lot 400 is the flag pole o portion of the original lots. Tax lol 400 will be reduced to 2.66 acres and will have a width of approximately 106 feet. Due to the topography,much of the revised lax lot 400 will not be able to be developed,but the lot wifl continue to have access off of SW Mentor Lane end Fern Street. Tax lot I I 500 will be Increased from 2.82 to 8.74 acres. The applicant Is also proposing to adjust the common t lot line between tax lot 1900 and 2000 to incorporate the'flag pole'previously on tax tot 2000 into lax NJ.4 ' N-1 lot 1900. A third lot line adjustment is requested to flip the western portion of the lot line between lax sot I rn k lot 2000 and 2100 by 90 degrees. The fourth lot line adjustment will move the tot line between lax lot o I g 1900 and 2000 up slightly to the east. The filth lot line adjustment shown on the plans has not been o o I or formally applied for or paid(or. A condition of approval will be the payment of the application fee for o-' i e 1 I this fifth adjustment. The filth adjustment will move the lot line between lax lot 2000 and 2100 to a i nil ccommodate for the extension of SW Mistletoe Into the subdivision. The net result of the five adjustments will be that all of the area to be developed within the subdivision will be separated from 00 o i the parcels surrounding it. This will clean-up the area by eliminating many of the existing flag poles. The resulting areas for each lot,alter the adjustment.Is as lollows: -- ' ) =6 TAX LOT. 1•:' AREA BEFORE ADJUSTMENT AREA AFTER ADJUSTMENT 400 acres 2.66 acres .� 500 _ 2.82 acres 6.74 acres 1900 2.98 acres 4.66 acres 2000 7.16 acres _ 6.40 acres it IV 2100 _.....— 2.55 acres._. i_ ..._. t— rss acres -- __. -- An shown.the lot:was Iur ttII Ii tic:slier thr!HIljusbmrnls will clmlimme to exceed the minimum hit sire sot 5.000 swims Ice);soul uu,tr:w 4,ls will bu t:rwiletl as:,n:salt ul thu lid 6111i as rvttlfiT n M It . .O t W ` ... I °s 1 0 ; ; n , N N r 0 .-0 o2 1 0� •I yob o p=lV ` la- N I1 I 11 V i i 1 I O 1 i P 11 °8 II ,.-N }! co I 9 I ' o F..)0 1 v. ■ i...2...°-.1. .,\ J o I I IA1 IA '' r N I C ' o I . • - • O air , CL. 1 a • 1 g d lui I ot 1 Ii , N 1-mD cv a 4 I i \ i S -- --- -- _ - — mall • d CD I.-- T CD 6 O I L D. 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I m .6BAc.° O W W Y 0 = _ o W 1 W 3 C.S. 11339 op d C.S. 9831 m °'WI p S 8 0 - 332.9 01 .1 0 z m 5 4 au S 89° 49'E 357.9 N N 426.28 150 212.90 _ _ - S 89° 50' E 193.8 2S 15 D D • LIC 148/546 - - - - 5 89°50'E 208 357.8 SEE MAP 25 I 8AA — — _EASEMENT 91.39001 ,,• — 8 9 PAE -- APPLICA- TicW do,VfE &4'Ce /12Zs • • CITY OF TIGARD • A PRE-APPLICATION CONFERENCE NOTES • a' Community(Development (Pre-Application Meeting Notes are Valid for Six (6) Months) . • shaping)1 Better Community- I RESIDENTIAL PRE-APP.MTG.DATE: STAFF AT PRE-APP.: L d T�s)— AGENT: Jok'l g 'Hk,ti • APPLICANT: n a Phone: ( ) e_ 7 Phone: (S03) 6'25= 77/0 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: - TAX MAP(S)/LOT #(S): 'C T/4 25705-DO Tie 1 261°60,,,d 2/W) NECESSARY APPLICATIONS: L; e 4iuslcK.e`t� . PROPOSAL DESCRIPTION: TD eXA S7 17-1-2 6cc , cf5f Tam Ld s 2-1 eJ1 2100 70 w - 7-Lerre. a-fi 4pv ,R7 e rems vT P o r o✓ d-kt 2660f(o sde ncTf COMPREHENSIVE PLAN i.-43'Om MAP DESIGNATION: /"IQdLf`►1. j ESi?3 'es id'eAl cce/ ZONING MAP DESIGNATION: R - 7 m' L ta, Ve°otst/Y jz°Slcieof rG, ) CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: Ote-51 P--�nee( d ,ovx piewce.c ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. > 10 i MINIMUM LOT IZE�q. ft. Average Min. lot width:CO ft. Max. buildin height: 3/ ft. Setbacks: Front ( 7 ft. Side ft. Rear 15- ft. Corner IL) ft. from street. MAXIMUM SITE COVERAGE: ) % Minimum landscaped or natural vegetation area:2 %. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE • A AA , LAND K I SUBCOMMITTEE(S)PPROPRI TE CIT of their FACILITATOR proposal. A minimum AND THE of two MEMBERS(2) weeks between OF ANY the mailing date USE and I�J the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. (ITY OF TIGARD Pre-Application Conference Notes • Page I of 10 Residential App6ation/Phnning Dimon Section • • • NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to peS consider an application incomplete and delay review of the proposal. The applicant should review 1 S/ the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package.- The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type • . p of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.105 and 18.165) I P Minimum number of accesses: Minimum access width: ) s Maximum access width: Minimum pavement width: t�� . WALKWAY REQUIREMENTS (Refer to Code Chapter 18.105) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each N • residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. P RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as (-\--0-e- specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s).from the gross site area: �tPV All sensitive lands areas including: ➢ Land within the 100-year floodplain; b e ,,, 1 ➢ Slopes exceeding 25%; l-� `O ➢ Drainageways; and V c ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. „et_i Public right-of-way dedication: .`5t �➢ Single-family allocate 20% of gross acres for public facilities; or t: � ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. A I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS .. Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20%)for public right-of-way 6.534 sq. ft. (15%)for public right-of-way • NET: 34,848 square feet . NET: 37,026 square feet 3.050 (minimum lot area) - 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD.MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 R,sid,n1111 AppI a on/Pbmniot Dimon Section • • SPECIAL SETBACKS (Refer to Code Section 18330) ➢ STREETS: ymiA-e- feet from the centerline of ➢ FLAG LOT: A TEN (10 -FOOT SIDE YARD SETBACK a.•lies to all .rima structures. c) (/ D ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.] FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730] 7 MAXIMUM HEIGHT OF 1'h STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. .` f---cte` cLe / so /e -671-0Ailyp 15 ,sed The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: l ' • o feet along north boundary. feet along east boundary. 0 feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: . LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 10 Residenuol Appluoon/Planning Division Section . . • • PARKING (Refer to Code Chapters 18.765&18.705) ALL PARKING-AR S AND DRIVEWAYS MUST BE PAVED. > _ Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. ➢ t- tip e-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. > Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. -A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL 7 . DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON • UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- t application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.775.080.C1 ? When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be Dsubmitted which addresses the approval standards of the Tigard Community Development Code 1 Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. p-t,_UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a i\0 ® vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive \ d -y,,2 area. Design Criteria: &• ` V The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table x k,,5' I identifies the required widths: J,J CITY Of TIGARD Pre-Application(onfere ce Notes Page 4 of 10 Rnidentul Appliation/Plnnint Divwon knion • • TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT - WIDTH OF VEGETATED . 'TO SENSITIVE AREA4 "CORRIDOR PER SIDE5 • Streams with intermittent flow draining: <25% - • 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet + >50 to <100 acres 50 feet • • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <-25% slope), add 35 feet past the i top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: • NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended . for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.CJ 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, p or conditional use is filed. Protection is preferred over removal where possible. 1 . . CITY Of TIGARD Pre-Application Conference Notes Page 5 of 10 Residential Appliation/Phnning Onismn Seam • THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; • ➢. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires' a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. - TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.190.060.11 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.795) • The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Aaidtnliil Appliation/Phnning Orman Section • • WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.197.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain-and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS)AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18397.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: • Native plant species currently cover less than 80% of the on-site riparian corridor area; . ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; CITY OF TIGARD Pre-Application Conference Notes ' Page 1 of 10 Residentul Apphutian/Planning Dnision Section • • D That there will be no infringement into the 100-year floodplain; and D The average slope of the riparian area is not greater than 20%. FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. > Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 1?1 '). 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1Y2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. Aft` c f�Afl W.1S CODE CHAPTERS fs- f 18.330(Conditional Use) 18.620(Tigard Triangle Design Sandards) 18.765(Off-Street Parking/Loading Requirements) 18.340(Directors Interpretation) ^ 8.630(Washington Square Regional Center) 1 . 18.175(Sensitive Lands Review) 18.350(Planned Development) r V 18.105(Access/Egress/Grculation) 18.780(Signs) 18.360(Site Development Review) fJ /18.110(Accessory Residential Unit) 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 1 " 18.715(Density Computations) 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 18.795(Visual Clearance Areas) P z18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.197(Water Resources(WR)Overlay District) 1 8.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.198(Wireless Communication Facilities) 18.410(Lot line Adjustments) 18.740(Historic Overlay) P 18.810(Street&Utility Improvement Standards) 18.420(land Partitions) 18.142(Home Occupation Permits) • 8.430(Subdivisions) P 1 8. 745(landscaping&Screening Standards) . P-- 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) _-_ 1 8.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) • CITY OF TIGARD Pre-Application Conference Notes Page 8 of 10 Residential Apploaian/Planning Divisan Section • • • • ADDITIONAL CONCERNS OR COMMENTS: l/vtli eve � e+Mera � �°- ® cte e�,c �9b vq Pd`c cz ; ..sec 10 1. . 0. 0 ,ti6 i ebillhaw1 540c41) , 1 1e s�1 ck s,,4c-e le e& djk<<ct't` Qs /ei /10,e. P/ease fe. ;-F 7`Zt p P `s g t c1u� I1 6 �e ktiLej e51/` �c �� s S w rp e 4.4-1045t See r0:71 1i`aPnrP w /h ��V y She st a`t� p/ease frry s GYpw— 1a� v e -� uv�P pert;_ :©h c9� e . re llo K7 felet C`,, a. - ' rN A- &1 - d e COit / 1.2 red di 11 CO '/ N/, "// lab "/ s - • w _s.- l Lei 6o r`1164 e +re rd`eci g-e1-11-10,A 0=z r`✓ zz i v-e_ (Al us GtC:4�(t&-C ,°/ia ti c ea LA-t72-1_ $ec i OLA Notce -teo 721 - I w;a hey lt6 nc� . See sems/ ..c ri Is rE'�a � ��t�z��i (hr� //sf A ' /c i ✓' .' ..� " : dr. rye rr; 40 • '4 ,• c, ac %tecS I PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on,the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at'the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days. of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY Of TIGARD Pre-Application Conference Notes Page 9 of 10 Residenti2I Application/Planning Dimino Section . . • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land' use decisions. An appeal on this matter would be heard by the Tigard 40 low I Vect1 . A basic flow chart which illustrates the review process is available froofT�the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884] PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. - BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). • • PREPARED BY: )k /I h lBu • CITY OF TIGARD PLANNING ION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1291 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: I8-Jan-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes • Page 10 of 10 Reidtntial Appliation/Plinnind Division Section • • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171.k Staff: vl YOGte, Date: `T/0k 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) • Impact Study per Section 18.390.040.B.2.(e) • Copy of the Pre-Application Conference notes • Filing Fee * 2. PLANS REQUIRED rA In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this ,p chec • t provides details on what information to include on each plan): /Vicinity Map P D ❑ Preliminary Grading/Erosion Control Plan P xisting Conditions Map p ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map . ❑ Preliminary Storm Drainage Plan PPreliminary Partition/Lot Line Adjustment Plan P ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan 0 Sign Drawings p ❑ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends o the type of review process. FOR'.AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES COPIES OF ALL APPLICATION MATERIALS. 125 ' raefillOIA- City of Tigard Land Use Application Checklist Page 1 of 5 • • • 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" =10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural -drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ • • Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential • ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ • Location and type of noise sources ❑ • Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • • Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map • The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date - • ❑ Boundary lines of tract to be subdivided • Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ • Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting _ ❑ • Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and-dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be.shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ • Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and names of streets,easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4'above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ • City of Tigard Land Use Application Checklist Page 3 of 5 . • • Site development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ • The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways • ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ • The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas ❑ • Above ground utilities ❑ • • Trash and recyclable material areas ❑ • The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site Cl • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ • Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan • Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ • Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan • Proposed right-of-way locations and widths ❑ • A scaled cross-section of all proposed streets plus any reserve strips ❑ • Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ • City of Tigard Land Use Application Checklist Page 4 of 5 • • • Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage.of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height ❑ • • is\;curpin\masters\revised\checkl ist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 03/08/01 THU 10:45 FAX 503 598 1960 CITY OF TIGARD Cj002 r • • Alk ....... PRE-APPLICATION ; ' : CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION _ c -;r._.:::jai airi:S • ;.c ,:,.:` . __�•;;_=_ _ 0-7S7'AFF=1JS -`ON a - Y;y =j : Applicant: '"o�ip�s Li? TR.r:r y "' y s �_" .r 4 Address: 2r.715 S\�l V..stc Er._ ZA. Phone: =;Irk_ - .3 °?' =I,.• - •:.: �, ;_=-;t , City: Std .VooiD 0R_ Zip: `�7t'4 0 fZOCeipf-: o': =:4_ . .. �•,= "1 -z.4.- ., <' plicabo is depTe ":-W.. ° •�:: -,,.-:- :;:>:; •Contact Person: Toti : Phone: o .b ZS, f- 1 -" N �KI t'1 5 3 9 7/0 -:x �'���'�;.��. ��'`'� � ::.,�—'''�" � `"�'1*�'°' a1-°. -�:y am:• �•.�:; :.;-a Tfu �->--:a :• Property Owner/Deed Holder(s): _ ; �' '4t= -.1( _ ^=f, _�; Awn v .�-`rr`' �� car<x9;3.`:,:x•:s=.. 4. -::�..-, .,. "-rte=;`I_t;.i:__c=•:�._ .i`��i4F+�;.: 'r�- Address: o `170 .__:rc- ani: :,wi`:=.*•�"s4 •= '�__: .� �: :.-•_� �.0• box 23ogY3 Phone: 5 3.SZ`f. 9 „_._ - ''PRE^7PPw FiELDITH==t^ w: 2 , City: i G,al. D Zip: /7281 sYev tev,l2s/2000'rarp —fieis Ori:ApDIZeQ sfto : APPLICANT'S Westlake Consultants, Inc. REP: 15115 SW Sequoia Pkwy., #150 Tigard, OR 97223 . REQUIRED SUBMITTAL ELEMENTS Cow'tewt. task ScAa-tsk,. RIoNe-• 503 •6 By,065Z (Note: applications will not be accepted without the required submittal elements) Tax Map &Tax lot#(s): \VG. 4, .2-51/0 5 D T ' 1.Qr5 , / Zocpc, AuD 2.2*a/0° (' t ."9 UP,B _ Pre-Application Conf. Request Form Aloe aeF 49S' • PP X. A& 4 AT 6iZ /2 COPIES EACH OF THE FOLLOWING. Site Size: TA% LL1- 2.aoo to.'Lo Ac.. !o.84 4c TAX Lor 2ao1 / 0 I . GS do • t .l R Ac. . a • Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this fcrm are required to be ` ail Plan. The site plan must show the submitted by the applicant and received by the Planning Division a ■ proposed lots and/or budding layouts minimum of one (1) week prior to pfficially scheduling a drawn to scale. Also, show the location pre-application conference date/time to allow staff ample time to of the subject property in relation to the prepare for the meeting. • nearest streets; and the locations of l driveways on the subject property and A pre-application conference can usually to scheduled within 1-2 • / across the street. weeks of the Planning Division's receipt of the request for either Cfrj/ The Proposed Uses. Tuesday or Thursday mornings, Pre-appl cation conferences are one f11 hour long and are typically held between the hours of , © Topographic Information. Include 9:00-11:00 AM, Contour Lines if Possible. • © l If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLB project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE - ,Community Development Code). INFORM THE CITY IN ADVANCE SO THJ,T ALTERNATE ROOM El Filing Fee $240.00 ' ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. �d - S- Ufl 1,02o Pre-Apps (CD Meetings) April2001 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Tuesday, April 10, 2001 8:00 • 8:30 9:00 Pre-app **NOTE: ONLY SCHEDULE (1) PRE-APP THIS DAY! 9:30 10:00 Pre-app appt Len Schelsky LLA 503-684-0652 2s105dd-02000 & 02001 10:30 11:00 Pre-app DO NOT SCHEDULE 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 9:21AM Tuesday,April 03, 2001 Receipt #: 27200100000000001356 Date: 04/03/2001 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2001-00026 [LANDUS]PreApp Conf 100-0000-438000 $240.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check WESTLAKE CONSULTANTS 0 6517 0 $240.00 TOTAL AMOUNT PAID: $240.00 r, 6 • • Proposal Description: The applicants wish to pursue a three step process to achieve the desired results for their property. 1. A Lot Line Adjustment whereby the lot line between Tax Lot 2000 and Tax Lot 2100 collapses to a straight line with an east-west orientation and moves to the southeast to become the northern lot line on the eastern-most branch of Tax Lot 2100 (See diagrams below). 2. Once that Lot Line Adjustment is approved, the applicants then will seek to annex the area that includes Tax Lots WCTM 2SS105DD, 100 and 2000 and Tax Lot WCTM 2SS 105DA, 500 (as approved by MIS 1999-(00015—00018) and record the approved subdivision. 3. When the annexation is complete, the applicants will then record the final plat of the Pacific Crest subdivision. When that subdivision plat is recorded, Area"A" will appear as a remnant of Tax Lot 2000. The applicants will then seek approval of a Minor Partition of Area"A"into three lots suitable for the construction of single family residences. Ex gin cr : ArrfcovEp: 1'proe,2: , (-sr( N►15 1999-(OO6 .ooal8) WITH 6u6v. 1999-eeoo3 r 1 or sfe -jtEcc(i;o£D TAX Tax TAx LET .‘;01- LaT 1900 10 1q 00 TAX I-or 2000 TAX, Lor Zoo° TAX. 2.9 1 Tikx Leer 2too T ,•- 2,i 00 ARrs AJ ; LoT LINE/ j�x. LET 21u0 t'-'` I.=1. 2100 " L•T 2io0 f I - IIWC IIadminlADMIN1123901.981Pacifc CrestIPLANNINGIPre-App Proposal Description 032901.doc , __J ik - DR.7< ------1- IJ02 I 1 .. 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I 1 1 1 I 1 i —_-1 I . • \■ 4'■ le • i 1 I i 7-7---7171- j ; ii 1 , 1 ; 1 1111111111 ..4001111011/j I■t■ 4 41. . • i ili i 0 1.____I ._., , --•.. : i i--:-J ; ; "URBAN SERVICE AREA" winiimitie A . ..„.....11110111* IIIIi■ tic' *-11.% at lip le ' --- ft-----71 11 i . - •• .... 70-■• . alb 1 ---_, ; i i i • .,,alsollta-..., -Ty=.mop! lis" ... •11._oft. I ='1' 5I 1 I E— ; i i mmi ill I•L um. ,,1 I zi—r.--- ; 1 SUB 1999-00003 mmiorpnimultnigwasimme---r _ elta..51.„..--. •\_i ,,II u___I I , . . aim mg. ftillmmomm avow —.4., isaw ,,, ...., MIS 999-00015 11111 Ma 11101pria: iii • '11 .a■ . •N wiii , 7. -1, , ...._.1 • 1--?! ; --1--; N. -901 -ai II NW' 1111 ir \\----__:i \ I, 1 114/.____ ) MIS 999-00016 • : ' • Immum...imurae li I 1 t• - \\./- 1 I t-i-- -4(7 ! __4'%■ ' —:: MIS 999-00017 . Immour-Ilulti-Neal • . , . 1111:IC 111 tk\\\.\\N7 1 r....4): . 7it,...-...-it.._e: 1 1111111'I'm wil \ . 1 Subdivision i Boundaries ! ,/---:. r-----.... I MIS 999-00018 ' SLR 999-00004 . lulu IIIIIIN S'N'•tx1/4.N. . .." 1111110 NAZ 7 subjec . s.\x___ . ..NX1/40X‘X‘14XXVIN.N.\\,.\\\ NXN.N.VONNVolk&N.VNINIVVVON.N.NNVOZ■ X% . Vt•VeNkNXNX‘XV\\*\\NI 0\1 4\74 . A .i`t-' 1 k,2)74. PAC FIC CREST tiaz mi tax lots • ..... lo• . mom NM II =NI NM 11 1111111' aim 111111.1 II I 1E116& - 'lib IIIMH.sze.no.r..vozat...Nwt..N.N.N.Nzwtekm..xvo. .... ISX■XXSNION.X\VA.XX•I%Val%X.NNX.N.N.'1/4 1 , 7,. .,,_, SUBDIVISION ,■:. % . *, —N--,c--7— ..■., A, , - ,s, ■ • ' ., ■ . - \ / 4-f,.P.1 . . • . . •-"•,----14• 17311 4 v ■,.2-■ ..:.--1,1 // 'i* 4 i ,.,°4\\.'.\\..\\.\,., / „, ■i A i I I:- / .,• : , ,, \S„ . i • 1 \‘k...,,t,‘‘,.\\\\..N1 ,___:—.._.) 1 ‘ • , N . . Iplik i / \' .`", -Roo . . • il•d'i-i,V ! or Lin 4A N I I 1__1 \ ' elPits 400 800 Feet I i_ %Vkski4 -,; I 1 . lo• ,L1—!• 1.1..SHIRE DR 7. 1"..58B feet . . 1 • Ns S4 I I i I 1 : ■ : 1 1 I ■ I ; i 1 1—• i, , Pg. ' 7 mi%.1 . / , , : ,, 1 --,,..1 .......< 1 1 li I i , • . 1I , 1 i 1 0 , • , I ! / : ' k s-4)— 44 4Uk.I. A 1 ) IN I. 1{ . m , , ,_ . , 1 r ,...T.- ... .___ r__.il.,(N-1 City of Tigard ATAh , H i .:.t"AIL/i A.11 1 i I 1 1 ... I . .1.---1 1F---1----; ; , H.,,_._. N.sils.4-7 -TIF ,,,...t-1,/, information on this map is for general location only and should be verified with the Development Services Division lk , --:iiik-..) I 12125 SW Hall Blvd 0 r----- 1H111 - 1 . ‘ aft.1 ._. 1, 1------:---; I 1 ,,__)____._77.. L, ,__, . . . , .__. . ,..., ,___, ,..._._..; f —I 7 : .17; i iers-sr! Tigard.OR 97223 (503)639.4171 , • ! i : 1 , • i_ __,....L...,/.. , /. . /0/,,,,, : httpl/v.ww.ci.tigard.or.us _.........__ ...._.... Plot date: Feb 17,2000;CArnagic\MAGIC03.APR Community Development CM°Mous --1 I .II__�_J I I 1 I I \`�'—_1� •...'t` i� I �1-- I I I I I I I I ��. Ni ,r --f' I I I I I I I I ). ‘,e I I I I I I I I I I \ V . •--1r-i 1 r ri 1 1 I \ ■` I I 11 \ C 1 1 1 1 1 11 1— 1 ' I F \ _LLL1-1- 1 g Fl. _ O. r3} 1 E----1 I 06 • ,_,,,--;-1■71 i :I .1 ii 1 1 1 1 1 1 1 1 r--- 1 1 1 1 1 1 1 1 1 1 1 1.--— 1 1 1 1 ylyyyiy I 11F -` 111J' rte` hri 6• § 1 ,, , .. ..,#.tig i * F >— I 1,1" 3 '-'fi Z R Q\s.41T : 0, rilliliiii 6 • 1 Z J 44 0 mai CI 0 Ii iri , d llltllS • -1 ° 0 R n • I LU . cill\ " .' aw b ., J i I- \\\ A m �/ • ■ plc . :Its *. .■ \\\ I " - 1----i 1 121 I 1 1 , I o • "URBAN SERVICE AREA" O �' SUB!999-00003 MIS 1 999-00017 liv AR MIS 1 999-00015 MIS 1 999-00018 SITE PLAN MIS 1 999-00016 SLR 1 999-00004 (Map is not to scale) N PACIFIC CREST SUBDIVISION • • f K. NOTE �� , . I;-��:L'YSy � �T� E o f,CS{ 0 7 '' 1. .r� i':~_ rti_�-�{•. -„ p },1 •%'".--- -Y� .' .t3s '�.: .'s ^c -W3.''` s.' _--` i. - k.a -7+�i s'+ =-::111 ... ' S : • C._ : ::_ .. s : f TI GARD t '•I BDIViSION= SAJB; 1'999x)0003 CD e y �or ttmun len - - :PACIFIG RESTSUBDI\ ffi10 • ABeCfetommuni 120 DAYS = 06/13/2000 SECTION I. APPLICATION SUMMARY "URBAN SERVICE AREA" FILE NAME: PACIFIC CREST SUBDIVISION CASE NOS.: Subdivision (SUB) SUB 1999-00003 Sensitive Lands Review (SLR) SLR 1999-00004 Lot Line Adjustments (MIS) MIS 1999-00015 through MIS 1999-00018 A request for Subdivision approval on all or portions of 7 parcels of land totaling 18.9 acres. The proposal involves 4 adjustments to property lines to create the 18.9 acre area being subdivided. The proposal also involves Sensitive Lands Review for developing on slopes 25% or greater. The applicant proposes to develop 80, single-family residential lots. APPLICANT: Farmer's Land Trust APPLICANT'S Westlake Consultants, Inc. Attn. John Rankin REP: 15115 SW Sequoia Pkwy., #150 26715 SW Baker Road Tigard, OR 97223 Sherwood, OR 97140 OWNERS: Constantin and Adriana Costiuc Robert and Sarah Erickson PO Box 230943 1371 Aster Lane Tigard, OR 97281 Cupertino, CA 95014 Michael and Jeanne Davis Brian and Karen Pautz PO Box 23144 9685 SW Carriage Way Tigard, OR 97281 Beaverton, OR 97008 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential, R-7. ZONING DESIGNATION: R-7. LOCATION: The subject site is located west of the terminus of SW Mistletoe Drive and is directly adjacent (west) of the 100-foot Bonneville Power Administration (BPA) right-of-way (ROW). The 7 parcels involved are identified as WCTM 2S105DD, Tax Lot 100, 201, 1900, 2000 and 2100; and WCTM 2S105DA, Tax Lot 400 and 500. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.410, 18.430, 18.510, 18.705, 18.715, 18.765, 18.775, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in Section VI of this Decision. NOTICE OF DECISION PAGE 1 OF 40 SUB 1999-00003/MIS 1999-00015/MIS 1999-00016/MIS 1999-00017/MIS1999-00018/SLR1999-00004 PACIFIC CREST SUBDIVISION • CONDITIONS OF APPROVAL .: K : ° - ' '10 T gCORD1NTHELT LN" UST tire. _ N;W - TH LflLO1NIN Nfl T1ONS A�B SMIMED,, ,. _. ..:� _ .�,3..?:3•�_. ..__..�6:. .�fy, .>- :�.,. .:.. .-°-xr��sa=an,e...:s•�nsar.._ �.••..-> ._�_ ..�*. .."�.:%� - 1. Prior to recording the lot line adjustments, the applicant must pay the required fee for the fifth requested lot line adjustment. The fee, at 50% of the original fee (due to concurrent applications) is Mgr PRIOR T.O COMME NCING ANY ON- P' QINCLUD1NG GR DING,!EX4*A1_ ::���..�.::,::<::.;=�°;��: YON,. R-1=ILL :THEE LL - _ ;.;_..... • OWING:CONDITIO.NSw:-�-` R.. .. 2. HALLBE SATI.SFI Submit to the Planning Division (Julia Hajduk, 639-4171, ext.40 for review and ap approval: 9 ( 1 ) pproval: 2. Prior to any site work, including grading or tree removal, the applicant shall submit an assessment report from a wildlife biologist which identifies the wildlife habitat area on-site and recommends mitigation measures if needed in accordance with Washington County Community Development Code Section 422.3. If mitigation is necessary, the applicant's plans must reflect, in detail, how mitigation will occur. All wildlife habitat mitigation must be complete prior to final plat approval. 3. Prior to any site work, including grading or tree removal, the applicant shall delineate the location of the flood hazard area. If any impacts to this area are proposed, the applicant must submit evidence of compliance with Washington County CDC 421 substantive standards. 4. Prior to construction, submit a tree mitigation plan that shows how tree mitigation will be accomplished and submit a bond for proposed on-site tree mitigation for 50% of the caliper , inches to be removed (a total of 1,390 caliper inches.) 5. Prior to construction, submit deed restrictions for the trees proposed to be retained. If any trees currently proposed to be retained are removed, approval must be granted PRIOR to any tree removal, and mitigation requirements adjusted accordingly. 6. Prior to ANY site work, tree protection measures must be installed for all trees to be retained. Once installed, the tree protection measures must be approved by a certified arborist and a member of the Planning Staff. 7. Prior to tree removal and during tree removal on steep slopes, the arborist must be on-site to insure that the tree protection standards are fully adhered to. 8. After construction is completed, disturbed areas, not covered with impervious surfaces must be re-vegetated. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 9. Prior to commencing onsite improvements, a public improvement permit and compliance agreement is required for this project. Seven (7) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 10. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. NOTICE OF DECISION SUB1999-00003/MIS1999-00015/MIS1999-00016/MIS 1999-00017/MI51999-00018/SLR1999-00004 PAGE 2 OF 40 PACIFIC CRFCT ci ianiwicinni • • • • 11. The applicant shall provide a construction vehicle access and-parking .plan for approval by the City Engineer. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to• park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 12. The applicant's construction plans shall indicate that full width street improvements, including traffic control devices, mailbox clusters, concrete sidewalks, driveway aprons, curbs, asphaltic concrete pavement, sanitary sewers, storm drainage, street trees, streetlights, and underground utilities shall be installed within the interior subdivision streets. Improvements shall be designed and constructed to local street standards. This requirement includes both sides of the extension of SW Mistletoe Drive and Street B. 13. The construction plans shall indicate "No Parking" signs on one side of both Streets A and B, and on both sides of Street C. 14. Prior to construction plan approval, the applicant shall submit evidence that they have purchased the necessary right-of-way from BPA for the extension of SW Mistletoe Drive. The applicant shall also submit evidence that they have obtained BPA approval for the location of the Mistletoe Drive extension as it relates to their transmission line structures. 15. The applicant's construction plans shall indicate that Street B, as it extends northerly to tie in with SW Catalina Drive from the Hillshiire Creek Estates #4 development, will meet the City's street grade standards. 16. If it is found that another lot could be developed on Tax Lot 201 (2S1 05DD — Pautz) in the future, they shall revise their design for Tract A to provide access to that potential future lot. This will mean that the private street may exceed the 150-foot limit and will need a fire truck turn-around to meet Uniform Fire Code (UFC) standards. 17. The applicant's construction drawings shall show that the pavement and rock section for the proposed private street shall meet the City's public street standard for a local residential street. 18. Prior to construction, the applicant's engineer shall resolve how to provide maintenance vehicle access to the manhole shown in Tract C so that the sewer line shown to extend from Tract A to this manhole can be cleaned by the City. 19. Any public sanitary or storm drainage pipe sections proposed outside of street areas, within private yards or tracts, shall be constructed of either ductile iron or PVC C-900 pipe materials. This condition applies to at least: 1) the sanitary sewer pipe from Tract A to Street B; 2) the • sanitary sewer pipe runs between Lots 65, 64 and 66, between Lots 73 and 74 and between Lot 73 and Tract E; and 3)the storm drainage pipe sections crossing through Lot 31 into Tract C, and between Tract C and Street B. 20. Prior to construction, the applicant's design engineer shall submit documentation, for review by the City (Brian Rager), of the downstream capacity of any existing storm facility impacted by the proposed development. The design engineer must perform an analysis of the drainage system downstream of the development to a point in the drainage system where the proposed development site constitutes 10 percent or less of the total tributary drainage volume, but in no event less than 1/4 mile. 21. If the capacity of any downstream public storm conveyance system or culvert is surpassed during the 25-year design storm event due directly to the development, the developer shall correct the capacity problem or construct an on-site detention facility. 22. If the projected increase in surface water runoff, which will leave the proposed development, will cause or contribute to damage from flooding to existing buildings or dwellings, the downstream stormwater system shall be enlarged to relieve the identified flooding condition prior to development. As an alternate, the developer must construct an onsite detention facility. 23. The applicant's construction plans shall indicate that the existing overhead utility line that follows the eastern edge of this site, and currently provides utility services to the existing homes on this site, shall be placed underground as a part of the street improvements for Street B. NOTICE OF DECISION PAGE 3 OF 40 SUB1999-00003/MIS1999-00015/MIS1999-00016/MIS 1999-00017/MIS1999-00018/SLR1999-00004 PACIFIC CREST SUBDIVISION • i • 24. The applicant's construction drawings shall include a note section devoted to the high-pressure refined petroleum pipeline operated by SFPP, L.P. and Kinder Morgan. The notes sha l include all of the conditions listed in the letter from Kinder Morgan to the City, dated March 8, 2000. The applicant is required to comply with all conditions listed in this letter, including bearing the cost for a SFPP inspector to be onsite during all construction work near their pipeline. 25. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a • part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 26. Final design plans and calculations for the proposed public water quality facilities shall be submitted to the Engineering Department (Brian Rager) as a part of the public improvement plans. Included with the lans shall be a proposed landscape plan to be approved by the City Engineer (if landscaped facilities are approved). The proposed facilities shall be dedicated in tracts to the City of Tigard on the final plat (if said facilities are to be located outside of public right- of-way). As a part of the improvement plans submittal, the applicant shall submit an Operations and Maintenance .Manual for the proposed facility for approval by the Maintenance Services Director. The facilities shall be maintained by the developer for a three-year period from the conditional acceptance of the public improvements. A written evaluation of the operation and maintenance shall be submitted and approved prior to acceptance for maintenance by the City. Once the three-year maintenance period is completed, the City will inspect the facility and make note of any problems that have arisen and require them to be resolved before the City will take over maintenance of the facility. In addition, if landscaped facilities are approved, the City will not take over maintenance of the facilities unless 80 percent of the landscaping is established and healthy. If at any time during the maintenance period, the landscaping falls below the 80 percent level, the developer shall immediately reinstall all deficient planting at the next appropriate planting opportunity. 27. If the landscaped swales continue to be proposed by the applicant, and if they are located outside of street right-of-way, the applicant shall provide a maintenance access road to the facility and any drainage structures within the facility to accommodate City maintenance vehicles. The access road shall be paved and have a structural section capable of accommodating a 50,000-pound vehicle. The paved width shall be a minimum of 10 feet wide, and there shall be two-foot rock shoulders provided on each side. If the maintenance roadway is over 150 feet in length, a turnaround shall be provided. 28. Prior to construction, the applicant's engineer shall prepare an alternate design for the water quality system in this development, to be reviewed by the City Engineer. It is suggested that the applicant explore an option that utilizes underground treatment devices that can be placed within the roadway areas. 29. An erosion control plan shall be provided as part of the public improvement drawings. The plan shall conform to plan Prevention and Sediment Control Plans — Technical Guidance Handbook, February 1994." 30. A final grading plan shall be submitted showing the existing and proposed contours. The plan shall detail the provisions for surface drainage of all lots, and show that they will be graded to insure that surface drainage is directed to the street or a public storm drainage system approved by the Engineering Department. For situations where the back portions of lots drain away from a street and toward adjacent lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff from each lot. 31. An updated geotechnical report shall be submitted with the construction plans to show that the geotechnical engineer has seen and reviewed the proposed plans. The applicant shall incorporate the recommendations from the geotechnical report into the final grading plan. The geotechnical engineer shall be employed by the applicant throughout the entire construction period to ensure that all grading, including cuts and fills, are constructed in accordance with the approved plan and Appendix Chapter 33 of the Uniform Building Code (UBC). A final construction supervision report shall be filed with the Engineering Department prior to issuance of building permits. NOTICE OF DECISION PAGE 4 OF 40 SUB 1999-00003/MI S1999-00015/MIS1999-00016/MI S 1999-00017/MIS 1999-00018/SLR 1999-00004 PACIFIC CREST SUBDIVISION • • • • • . 3 • 2. The final construction plans shall be signed by the geotechnical engineer to ensure that they have reviewed and approved the plans. The geotechnical engineer shall also sign the as-built grading plan at the end of the project. 33. The applicant shall obtain a 1200-C General Permit issued by the City of Tigard pursuant to ORS 468.740 and the Federal Clean Water Act. 34. The design engineer shall indicate, on the grading plan, which lots will have natural slopes between 10%. and 20%, as well as lots that will have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections and/or permits will be necessary when the lots develop. 35. It is recommended that the applicant utilize the following routes for construction traffic into this site: 1) SW Walnut Street, to SW 132" Avenue, to SW Benchview Terrace, to SW Mistletoe Drive; or 2) SW Bull Mountain Road, to SW Benchview Terrace, to SW Mistletoe Drive. .......:.. . .,:. . R T ,O?APPROVAL_OETHE-=.}1N#43.-E A NTH j.. :;.-.,z_.: - �EOLLO:�lN:G GO_NDITIO TSB ::<s. ._ �NS`�df'APPROrU�A��MU E;�ME�T'.=��:;.:. Submit to the Planning Division (Julia Hajduk, 639-4171, ext. 407) for review and approval: 36. Obtain annexation approval. This will require recording the approved Lot Line Adjustments BEFORE the rest of the subdivision since the developer can not annex only a portion of a " parcel. 37. Prior to Final Plat, plant the required on-site mitigation. A bond may be provided in the event that seasonal timing is not conducive to immediate planting provided that all planting is in place. prior to the release of the last 50% of building permits. 38. Submit a revised plan that shows the average lot width for all lots, including lot 23 will be no less than 50 feet. 39. Prior to final plat, submit a revised plan that shows a pedestrian connection will be provided through the blocks at distances of no less than 330 feet. These connections may be within easements. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 40. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $2,400. 41. The final plat shall indicate that the streets labeled as Streets A and B on the preliminary plan will have right-of-way widths of 46 feet. Street C may have a right-of-way width of 42 feet. 42. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private streets will be jointly owned and maintained by the private property owners who abut and take access from them. 43. Prior to approval of the final plat, the applicant shall prepare Conditions, Covenants and Restrictions (CC&R's) for this project, to be recorded with the final plat, that clearly lays out a maintenance plan and agreement for the roposed private streets. The CC&R's shall obligate the private property owners within the subdivision to create a homeowner's association to ensure regulation of maintenance for the private streets. The applicant shall submit a•copy of the CC&R's to the Engineering Department (Brian Rager) prior to approval of the final plat. 44. 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: 45. GPS tie networked to the City's GPS survey. NOTICE OF DECISION PAGE 5 OF 40 SUB1999-00003/MIS1999-00015/MIS1999-00016/MIS 1999-00017/MIS1999-00018/SLR1999-00004 PACIFIC CREST SUBDIVISION • • • • • 46. By random traverse using conventional surveying methods. 47. Final Plat Application Submission Requirements: • 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. • 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. • The right-of-way dedications for all the proposed streets shall be made on the final plat. • 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. • Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE F.QLLOWING CONDITION:S::S:HA` 1:13 `SATISFIED ::. PRIO0O THE ISSUANCE OF BUILDING`P.ERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and • approval: 48. The applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 49. Prior to issuance of any building permits within the subdivision, the public improvements shall be deemed substantially complete by the City Engineer. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are completely finished, and 4) all street lights are installed and ready to be energized. 50. The geotechnical engineer must inspect and approve the excavation of building foundations for lots 75-80 and any additional lot deemed necessary by the building official. ::IN ADDITION, THE APPLICANT SHOULD BE.AWARE OF-THE FOLLOWING.:SECTIONS'OF THE COMMUNITY DEVELOPMENT CODE;"`THIS:3l$ NOT AN.EXCLUSIVE LIST:-: Improvement Agreement: Before City approval is certified on the final plat, and before approved construction plans are issued by the City, the Subdivider shall: Execute and file an agreement with the City Engineer specifying the period within which all required improvements and repairs shall be completed; and Include in the agreement provisions that if such work is not completed within the period specified, the City may complete the work and recover the full cost and expenses from the subdivider. The agreement shall stipulate improvement fees and deposits as may be required to be paid and may also provide for the construction of the improvements in stages and for the extension of time under specific conditions therein stated in the contract. Bond: As required by Section 18.430.080, the subdivider shall file with the agreement an assurance of performance supported by one of the following: • An irrevocable letter of credit executed by a financial institution authorized to transact business in the State of Oregon; NOTICE OF DECISION PAGE SUB 1999-00003/MIS 1999-00015/MIS1999-00016/MIS 1999-00017/MIS1999-00018/SLR1999-00004 PACIFIC CR SUBDIVISION OF 40 CREST SUBDIVISION • • SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 18, 2000 AND EFFECTIVE ON MAY 3, 2000 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON MAY 2, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. April 18. 2000 PREPA BY: Julia Po I Hajduk DATE Associate Planner April 18. 2000 APPROVED BY: Richard Bew 'rsdorff DATE Planning Manager i:lcurpin\julia\sub\Pacific Crest.doc NOTICE OF DECISION PAGE 40 OF 40 cl IR1gQq-nnnn3/MIS1999-00015/MIS1999-00016/MIS 1999-00017/MIS1999-00018/SLR1999-00004 PACIFIC CREST SUBDIVISION I • WESTLAKE CONSULTANTS INC. II• • MI4 (1. RECEIVED PLANNING Ii JUL 2 4 2801 CITY OF TIGARD ow 0- fr 114ALMOO Or . ENGINEERING SURVEYING- PLANNING • LANDSCAPE ARCHITECTURE Adriana & Constantin Costiuc Minor Land Partition May 8, 2001 1 1 Ali LAND PARTITION ��12f I . � . AIL TYPE II APPLICATION ' CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Property Address/Location(s): 14735 SW Sunrise Lane PRE-APP. HELD WITH: K.- o u erg DATE OF PRE-APP.: y i sD/0/ ITax Map &Tax Lot#(s): WCTM 2S1 05DD 2100 FOR STAFF USE ONLY I Site Size: 0.60 acres Case No.(s): IOther Case No.(s): Property Owner/Deed Holder(s)*: Adriana & Constantin Costunic Receipt No.: Address: P.O. Box 230943 Phone: 503.524.4709 Application Accepted By: ICity: Tigard Zip: 97281 Date: Applicant*: Farmer's Land Trust - John Rankin IDate Determined Complete: Address: 26715 SW Baker Rd. Phone:503.625.9710 Rev.41312C01 i:\curpin\masters\revisealandpart.doc City: Sherwood, OR Zip: 97140 I • applicant When the _�rvner and the applicant are different people, the appllca must be the purchaser of record or a lessee in possession with written REQUIRED SUBMITTAL ELEMENTS Iauthorization from the owner or an agent of the owner with written (Note: applications will not be accepted authorizatic,. The owner(s) must sign this application in the space without the required submittal elements) provided on the back of this form or submit a written authorization with I this application. ❑ Application Form PROPOSAL SUMMARY ❑ Owner's Signature/Written Authorization ❑ Title Transfer Instrument or Deed IThe owners of record of the subject property request permission to allow a Land Partition to: El Copy of Pre-Application Conf. Notes ❑ Site/Plot Plan I divide 26,147 sq. ft. into 3 (#of copies based on pre-app check list) (total area) (#of parcels) ❑ Site/Plot Plan (reduced 8'/:"X 11") containing 8,274 sq. ft. and 8,076 s.f. & 9,797 s.f. I (sq. ft. or acres) (sq. ft. or acres) ❑ Applicant's Statement (#of copies based on pre-app check list) ❑ USA Service Provider Letter I (provide any additional information here) ❑ 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property Owner List Generated by the City I ❑ Filing Fee (City) $ 780.00 (Urban) $2,480.00 I . • I 1 I List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: I I II • I APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as I described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) I THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all I the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; I and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the I requirements for approving or denying the application. I SIGNATURES of each owner of the subject property. I DATED this 257 R-A day of Ar R t I-- ,20 0 I i --q4/.4q'\'/A) 0111`1 q Mi1/4:au.43,-- II elb Owner's Signature Owner's Signature I Owner's Signature Owner's Signature I I 2 WESTLAKE ' CONSULTANTS INC. MEMORANDUM ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 I - DATE: MAY 8, 2001 TO: KEVIN YOUNG FROM: Doug Strickler5 RE: APPLICATION SUBMITTAL MATERIAL (WESTLAKE PROJECT#1377-03 — PACIFIC CREST) ' Kevin—This Memo will confirm our conversation of last week following my inquiry as to documentation for the property ownership for the accompanying Lot Line Adjustment applications and the application for a Minor Land Partition. The properties in question were reviewed by your agency in 1999 during an ' application for a Subdivision(SUB 1999-00003) and a series of lot line adjustments (MIS 1999-00015 - MIS 1999-00018). At that time you reviewed the documentation of the ownership of the parcels in question. The ownership of all those parcels has not changed since the above cited application. ' It is m understanding from our conversation that this statement of ownership continuity is an acceptable Y g substitute for the title transfer instruments or deeds required by your application process, since you have those documents on file from the above cited application. 1 1 . . Adriana & Constantin Costiuc Minor Land Partition May 8, 2001 1 1 ' Prepared for: Farmer's Land Trust—John Rankin 26715 SW Baker Road ' Sherwood, OR 97140 Phone: 503.625.9710 Fax: 503.625.9709 ' Prepared by: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 ' Tigard, Oregon 97224 Phone: 503.684.0652 Fax: 503.624.0157 I I TABLE OF CONTENTS IDATA SHEET 1 PROJECT OVERVIEW 2 IProject Description 2 Background 2 IMINOR LAND PARTITION APPLICATION NARRATIVE Applicant's Compliance with the city of Tigard Development Code Standards IChapter 18.510—Residential Zoning District Code Requirements 2 Chapter 18.390.040—Decision Making Procedures—Type II Procedure 3 Chapter 18.420.050—Land Partitions—Approval Criteria 3 I Chapter 18.705.030.H—Minimum Access Requirements for Residential Use 5 Chapter 18.715.020—Density Calculation 5 I Chapter 18.725.020—Environ. Performance Standards— General Provisions 6 Chapter 18.745.040—Street Trees 6 Chapter 18.745.050—Buffering and Screening 6 I Chapter 18.765.050—Parking 6 Chapter 18.775 —Steep Slopes 7 Chapter 18.390.040—Decision Making Procedures—Type II 7 I Chapter 18.790.040 —Tree Preservation/Mitigation Plan Requirements 7 Chapter 18.795.020—Clear Vision Area Requirements 8 Chapter 18.810.030.F—Future Street Plan & Extension of Streets 8 IChapter 18.715.020—Additional Lot Dimensional Requirements 9 CONCLUSION 9 I APPENDICES I Appendix #1 - Copy of Pre-Application Conference Notes Appendix #2 - Service Provider Letter IEXHIBITS Exhibit#1 - Vicinity Map I Exhibit#2 - Existing Conditions Map Exhibit#3 —Proposed Partition Plan Exhibit#4—Combined Public Improvements/Grading/Utilities/Storm Drainage Plan I Exhibit#5 - Tree Preservation/Mitigation Plan Exhibit#6 - Preliminary Plat(From approved Pacific Crest Subdivision Application) Exhibit#7 - Street Tree Plan (From approved Pacific Crest Subdivision Application) I Exhibit#8 - Tree Removal &Preservation Plan(From approved Pacific Crest Subdivision Application) I I I I I I I Revised Narrative Costiuc Minor Land Partition I (MLP 2001-00005) I I I I I I I I I . Westlake Consultants, Inc. DATA SHEET APPLICANT: Farmer's Land Trust—John Rankin 26715 SW Baker Road Sherwood, OR 97140 ' Phone: 503.625.9710 Fax: 503.625.9709 APPLICANT'S REPRESENTATIVE: Westlake Consultants,Inc. 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 ' Contact: Len Schelsky Phone: 503.684.0652 Fax: 503.624.0157 PROPERTY OWNERS: Adriana and Constantin Costiuc P.O. Box 230943 ' Tigard, Oregon 97281 Phone: 503.524.4709 ' PROPERTY DESCRIPTION: T2S R1W Section 5DD Tax Lot #2100 SITE SIZE: 26,147 sq. ft. CURRENT ZONING DESIGNATION: R-7 (Medium Density Residential) ' PROPOSAL: Minor Land Partition; Type II Application • • 1 1 1 IIWC1ladminlADM11d11 37703.011PaciftcCrestdPlanIMLPApplication WIP.doc Westlake Consultants, Inc. Prod ect Overview Project Description: ' The owners, Constantin and Adriana Costiuc, wish to partition a parcel that they own into three (3) lots that are suitable for residential development. The parcel in question, Tax Lot 2S 1 05DD 2100 has been reconfigured, along with several other properties in the area, to allow for the ' development of a previously approved subdivision, Pacific Crest. Although the lots resulting from this partition will not be a part of the subdivision, they will be adjacent to the subdivision and will be compatible with nearby lots, in effect as part of a single development project. ' An existing residence on the property will be demolished to allow the partitioning of the lot in the proposed manner(See Exhibit#2—Existing Conditions Map and Exhibit #3 —Proposed Partition Map). ' Proposed lot sizes in the partition range from 6,251 square feet to 9,383 square feet. Lot shapes are slightly irregular due to local topography and infrastructure requirements. ' Parcel Summary: Parcel #1 —6,251 sq. ft. Parcel#2 —7,817 sq. ft. Parcel #3 —9,383 sq. ft. Background: The property in question, Tax Lot 2S1 05DD 2100 has recently been the subject of three Lot Line Adjustments, one of which was approved in 1999 (MIS 1999-00017), and two of which have been recently submitted to the City of Tigard. These Lot Line Adjustments have been done ' to reconfigure various properties to allow them to be included in the Pacific Crest Subdivision and annexed into the City of Tigard. The latest Lot Line Adjustments result in Tax Lot 2100 having an area of 23,451 square feet. Code Requirements — Code Chapter 18.510: The parcel in question is zoned R-7, medium density residential. In this zone, detached single- family houses are allowed outright on lots with a minimum of 5,000 square feet. The standards ' for the zone and the parcel's compliance with those standards are addressed below. Minimum Lot Size: The minimum required lot size is 5,000 square feet 1 Response: The lots created by this partition will range from 6,251 square feet to 9,383 square feet. This standard is satisfied. ' Setbacks: The minimum required setbacks are: Front Yard: 15 feet Side Yard: 5 feet Rear Yard: 15 feet Response: The proposed lots provide a building envelope of sufficient size to allow the building of single-family residences that conform to the setback requirements. Individual 1 II WCllad nin ADMIMI37703.011Pacific CrestlPlanIMLPApplication WIP.doc 2 Westlake Consultants, Inc. units will be reviewed for specific compliance with the standard at the time of the issuance of building permits. This standard is satisfied. 18.390.040 Decision Making Procedures—Type II Procedure: Type II Procedure. Type II procedures apply to quasi-judicial permits and actions that ' contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type II decision, the appeal of such decision will be heard by the Hearings Oficer. Response: This application is for a Minor Land Partition involving the creation of three (3) lots from one existing lot. Such an application is called out as an action subject to a Type II decision-making procedure in Table 18.390.1 of the City of Tigard Community ' Development Code. Applications subject to a Type II procedure are decided by the Director with public notice and the opportunity for a hearing. This type of application is ' not subject to Neighborhood Meeting requirements (Section 18.390.040). This proposal consists of the partitioning of an existing Tax Lot with an area of 23,451 square feet (pursuant to the approval of property line adjustments), into three (3) lots for ' single-family residences. The proposed lots are all greater than 5,000 square feet, ranging from 6,251 square feet to 9,383 square feet, which complies with the R-7 zoning for the property. Consequently, the proposed density and use of this property are appropriate ' within the R-7 Zoning District and the development will provide additional residential housing sites. (For density calculations, see Section 18.715.020 on page 5.) ' The City of Tigard Community Development Code requires the inclusion of an impact study to quantify the effect of the proposed development on public facilities. While the proposed partition is not formally a part of the approved Pacific Crest Subdivision, tit is adjacent to that subdivision and will be served by the same public infrastructure elements. Furthermore, the development of the lots resulting from the partition will occur in ' conjunction with the development for the entire subdivision. The subdivision layout that was approved contemplated a range between 64 (minimum) and 80 (maximum) lots. (See Exhibit #6 -Preliminary Plat(From approved Pacific Crest Subdivision Application)). The current ' proposed final plat layout for the subdivision will be at or near the minimum requirement, so any impact to public facilities and services involving three additional adjacent lots is fully accounted for in the original subdivision application, and is consequently covered through ' the approval of that application. Therefore, this requirement has been met through the submission and approval of a previous application. 18.420.050 Land Partitions —Approval Criteria: A request to partition land shall meet all of the following criteria. 1. The proposed partition complies with all statutory and ordinance requirements and regulations. ' Response: The application and accompanying exhibits demonstrate compliance with all statutory and ordinance requirements and regulations. This criterion is satisfied. UWCIladmin&ADMINI/37703.0/IPacific CrestlPlanIMLP Application WIP.doc 3 1 Westlake Consultants, Inc. 2. Adequate public facilities are available to serve the proposal. Response: Public facilities to serve this proposed partition will be available from the ' extension of existing facilities located to the east of the subject property. This extension will be done in conjunction with the development of the Pacific Crest subdivision. Please see Exhibits #4, 6 and 7 for details. This criterion is satisfied. ' 3. All proposed improvements meet City and applicable agency standards Response: The plans included as Exhibits #4—7 show that the proposed improvements ' meet City and applicable agency standards. This criterion is satisfied. 4. All proposed lots conform to the specific requirements below. ' a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. Response: All of the proposed lots exceed the minimum requirements for lot size and average lot width by a substantial margin (See Exhibit#3 -Preliminary Partition Plan). Each of the three (3)proposed lots provides a building envelope area that meets the lot requirement of the R-7 zone. This criterion is satisfied. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. Response: The property in question is located in an R-7 zoning district. The required ' minimum lot size for that zone is 5,000 square feet. The lots that would result from the proposed partition range from 6,251 square feet to 9,383 square feet, which exceeds the required minimum (See Exhibit#3 -Proposed Partition Plan). This criterion is satisfied. ' c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Response: Each of the lots resulting from the proposed partition has at least 62 feet of frontage on a public right-of-way(See Exhibit#3 - Proposed Partition Plan). This criterion is satisfied. ' d. Setbacks shall be as required by the applicable zoning district. Response: The minimum required setbacks in the R-7 zone are: Front Yard - 15 feet; Side Yard - 5 feet; Rear Yard - 15 feet. The proposed lots provide a building envelope of sufficient size to allow construction of single-family residences that conform to the ' setback requirements. Individual units will be reviewed for specific compliance with the standard at the time of the issuance of building permits. This criterion is satisfied. e. When the partition lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Response: None of the proposed lots are flag lots. This criterion does not apply. 1 IIWCIIadminIADMIN1137703.011Pacific CrestIPlantMLP Application WIP.doc 4 Westlake Consultants, Inc. ' f A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Response: The proposed lots do not provide for accessways, other than driveways that would be a part of the typical development of a single-family residence. Table 18.745.1 of the Tigard Community Development Code specifically indicates that no screening or buffering is required between properties that are used in a similar manner (i.e. residential), so no screening is proposed. No outdoor recreation areas are proposed as a part of this application. The development on individual lots should be reviewed for specific compliance with the screening standard at the time of the issuance of building ' permits. This criterion does not apply. g. The fire district may require the installation of a fire hydrant where the length of an ' accessway would have a detrimental effect on fire-fighting capabilities. Response: No accessways are proposed as a part of this Minor Land Partition application. This criterion does not apply. h. Where a common drive is to be provided to serve more than one lot, a reciprocal ' easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Response: No common drives to serve more than one lot are proposed as a part of this Minor Land Partition application. This criterion does not apply. 18.705.030.H Minimum access requirements for residential use: The requirements for ' vehicular access and egress for single-family dwelling units on individual lots are set forth below. ' Minimum number of driveways required: 1 Minimum access width: 15' Minimum pavement width: 10' Response: Each of the proposed lots provides at least 62 feet of frontage on a public street. This is sufficient frontage to accommodate the provision of access in accordance with the above standards. Access on individual lots should be reviewed for compliance with the standard at the time of the issuance of building permits. This standard is satisfied. 18.715.020 Density Calculation: The square footages for the proposed parcels in the subject property are as follows; Parcel 1 —6,251 square feet ' Parcel 2 — 7,817 square feet Parcel 3 —9,383 square feet ' If theses areas are totaled, it results in a net area for the subject property of 23,451 sq. ft. To determine the minimum number of residential units allowed, the net development area is first divided by the minimum lot size for the zone (5,000 sq.ft.) to get the maximum number of lots ' II WCIIadminlADMIN1137703.011Pacifc CrestlPlanIMLPApplication WIP.doc 5 Westlake Consultants, Inc. ' allowed. [23,451 /5,000=4.69 maximum number of potential lots]. The resulting number of lots is then multiplied by 80%to get the minimum number of lots allowed [4.69 x 0.8 = 3.752 minimum number of lots allowed]. Since partial lots are not allowed, the minimum number of lots allowed would be three (3). The applicant is proposing to partition the parcel into 3 lots. The standard for minimum number of lots allowed is satisfied. 18.725.020 Environmental Performance Standards —General Provisions: ' Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control ' and contained in the Oregon Administrative Rules shall, by this reference, be made a part of this chapter. Response: The proposed partition does not involve any activity that would be in violation of ' any state or federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Development of the proposed lots will be done in conjunction with the development of Pacific Crest Subdivision, which has received ' approval from the City of Tigard. Review of individual development proposals may be done prior to the issuance of building permits. This standard is satisfied. t18.745.040 Street Trees: All development projects fronting on a public street,private street or a private driveway ' more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. Response: The lots proposed by this partition application will be developed concurrently with the adjacent Pacific Crest Subdivision, which has already been approved by the City of Tigard. The street tree plan included with that subdivision application package included the ' provision of street trees for the area affected by this partition application. (See Exhibit #7 - Street Tree Plan (From approved Pacific Crest Subdivision Application)). This standard is satisfied. 18.745.050 Buffering and Screening: ' Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with ...Table 18.745.1. Response: Table 18.745.1 indicates that no screening or buffering is required between ' properties that are used in a similar manner. The lots resulting from this subdivision will all be used for single-family dwelling units, therefore no screening or buffering is required on these properties. This standard is not applicable. II WCIIadmin ADMIM137703.01IPacific CrestlPlanIMLPApplication W!P.doc 6 Westlake Consultants, Inc. ' 18.765 Parking: Table 18.765.2 of the Tigard Community Development Code requires a minimum of one (1) off- street parking space per dwelling unit for single detached units in a residential zone. Response: The proposed development will build detached single-family dwelling units on ' each of the proposed lots. Each lot contains ample room to provide the required minimum of one (1) off-street parking place. Construction proposals for individual lots should be reviewed for compliance with parking standards at the time of the issuance of building permits. This standard is satisfied. 18.775.010 Steep Slopes: ' Location: Sensitive Lands are lands potentially unsuitable for development because of their location within: A. The 100 year floodplain; Response: The subject property is not within the 100-year floodplain. This standard does not apply. ' B. Natural drainageways; Response: The subject property is not located near any natural drainageways. This standard does not apply. C. Wetland areas which are regulated by other agencies, including the U.S. Army Corps of ' Engineers and the Division of State Lands, or are designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map; and Response: The subject property is not located near any regulated wetlands or any area designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map. This standard does not apply. D. Steep slopes of 25% or greater and unstable ground. Response: Slopes on the subject property are less than 25% and the soil is considered to be ' stable. This standard does not apply. USA Buffer Standards: Land Development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the ' sensitive area. Response: The parcel in question is not adjacent to any sensitive areas as defined by Unified Sewerage agency's Resolution & Order 96-44 or USA Regulations—Chapter 3. This ' standard does not apply. 18.790 Tree Preservation/Mitigation Plan Requirements: Response: There are eight trees greater than 12" on the parcel in question. Of those eight trees, five will be retained, one will be removed to provide ROW and two will be removed to enable ' II WCIIadminLADMIM137703.011Pacific CrestlPlanIMLPApplication WIP.doc 7 Westlake Consultants, Inc. development of Lot#1. Since between 50 and 75% of the trees greater than 12 inches in diameter are to be retained, 50% of the trees that are to be removed must be mitigated for. The trees to be removed total 58 caliper inches, so trees with a total of 29 caliper inches will be planted at other locations on the subject parcel or on Tax Lot 1900, immediately to the south of the subject parcel. See Exhibit#5 -Tree Preservation/Mitigation Plan. ' The protection program defining the standards and methods that will be used to protect trees during and after construction is consistent with the program detailed on the Tree Removal and Preservation Plan that was a part of the approved application for the Pacific Crest Subdivision. ' See Exhibit#8 - Tree Removal &Preservation Plan (From approved Pacific Crest Subdivision Application). 18.795.020 Clear Vision Area Requirements: ' A. At corners. Except within the CBD zoning district, a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street ' and a railroad, or a driveway providing access to a public or private street. Response: The lots developed from the proposed partition will not include an intersection of two streets or a street and a railroad. The driveways for the residential developments will ' maintain the required visual clearance areas (See Preliminary Partition—Exhibit #3). This standard is satisfied. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge,planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no ' curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. Response: No vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction that would intrude into the clear vision area (as defined above) is proposed through this application for a minor land partition. Subsequent development on the lots as ' single-family residences are constructed will need to be reviewed for compliance prior to the issuance of building permits. This standard is satisfied. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions ' contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Response: No additional topographical constraints affect the lots that are proposed through ' this application for a minor land partition. This standard does not apply. IIWClladminlADMIM137703.011Pacific Crest1PtanIMLP Application WIP.doc Westlake Consultants, Inc. 18.810.030.F Future Street Plan & Extension of Streets: A plan is included as a part of this application that shows the pattern of existing and proposed future streets. See Exhibit#4—Combined Public Improvements/Grading/Utilities/Storm Drainage Plan. 18.810.060 Additional Lot Dimensional Requirements: The lots proposed through this partition provide at least 62 feet of frontage on a public street. The average depth of all the proposed lots does not exceed 2 %2 times the average width. The conditions of this Section are satisfied. CONCLUSION The proposed partition of Tax Lot 2100 into three (3) lots suitable for residential development is adjacent to and compatible with a currently approved subdivision, Pacific Crest. While this application does not propose any physical development, it establishes a framework for development to take place in the future in conjunction with the development of the adjacent subdivision. This application addresses and demonstrates compliance with the relevant sections of the City of Tigard Community Development Code as detailed within this narrative. The applicant and owner respectfully request approval of the proposed minor land partition as set forth in the accompanying drawings and plans. t 1 1 IIWCIIadminlADMIM137703.011Pacifrc CrestlPlanIMLPApplication WIP.doc 9 1 1 Appendix 1 Pre-Application Conference Summary 1 1 1 1 i 1 1 CITY OF TIGARD 44. 1 PRE-APPLICATION CONFERENCE NOTES ` iiii UROfINI LXIX°MOM •:- Commwiity mevdopnrent ' (Pre-Application Meeting Notes are Valid for.Six'(6) Months) - Shaping A Setter Community _ RESIDENTIAL - „ . . ..- /J�l „-_.--.. PRE-APP.MSG.OATS: /v!0/ ' STAFF Al PRE-APP: I • APPLICANT: Latj T us* AGENT: -Jol.'^ N�� IPhone:( ) . 5,-rA e- - Phone: 3) 6-25-- 7710 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: - TAX MAP(S)/LOT #(S): VC. rim z5705-00 -7-,-z/.- LA 2 Cc ,, i 21C(-) I NECESSARY APPLICATIONS: Cd- LiAF /44tusttktFLtI- J IPROPOSAL DESCRIPTION: c�O s7 T_E UO4 of 7 c as L'L:C�J��� _21 OO tc Kiln w -F t>r' -Zfre r71i 1<` t� .sr�7 e /`�s�1cu I Lot 241400-' dr/, ce t7 . R -t f � � i 1 S E C QC� i G �^P� COMPREHENSIVE PLAN /� S.`'�`„ `s`6'� t LA cs t As 1dePt*.c / MAP DESIGNATION: �f�� � -Tr ZONING MAP DESIGNATION: R - 7 /"f�'PF +.+� e°'`5i 4 k85rc'Pew a I 1 CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: 0451- 1 ' ("Hi' '7' v pilvc-to$ ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Re er to Code Section 18. 570 l MINIMUM LOT IZE j<u-0sq- ft. Average Min. lot width:5O ft. Max. buildin height: 3,” ft. Setbacks: Front f 7ft. Side ft. Rear 15- ft. Corner IU ft. from street. IMAXIMUM SITE COVERAGE: r) % Minimum landscaped or natural vegetation area:20 %. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE IAPPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE I V A SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site I posting and the meeting notice. Meetin. i to •e held •nor to ubmittin• o r application or the application will not be accepted. I • NOTE-, In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. WY OF MAW Pre-Application Conference Notes Page I of 10 Itetdesotl Apphute.Rp..sq nude.Straw INARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to II eS consider an application incomplete and delay review of the proposal. The applicant should review 1 �/ the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) I As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the 1 p transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private I property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. IACCESS (Refer to Chapters 18.705 and 18.1651 1 Minimum number of accesses: Minimum access width: ) S II P Maximum access width: Minimum pavement width: l D I WALKWAY REQUIREMENTS (Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each ' residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. I RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.1151-SEE EXAMPLE BELOW. ) The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as I �iNre specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: I t>V All sensitive lands areas including: ,,,. ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; I �0 ➢ Drainageways; and -�LAS ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. ,et Public right-of-way dedication: µ5t 7' 3 > Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or _,,�,1�� ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: I IEXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS .. Single-Family Multi-Family I 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8.712 so. ft. (20%)for public right-of-way 6.534 sq. ft. (15%)for public right-of-way HET: 34,848 square feet NET: 37,026 square feet - 3.050 (minimum lot area) - 3.050(minimum lot area) I = 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO BOUNDING UP IS PERMITTED. I *Minimum Protect Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. 011 Of i1C,ARD Pre-Appliaiion Conference Notes Page 2 of l0 1 to 8 ua 1ppkitnafflImmag Oise.Seam SPECIAL SETBACKS (Refer to Code Section 18.1301 ➢ STREETS: LA e. feet from the centerline of 1 7 ➢ FLAG FOOT SETBACK ••lies to all .rims structures. ➢ ZERO LOT LOT: A LINE TEN LOTS:10 - A minimum SIDE YARD of a ten (10)-foot a separation shall be maintained P / - between each dwelling unit or garage. I ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less Ithan 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. I (See applicable zoning district for the primary structures'setback requirements.1 FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.1301 7 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 2' stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. I BUFFERING AND SCREENING (Refer to Code Chapter 18.1451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE I OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials Iand sizes may be found in the Development Code. . -C e c/di 5r).- 1 e - (4tily )s ,1 : The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: fir ID feet along north boundary. feet along east boundary. 0 feet along south boundary. 0 feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.145,18.165 and 18.1051 I STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- lei way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations I affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking Iareas shall include special design features which effectively screen the parking lot areas from view. RECYCLING . (Refer to Code Chapter 18.7551 I Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within I Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. QTY OF TIGARD Pre-Application Conference Notes Page 3 of 10 Ite,deuul Appkau.R 111 a Dumas Seam IPARKING (Refer to Code Chapters 18.165 a.18.105) ALL PARKING S AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. > 'Multipte-family Requires: 1.25 spaces per unit for 1 bedroom; I . 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of Iguests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED I AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: > Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. > Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. I > Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with I Disabilities Act (ADA). A handout is available upon request. -A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in Iconvenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.7751 I The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL 7 . DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas I meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. I Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.715.080.01 . I! ? When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall Iinclude specific recommendations for achieving the requirements of Section 18.775.080.C. ). UNIFlED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R a,0 96-44/USA Regulations-Chapter 31 IIVLAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a Z \ vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive L\��e area. 1 Design Criteria: '‘f-,y, e The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table 'Ot 1 identifies the required widths: !II Ci t Ic0✓■.. r art Of TIGARD Pre-Appliation Confere a Notes Page 4 of 10 44dr.wl ipplkateariamun Diei.Seftb. ITABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUALJRESOLUTION &ORDER 96-44 I SLOPE ADJACENT" .` . ::WIDTH OF VEGETATED SENSITIVE-AREA;DEFINITION TO SENSITIVE AREA' • • CORRIDOR PER SIDES • Streams with intermittent flow draining: <25% I 1 10 to <50 acres 15 feet + >50 to <100 acres • 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres I • Natural lakes and ponds • Streams with intermittent flow draining: >25% 30 feet 1 10 to <50 acres _ + >50 to <100 acres 50 feet I . . Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the startinc • Streams with intermittent flow draining >100 acres point to the top of ravine (break in 1. • Natural lakes and ponds <-25% slope), add 35 feet past the • top of ravine' I `Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. I6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: . NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract I from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: I IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. I USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive I area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. I SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a I development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.CJ I A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a'\IM certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CIT OF TIGARD Pre-Appliation Conference Notes Page 5 of 10 Ito de.ail Appl unr/R,r.e onwa Seam . ITHE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated I as significant by the City; ➢. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a I • mitigation program according to Section 18.150.070.D. of no net loss of trees; Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; I • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no I mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to Iprotect trees during and after construction. - TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT I APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.190.060.EJ I REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably I7 available, the Director may allow replacement with a different species of equivalent natural 1 resource value. I ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: I • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be I viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. I ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree Ireplacement. CLEAR VISION AREA (Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any Iexisting obstructions within the clear vision area. I QTY OF TIGARD Pre-Appliation Conference Notes Page 6 of 10 •— -- Resalesta AppkoaaaftssR Owns Seaio. I WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18391.0301 I The WATER RESOURCES -(WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while I establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water Iresource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING I GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average Iannual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry Iand have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in-Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. IMinor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry I maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: I This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). ' > The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. I > The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. • ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no I riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.7911001 I The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better ' protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. ITO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that ' demonstrates all of the following: • Native plant species currently cover less than 80% of the on-site riparian corridor area; The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; IY That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; ' CITY Of TIGARO Pre-Application Conference Notes Page 1 of 10 ted,.ad,yokn..rw,...e tG.n..Stow • D That there will be no infringement into the 100-year floodplain; and The average slope of the riparian area is not greater than 20%. I FUTURE STREET.PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ A FUTURE STREET PLAN shall: > Be filed by the applicant in conjunction.with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall I include other parcels within 200 feet surrounding and adjacent to the proposed land division. D Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. I Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. IADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 . MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. I The DEPTH OF ALL LOTS SHALL NOT EXCEED 2' TIMES THE AVERAGE WIDTH, unless the Iparcel is less than 1 1/2 times the minimum lot size of the applicable zoning district. BLOCKS (Refer to Code Section 18.810.0901 I 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. I When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. Ii��fi I o'•` • CODE CHAPTERS �- I18.330(Conditional use) 18.620(Tigard Triangle Design Standards) n 18.765(OH-Street Parking/loading Requirement') 18.340(Director's Interpretation) _8.630(wsiingmn Square Regional Cents r - 18.115(Sensiri.e(ands Review) 18.350(Planned Development) P V 1 8.705(Acass/Egress/Gralztion) 18.780(Signs) 18.360(Lae Derelopmene Review) 18.110(Accessory Residential unit') 18.185(Temporary use Permit') • 18.370(Yariancn/Adjusmsena) r 18.715(Density Compuneons) 18.790(Tree Pantos]) 18.380(zoning Map/Teat Amendments) 1 8.720(Design Compatibility Standards) 18.795(bws]Clearance Areas) 18.385(Miscellaneous Permit') r 18.725(Environmental Performance Standards) 18.191(Wm Resources(WA)Overlay District) P18.390(Decision Making Procedures/fmpact Study) 18.730(Exceptions To Development Standards) p 18.798(Winless Communication Facilities) I 8.410(lot line Adjusmsena) 1 8.740(Historic overlay) t 18.810(Street a utiGry Improvement Standards) 8.420(land Pseosons) p 18.742(Home Occupation Permits) 8.430 oubdivinions) 1 18.145 tang&Saeming Sunduds) P18.5 I 0(Residential •zoning Disux ) 1 8.750(Manufactured/Mobil Home Reguloom) ._-__ 18.520(Carnsenial zoning District') 18.155(Mined Solid Waste/Reryding Storage) .__ 18.530(Industrial zoning Districts) 18.760(Nonmafon ing Situations) I I 011 OF TIGARD Pre-Appliation Conference Notes Page 9 of 10 ' tesdmwl Ippkuss/Plyan Dime.kerb. I ADDITIONAL CONCERNS OR COMMENTS: iVv lifeA e rile&if !K M. ..4 ,M1 d. `vl ' mekc lit.1 i`; etrict i wk. SPclio0 j ei.41O. 01-/0• IIc-t• [ c k k—../.S _ ' ��' �[q 3"o 'P`l •• ,' "- /'u '`✓ d, v e, i' d I - u 't ;C..-- i,, IP • u:■ . ' / 6e. 1 Pt . hsl[ - / t^ i+io v I ' .7p eaicir ere Ccles 'Ili 1,� / l. JPit S!/_ ettichi'r IS, Q/Pas e /vim/ ` e .LAS— Akr - urye �G� oh or - e 0-1 . rule t ty. • • —/ (1/ ce '/ t,-;Ili I /b. ', 4 star s. • l r Ie-is+1 li o LA ocZ e•the/i t/'E WI us c=:zdod`c°S - L'? °11.ct PI C -t-,- / i 5ed0(-1• I N01 1 c e im al sI o 1 ro'-J`-/y r20.-kPrs 1Z„Z, .S ,5r I TT�O -2, , 't''ta :1e� qIPOtr�P./ 0c< P- See C SF' lNta ►^/� Ls •V • /. ,' er v.f�[vt \ .L v1 • S A " ►/ Ct .fitu c P-t Z ;' �� - : 1e am a r.. 401 ' 4 ♦ e Icrt.Ci --1 test I PROCEDURE/ +/ Administrative Staff Review. I Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a I recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. I APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications su emitted b mail or dro• •ed off at the counter without Plannin• Division acce•tance ma be I returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), • 81/21 x 11" map of a proposed project should be submitted for attachment to the staff report or I administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted I materials are required. 0110f 1IGAR0 Pre-Appliauon Conference Notes Page 9 of 10 1 tndmiel Iypk,na/Huaot Nmes SKUO. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or I protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period ifollovys all land use decisions. An appeal on this matter would be heard by the Tigard no Oen I ct . A basic flow chart I which illustrates the review process is available fro�/the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. I This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff I and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 I PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of Iapproval from the County of the Subdivision Name Reservation. - BUILDING PERMITS • I PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is . recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. I Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS IOBTAINED). I PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. iii AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A IPERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). I PREPARED BY: ketA YOu I CITY OF TIGARD PLANNING VAION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX (503) 684-1291 E-MAIL (naffs first name)@ ci.tigard.ar.us ITITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us IH:\patty\rrusters\Pre-App Notes Residential.doc Updated: I8-Jan-2001 (Engineering section_preapp.eng) I arr OF TIGARD Pre-40000n Conference Notes Page 10 of 10 letdnud 1ppk IPt,...n Dwnw Section • CITY OF TIGARD 1 LAND USE APPLICATION CHECKLIST I Please read this form carefully in conjunction with the notes provided to you at the pre- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a Idecision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact Ithe staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: Inc vl"' YOU Date: 4/0/© 1. BASIC INFORMATION IALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: I = Completed Application Form with property owner's signature or name of agent and letter of authorization • Title transfer instrument or grant deed Written summary of proposal I Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) • Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. I Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) I = Impact Study per Section 18.390.040.B.2.(e) • Copy of the Pre-Application Conference notes • Filing Fee -H-� I 2. PLANS REQUIRED p--- A E? % i&d' I In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this chec ' 't provides details on what information to include on each plan): I / pv /Vicinity Map ❑ Preliminary Grading/Erosion Control Plan P fid' xisting Conditions Map Dp ❑ Preliminary Utilities Plan ID/Subdivision Preliminary Plat Map f ❑ Preliminary Storm Drainage Plan Preliminary Partition/Lot Line Adjustment Plan P ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan ❑ Sign Drawings I) ❑ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED IThe City requires multiple copies of submittal materials. The number of copies required depends op the type of review process. FOR-AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 6 COQIES OF ^/ I ALL APPLICATION MATERIALS. � i eS A.PRE4E -i F' (` ar. r (c`� City of Tigard Land Use Application Checklist / Page 1 of 5 I4. - SPECIAL STUDIES AND REPORTS I Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ID Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ID ❑ Habitat Area Evaluation Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ID ❑ Geotechnical Report Other I5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200) and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that I allows a site plan or subdivision plat to be shown on a single sheet. Architectural -drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the Iinformation requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map IShowing the location of the site in relation to: • Adjacent properties ❑ I . Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways CI • Transit stops ❑ I • Utility access Li Existing Conditions Map I = Parcel boundaries, dimensions and gross area ❑ = Contour lines (2'intervals for 0-10% slopes or 5'for slopes >10%) ❑ I Drainage patterns and courses on the site and on adjacent lands CI = Potential natural hazard areas including: • Floodplain areas ❑ I . Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year CI• Slopes in excess of 25% ❑ • Unstable ground ❑ I • Areas with severe soil erosion potential CI• Areas having severely weak foundation soils ❑ • Locations of resource areas including: I . Wildlife habitat areas identified in the Comprehensive Plan . ID• Wetlands ❑ = Other site features: I • Rock outcroppings CI• Trees with >_6"caliper measured 4'from ground level ❑ = Location and type of noise sources ❑ = Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 1 ILocations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map I = The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ I Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ = Scale, north arrow and date ❑ = Boundary lines of tract to be subdivided I = Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land El= Contour lines related to a City-established benchmark at 2' intervals for 0-10%grades and 5' intervals for grades greater than 10% ❑ = The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): I • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ I • Major power telephone transmission lines (50,000 volts or greater) p • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ I = Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ I = Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ I • If any of the foregoing information cannot practicably be.shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ IPreliminary Partition/Lot Line Adjustment Plan • The owner of the subject parcel ❑ The owner's authorized agent Li • The map scale, north arrow and date ❑ Proposed property lines ❑ = Description of parcel location and boundaries ❑ I = Contour lines (2'intervals for slopes 0-10%or 5'for slopes >10%) = Location,width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ I. = Location of any trees with 6"or greater caliper at 4'above ground level ❑ All slopes greater than 25% Location of existing and proposed utilities and utility easements ❑ I Any applicable deed restrictions ❑_ Evidence that land partition will not preclude efficient future land division where applicable ❑ = Future street extension plan showing existing and potential street connections ❑ I I I . City of Tigard Land Use Application Checklist Page 3 of 5 1 • 1 Site Development Plan I = The proposed site and surrounding properties = Contour line intervals = The locations, dimensions and proposed names of the following: I . Existing and platted streets and other public ways o • Easements on the site and on adjoining properties 0 • Proposed streets or other public ways and easements on the site 0 . Alternative routes of dead-end or proposed streets that require future extensions 0 The locations and dimensions of the following: • Entrances and exits on the site 0 I • Parking and circulation areas 0 • Loading and service areas 0 • Pedestrian and bicycle circulation 1 • Outdoor common areas o • .Above ground utilities 0 • Trash and recyclable material areas 0 The locations, dimensions and setback distances of the following: • Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site 1 • Proposed structures, improvements, utilities and easements on the site 0 • Sanitary sewer facilities CJ • Existing or proposed sewer reimbursement agreements LI 1 • Storm drainage facilities and analysis of downstream conditions Locations and type(s)of outdoor lighting considering crime prevention techniques 0 The locations of the following: I • All areas to be landscaped • Mailboxes 0 • Structures and their orientation LI Landscape Plan I a Location of trees to be removed 0 a Location, size and species of existing plant materials 0 a General location, size and species of proposed plan materials 0 I = Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them. 0 • Plans for soil treatment such as stockpiling the top soil 0 I • Erosion control measures that will be used 0 = Location and description of the irrigation system where applicable 0 • Location and size of fences, buffer areas and screening 0 I • Location of terraces, decks, shelters,play areas, and common open spaces Public Improvements/Streets Plan I > Proposed right-of-way locations and widths 0 • A scaled cross-section of all proposed streets plus any reserve strips 0 I • Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision 0 City of Tigard Land Use Application Checklist Page 4 of 5 IGrading/Erosion Control Plan I The locations and extent to which grading will take place ❑ a Existing and proposed contour lines ❑ = Slope ratios ❑ IUtilities Plan I Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ = Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ IPreliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ I Location,width and direction of flow of all water courses and drainageways ❑ = Location and estimated size of proposed storm drainage lines ❑ = Whei'e applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ ITree Preservation/Mitigation Plan I Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ IArchitectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ IElevation drawings for each elevation of the structure ❑ . Sign Drawings . I. Specify proposed location, size and height ❑ I . I 1 I Ii:\:curpinmasters revised\cheddist.doc 5-Jun-00 I City of Tigard Land Use Application Checklist Page 5 of 5 1 1 1 1 Appendix 2 Service Provider Letter 1 1 1 1 1 IAn application for a Service Provider Letter has been submitted to Unified Sewerage Agency. • 1 1 1 1 1 1 1 1 1 I Exhibit 1 I Vicinity Map I I I I I I I I I f__ ____ ,_. ., � i riiai `r - � llil.illll.I Or r lll l'. i . _-_:-.1 ��'� _.... ` Vicinity Map MIR c. if miti,L ri ♦ I NrnNrN ' ' , • • Ah. Exhibit #1 RE: 2SIOSDD, 2100 Nwrir � , , :. Site shown is the configuration .. ,, ,� - that would exist pursuant to the ••o p 11■■N■N NrNN1Nt ♦ , , ' , m approval and recording of 1t1� N'nN'"N SITE tM1 , AQ� ' current lot line adjustment , ' ♦ applications. twtnt■t OINN 411111110 , • 1rreNlt 3 • 1ølli n■rnrn nano N1 Sh' i 1O D � S It seism nr mummy �r1 , ►. . 1 _ N 11■ncINN '' 41 4 ■wtlw SW HILLSHIRE DR , nuncio n'N nrNNU n�n I ■ NN N . 1 i,..,14� 1Mt1t1NN ' 1 iiii''TTii'' nNrltM MIUS nttuwNt FL711#4 N �1 •: 1• VI 1 N 1■rtt t � t 1111 4 0 200 100 800 Fnl a tNIrN 6tit ______ tttt1111M1 p 1 rnlnu . 1.1 will 1'•1/Y lul Mil • ., "VII � �8W lEAI1 liAbbilll 21 ,3 ,,,,, ____ ., y I ) 5W BULI UNTAIN 11 _ . DiTTTtIITT,'-- �\ /'Li 1tJ QULL MTN RD o I I I I I I I I Exhibit 2 IExisting Conditions Map I II I I I I I ll _ _____. a I . . . I OHE To ... . . i • • ., .. Exhibit #2 -509. -6-i-•\ \.., _- - -- OHE ', 'n, -.. :OHE ! 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's i . .... t 587.6 ,. i -..... .. -Ze7,c- __.-•• t- -- - Ill . 4- .565.7 '.1 f +567.6 ..., • ..\ •-. , I, . 2 . , 578.9 . ... • 591.3-1- .../-1- / •.,+ 58226 ! • + •-•.. c..) i + 591.3 ..., i 570.0 • 588.4 4... • CrAiftick.- c _ I • i , • \- . .. : 4- 576.4 • •-•-• izi / / •. : . . 000 Aii 590-__ _ , , ••-.. 1 ',. -_ - • . '''' 11....„, I , -•-/. . Existing Conditions I .. •. • • . • '... . ,.... • . . • + 573\0 .,... '.. . i., + 585‘.5,.,.. -4.-- -------„- ._.....-- .. ... . . . . . . •-••.. -..... • , . „ . . . • • ••• , . . . ; - • . + 5870 •. . •,. „.. . , . . -- ..•-•. ,-____-- - ----..- • + 563.0 ‘.. , • . • ..- ...-.• .... ,••..../ - .. . - ' - •• - II '..... •. • .., ‘.. • ... , . • • • ..... .... . . .. •••••+ 578.- . .. • -.... ..•... S. • - _,_584.4 _ ______ + 584.2,- •‘?:;---------_..... ',4..-:'. ,----:--- ..I./ .- , - ..- •- • - + 567.9 ., • ---- ---- ..----- ---.- +570.4 --1--- --.._ , .• ' • '•,. + 32 "-•, ....... - ''-i- 5821 - ____-- __----- I •.• •. , , -...„ •-, ''''• • • , . ... , . '.3- 574.6 ;•••••• • .".........••••• • .... - _ + 582.5 ---- -- - 09g • • ., • ......, •..... - -,..__-• . . •-•-• •-.. ' . •. ...„. , --, . ' , •'-. *•- .... -....., --, -., --___.... 580.1 • ..-. - ..- ..- II ... -.. -, •. . , .., ..., . • *-- •• , --....... . -_,........ \ , ... ---.. -.. %• ____. ••.- .....‘••••••••-•......'..---..------2...------- -___ - . .,-------.----- ... ...;:, --"1,"'" ..--". --'" ..-•„,, ...0'" .-- " ‘-..■-‘ ..'"...r..'".....," -...... . . . -. -... ■.. . ...... '•••......._ -----, ....- ..-. - • ••------• Site shown is the configuration that would ..„ .. ,. . __ ... + 554:9 '• . --_ .• s, . . ,-,„ -•-.. , ---__ I -• ., ..... '. .......- ._-... . • ...„, -..... . ---11-.....-------. .. •-.. - -__. . ---------: .....: "•---:: -.....------- ----'."•....-- ""*. ---7-• exist pursuant to the approval and recording ___________ ___ --- ..-- ....----- • --- 70:O..--• „ -1-_-5-5278.-----------F -•-..__..- ...-- - - ----------"1- --- ..-- ----,'" of current lot line adjustment applications ... . .__ -_ ---- ---....--t565.4.---- ..--..:....-•,,--;„--' --\..................................-• *- -- 557 0 591 --.1-: 5614-3 _. *--....„. -- -./..;,-. - • •_, I (--- "•", --- ._ -._ .----- ------„ - ---..., \ -----------____, ---_____-------______ --- ,• ..„--- .-_ _...-- ...,.. ..„ - ..... ....- --- .......--...-.„--•„--- -- ..-- • !„. • , ..____ _ ,_________-- -_____...-----______-._/_2,iF....t._•-_-------------- -.-'.--- - - ---; . -.-.: --.." ., -- , -• __.... _,..,.. ... / - -- -- - -•- • I ---___ --„ -._ •- -- ,._ , ._ -- -- -_-_-. --_-_----;474-47-.6.---1:-..-7-.1------------111:2-- ...-...---- ---- - ....... .... „ -- -- - ..-• .... _ - ... - ,..-•-- ------ 6i) ___....--_ _......- ....... .........,-- , c-•.,•-• -- - .---- .... - -._ ---. •.__.__,_ ------._ ...- ._ - -- - Mapping in from Pacific Crest Subdivision Application __ (Case # SUB 1999-00003) that was approved April 18, 2000. I Costiuc Minor Land Partition (MLP 2001-00005) 1 Revised Drawing Exhibit 3 — Proposed Partition Plan ' DoNm�tz I I . n.--.--- • : ; ! ,,:,, I GRAPHIC SCALE . ,0 O 20 40 PROPOSED SUBDIVISION I \ \ \ "PACIFIC 'CREST" ( IN FEET ) I \ I 1 IN = 40 FT \ \ \ I I I \ \ \ .\\,..\\ \ PROP \ \ OS£p s N M/STS \ \ I I £T ORIGINAL \ \ \ O£ pR/�£ \ \ I ITAX L LINE \ \ \ S XT£A/S/ 6� _ ON / \ 62 OO• 1 S6\p2 TAX LOT LINE 0'F PER PRIOR �6�0 , 0) I ADJUSTMENT M r7• Se . I 05 h SW MISTLETOE PARCEL 2 \ \ DRIVE .<v PARCEL 3 AREA=7,817 SF I a p AREA=9,383 SF o) 'O ,� PARCEL 1 �� \ o AREA=6.251 SF,C� — I TAX LOT 1900 2NN NN TAX LOT LINE _ PER PRIOR 2y NN ADJUSTMENT I 2 S89'50'18"E 66.95' S89'50'18"E 66.95' S89'50'18"E 66.95' BONNEVILLE POWER ADMINISTRATION I . TAX LOT 1900 TAX LOT 2200 I PROPOSED PARTITION PLAT DATE 03MAY01I I3 TAX LOT 2100, 2S 1 5DD DRAWN BY TCB H WESTLAKE a CONSULTANTS INC. 0; SITUATE IN THE SE 1 4 SEC 5, T2S, R1 W, WM CHECKED BY LJs ENGINEERING • SURVEYING • PLANNING I ° CITY OF TIGARD, WASHINGTON COUNTY, OREGON REVISIONS 06JUL01 PACIFIC CORPORATE CENTER SHEET 1 OF 2 15115 S.W. SEQUO'.% PARKWAY, SUITE 150 (503) 884-0852 1 J08 No. 1377-03(A TIGARD,OREGC" ' '1 FAX (503? 824-0157 t Costiuc Minor Land Partition ' (MLP 2001-00005) Revised Drawing ' Exhibit 4 — Combined Public Improvements Plan 1 1 . 1 ' Documentl • I ; • (7.‘ . I . . ; ■ 1 ! , • . , i I . . . 1::• GRAPHIC SCALE I 443 15.1 .10mmi0 20 40 50 '17 ( IN FEET ) PROPOSED SUBDIVISION -1----- .../.1....1..... -, I , \ .,... 1 IN„,7 4p. FT,.:,.... \ • ; : , ,. ...--..•-• . . .. fr°%-.=..k \ 99P C IC 1.C.'h' EST" ..--1 ..• ... •---- .. .••-• • : , ■ \ : ,.:,.. ‘ I I ,, -: , . I 1 , .s, , s. % \ :: ,, . • • ' 4t:,,.. 1,44 . \ - . . .:. 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Mir • *4 .1 0 • s , • • , • • : „ . 1,„ \ . , u . , „ . ., • . .... ..... _ R‘ % I : . . . . ` . , • ' ' . : • "--- r 4.104*Arsiiii. 414*--'■ '... --- '.. ; s ' s ' • • „ ... • •ri. .. , . , • , 's \ .. ss . ' . . : 4110, , Ai,.#14V. • . • ' I • , 1 ' . , , ,t 1 , '• 's ; s. '; t • , * , , \ %.. . • • .I • • . : . • ..... . , . f. .; :. „,.. . . : ',:. - "' •• ANA F . - — ......s: • .....,...................................i.......................„.....................................................................................".....-....-....-.......-.-..-...........................-.............".T........................"...,.................,........:.:..................................., , .. .................. - , i ,.,. 44 iti .,;4: „ ..... ..,. ,, N N • , ... • • -, '. " . • \, • • • . F- •ME 140 7 =z4fer , • . • • , • . • I „ -.. , , ,. .,.. .. %, •, , ,- .... „. , „ ., , .., , .. ,, .. ' „ , .. . , , , . . , . • . , • . . . • • . . . • • . . • .• • • , • . . „,.. ...., . .• ..„.• . , .. ... „. .. ...• .5 01 =E REM', w'._ "--. : 1v 44 v. : ./ . . 41111P-in ::: . .• . . . . . . , : • . . . • . • .: ./ . . . -.. s. • ••. . . . •• •••• --• • . . • • . . . .:...:,::, . . / N. ' " • , , . , . , , . . : • ' ' • I ,. % , '.. ., . . n ... „. .. . . • . :: •":• • : .::::-.:::L: • . •. , ....... „. -•-....•. ,..:, . .. -,. ... , , , .. .. .. , , . ‘. . . : , .!'i":7*-*' '• ri-....liARCEL 2 •.". i I AP: • • PAR L 3 .: . .....,:... A...R.:::....A:...:..2f17 SF ...:1% .. . . : .:'.:::.-cf.., .::-f:f.4 : ', --...., A s..1110 ... % . . ,.s. ,:„.. , '....%"-,.. '....s -,„ s.. • .. ..„, . % . , , • . • . • . , • , • % ,. , : • AREA=9 383 SF ; ',.•:.•:'''.:::* :.:-*:::-.W's .......;:l:1"?..- j„:;••\2.". : .:::•:— s.:::.,:. -...;..i::- • ri:',:-: ,e-:,:.::, • PARCEL 1 . • •. I , :-....... : . -...._ • ---. . . • . .. , , , %. % , • % , • - • .. r•-rs.:',,:;.,:•:•k-s, ' A" A=6.251 SF I • . ---;,-- , • . . . I .-:: • • •(_5\ L5` - • • 0 , , , ‘ , , , , , , .,.. • \ \.„. . , , , • . • , • , . . • • • . , . . . 0-) o . • .. , . . . • . ., • : • . • . • , . .. .• • ..•••. - • . o . . , • : . • .• , , . • , , , :, , , , , •„ -, ••.... , . „ • . • I , • . , I • . • , , . . „, ., ... . , , „. • ...„ . .••• „ • • . . • : • .• : • : . : : . .• . • .• • . ., '• : , ...± • .• ,.. • • , ,. ... „ '' ..... . ..... : : ... • . . . . . . . . . . . . . : . . . . . , : • ..-:::„. • : • • . • . • .....• - . . • . . . . . .. ... I •-• . -..... --...... . . • . • ....I :•..::::::::„.• : . :••• .../ ..• . . : . • : . . . . . . • • • . I • • ..• . . . ..---- . PROPOSED PARTITION PLAT DATE 03MAY01 I 0 cp cci TAX LOT 2100, 2S 1 5DD SITUATE IN THE SE 1 /4 SEC 5, T25, R1 W, WM DRAWN BY CHECKED BY TGB LJS WESTLAKE III CONSULTANTS INC. ro ENGINEERING •. SURVEYING • PLANNING . 0 CITY OF TIGARD, WASHINGTON COUNTY, OREGON REVISIONS r, 06JUL01 I in SHEET 2 OF 2 Tp,?AsE5DcsocffRo7GsruoT42:p4EARNTAR AY. SUITE 150 FAx Rggi gtigf, JOB NO. 1377-03(A) ' . 1 Exhibit 5 ' Tree Preservation/Mitigation Plan 1 1 1 1 1 1 1 Exhibit #5 Tree Preservation/Mitigation Plan ISite shown is the configuration that would exist pursuant to the approval and recording I of current lot line adjustment applications g t 4 • • • • Vial 41140 . • 1,�•.. + I © 0. Area for mitigation x. r 1 ' -a r • F � Subject Site ixX i x3 �+Ii I. I v r. N + O C.. + + Reconfigured Lot frAlr. i`�X +�"' Original Lot Line 4*4 ' 0 N N U a O (Approved) ti (71Q�Vjl _ x + • Inventory of trees on site ` ♦, R Tree Detail _Num. _ Size(In.)_ Type _ •— 1176 7 Deciduous Tree I _._ 1177 __ii—8 • Deciduous Tree •• _ • 2160 4 . Deciduous Tree •1 2161 4 • Deciduous Tree_ •` 2162 4 : Deciduous Tree • 1 _ e . 2163 2 Deciduous Tree 2164 3 i Deciduous Tree ; 2165 3 : Deciduous Tree _ 2166 3 Deciduous Tree • I 4. 2167 3 • Deciduous Tree Details from Composite Tree Inventory 2168 6 : Deciduous Tree 21-69 • 4 . Deciduous Tree submitted as a part of the Pacific Crest 1 : 2170 4 •: Deciduous Tree Subdivision Application (Case # SUB 1999- — I 21716 ; Deciduous Tree 00003) that was approved April 18, 2000. 2172 3 ! Deciduous Tree x 21732 4 ! Deciduous Tree 2174 4 • Deciduous Tree I 2175 8 • Deciduous Tree Q Trees 12" diameter and larger to be removed �. • • 2176 6 Deciduous Tree •x d 2186 14 Evergreen due to construction . 2187 22 • Fir - 2188 22 Fir Trees 12" diameter and larger to remain I - 2195 2362 362 24 12 Fir Fir All other trees are less than 12" in diameter 2363 14 i Fir (See tree inventory) • 2365 8 Fir I 2367 2368 14 Maple _ 14 Fir 0 1 Exhibit 6 1 Preliminary Plat ' (From approved Pacific Crest Subdivision Application) I 1 I t 1 Exhibit 7 Street Tree Plan (From approved Pacific Crest Subdivision Application) 1 1 Pill • • • • MI 1111111 1111111 11.1 IMII MO NM • P �c_ 9 N N /�V Olt � <_ . 4�xu�BA r O O p ..4 I�" e a a 1 goE ^-�O k'(� rdli 'tl AL{ Oi '-1 r' . 4 G�i2� o 7d GC• A CS•.8 vG .1 it Pu_t 2 N 0 tin - t9 1.'441 r -1 fir= • 6 q - s ` LXTi gY1 >0 EV hct glAi P-Ivo A- i ; ii C•1 � ° 8 pia g I i 1 1 I A 0 0 0 -. I $ I L�_ I I -I c z I 1 � > N A 1 g 06 0 p6 \ e., o� l 1 ----J r e f 'O : R : : u ; 0l1'I ° ; \ • ;A Da n o 4 C it j 1 N � nA y e ; _ ► I �- _ .. j" 1 I I :r�__ i w /- -a-.- '� Exhibit #8 221 0 30 I I 2i 22 _ _„ • . / ' ` SCALE: I' r SO' I - - - � ' 1 1 1 26 = s I I 1 — T 1 s .. ✓ tr i I -- --TTT-- r r _ s �Ir= 1- I 1 � q • 1 , , r t r r I _ __ Ig I 6 7 9 I r it 12 13 , r14 j15 16 17 18 r 9 20 - ¢ II d C/a• I 8 0 X. I2 . 2 _ a : �,z I I 23 I �_ v= _ `:• 4 0 X I --- - °p I C� _• `, i A'' Y : -� .. - y_r I pr O_ O 0..7. Y1 W W 7 • ' �� Y STREET A �1 0` a p� _STREET_ A , z_ , ) , 1 : ..... . . „k ,1, : -r - 5X 56 :; :54 , ` r I i 3g 38 37 i� a. . 1 i . . . •'� 58 U 43 41 `! I I a f'— Cr I it 51 NI 44 o 34 II W H I 59 p I 2 3 e _ GIs - , W t.-21.] w • , 146 q, 7 48 ' 1 3 O a•r N • 41!tlisj . X 50 all s_ 0 45 I o_ X °� ?e L >: 33 , U"is: it _ _ _ _ _ —— — _ U o ,___ _ STREET 8 - STREET < •I W EC ITREE PROTECTION STANDARDS �( l� . '— - -— — —_ — _ TREE MITIGATION TABLE ---` m _ t �{ t-----i 1 Ln TREES'ESIGNATED FOR RETENTIC'. PILL NEED SPECIAL :oNSIOERATION N a '9 8 A p' CESCRIPTIOI.1 QUANTITY PERCENTAGE .s rrr.Wr+e..P :C SS:Rf THAT TwE`• ARE PROTECT=Qt. ING CDl1STR1lC:IQN, TN_$E 24 j 27 - ,` 74 / 75 TREES RETAINED(OVER :Y OIA) IID A9 x m-w,•w- C. 7EASURES I NCUOE: 2 M _ 1 TREES REMOVED (OVER :2'OIA) 12] SI Z ®,�Olt IMO ammla I I�, y O •'. �' 3ASE7 ON :HE FOREGOING REMOVµ/RfTA1NAq RAt105. THE RRO.+ECT pUALIFIE$ II O rrVC:NG. RETENTION TREE$'.00AiE^ IN THE VICINITY OF EQy1PYfMT •�I TRACT 1111 s .a z FQR SOS REP.ALFYEnT YITIGATIQIN A$FOLLOWS: I I 1 I I 1 •1 OPERAT:'.INS WILL 3E PROTKCTED 3� INSTALLATION or GNAIF LINK FENCING t :C a4EvENT IN.AR' TO -R__ TRUNKS OR ROOTS.OR SO,L-•.YPACTIQN'/ITwIN ( O p ��((,,�, / DESCRIPTION QUANTITY Twr BOO- ZONE. 'ENO:RC MIL_ GENERAL..9E NS:4lED AT TII[pR10.1NE OF -'I 28 Y - /Z 6) 703 NwBER o< TOTAL GAL IPER OF NWBER OF Z' TOTµ INCHES I I ( ,- Or F 'PEE. THE RRO_ECT ARBCRIST SHOULD OE•:RYINE LOCATION AND ! 1 - •TPrNpF rtNC:HG NCrEi FOR SPECIFIC CONDITIONS CO:HE SITE. �ST c Y Y •,', C TREES REMOVED QEMovE: 'REFS CALIPER TREES MITIGATED I Z Z i " _ 1 )0.._ 12] 1606 AO2 oQ] ri uu.CH IHO. or IT IS NC!SAP' TO HAVE ANY V[H ICLE OR CONSTRUC-ION I T ^ pa `� 'p••70 Y �I c I 1 1 I 1 2.. C EC'�:PNENT 7RIVf co NANEWCR w TMPN THE ROOT ZONE OF•ROTA INFO J J i /x v , ST �(-••• • I Y' Or Lr% -RV' A _ATfR OF GRAVEL OR ;7HfR SUIfA6lE MULCH AT LEAST 6 IMOIE$ 'i I jt •• X q . _ L= CEEB wIL SE PLAC-F'.) .N NE AFH or THE ERIIPYENT AS PROTECTION FOR F.•P- I 29 •.p', rTL+T ' :'" LEGEND 1 I I I I 1 .a O -..E ROOT MTEY OF -HE -REF- ANT SUCH FILL PLACLO DURING « / �'' r I •`� :�Ea CONSTRUC-ION N.V.. NEE: 'C at REYOV£G AT tNE ENC Oi CONSTRI1C ,0.. -1.2 I ` ' r8 _ 3 -• ___�__ SYUBOL DESCRIPTION I I I I ( I I� v rt I I STCR►CE y EQt,IPNENt CONSTRUC_'ON EQUIPMENT WILL BE STORED IN f f ..L X 'D SU FABLE .OU::DNS A•AT :ROM RETAINED TREES I 30 ri I o •� ) 7r, X tiAZARD0u5 'BEES '_., Y / ,% p� N r ., • I 78 .0 3E RE ovE^_ t 1 aRC•rCT TREES I p� pj ) 3:0 ». TREES TC 3E REEROVEM I � S.-._ ION ?RE STR,ARINCPOF -OPSO:L C AREAS SPAIN PILL I •la J X 411; �............._ p OLE :Q.ONSTRUC"'ON i 4 3E RES:RI TE_: NO •L *ILL. SE LACED ON THE AREAS wCTH1N THE it 7 I GRIP NCS�OF TREES F.L.ar RETAINED RIJC UNLESS SPCCIFIC *TREE-rR IfNQLT- I':�. t t y Y ;•� 'p' ,'2 !V^•__-........... - Y1 • , /' Ir TRUES 12"DI A.A. AND L/'RCc-R TO REMAIN I r ]C$•GN. =NC InfER ING ANO CQNSTRUC:IQM PRACTICES ARC:HER EO.CMS � I, - I li /0../ L 064 ,t, A = JI r Y Y I u - 'HES_ CAN NG:AE "Rf< wE_S. P40�EC•IOM PALS. AND OTHER OESI FEATURES AS RECOMMENCED BY A QUALIFIED PNOFESSIQNI1l lI1jI' - 66 •r- _ ,O 9 ye r I I N EYCAVA•:QN. EXGAVAT:ON 'YYfQIATEL ADJACENT TC ROOTS LARGER 'Nam R .-�,F � x �' ,L. '� —/ 'T' •S I I 3 ��11 = O 2 .NO.:S IN OIANETLR AITHIN THE TREE ROOT PROTECTION ZONE or '0 / .. '\ r ..___ -__.___. I I I I J RE-AIRED TREES RILL BE 3-••AND TO ENSWE THAT ROOTS ARE NOT 1 Y '-' p � I GARAGE:. WHERE .1S'RLZ. HA:OR ROOTS NIL.BE RROTE-TED BY 0 `'.11-',.7"l. N /J O ___--_ , I lr1NEL:NG OR :THER MEANS TC AVOID D[STRUCTION OR OANACE, WHERE I I 32 ' 6�j / Y ¢SOIL GRAOE CHANCES AFFE.- HE ROOT PROTECTION AREA,THE ORADE _IRE /�- L. •,,� cos a " Y I I I 1 i S:oRDI BE MEANDERED 'REEAE RER FEASIBLE. ARCS BELL EN ENCI ON-SITE N j� L ii\.1(/ ! O^ ::0,z,,,,,7.0. .0 ENSURE A REASONABLE 3µANGT BETWEEN ENGIN[ER ING p K •3 �• ,• _:nSTRU.•C:ION. ANO THE NEE:'OR TREE PROTECT.Cm. I �r '.O• I I I Q o CI TRACTI {I W r^) QUµ:^ ASSURANCE. RRC.fC ARBQR I ST SHALT SUPERV I Tc R40PER EIRC°.T I a J ' " �r '' I F" . S o. I O NIS ...AM :Y.R000I COM$TRUC-,QN Or ALL 8UILOINC! 114A7 HAY ENCROACH I I �.- 0 r I I 1 = Y ON RE-AIED TREES. / tC c TRACT 0 p =` -- -- -- -- -- ---- -- -- -- --� 12„ 16 0 A9N b 1239-01 j •7JRP•L:,w. i J I i 1 1 1 1 i 1 1 1 Exhibit 8 1 Tree Removal & Preservation Plan (From approved Pacific Crest Subdivision Application) 1 1 1 1 1 1 1 1 • • Routing Order: Surveyor: JRH Development Review Engineer BR FINAL PLAT REVIEW CHECKLIST Plat Name: Costiuc Partition Case Number(s): MLP 2001-00005 Address/Location: 14735 SW Sunrise Lane (adjacent to Pacific Crest) Contact name and phone: Len Schelsky, Westlake, (503) 684-0652 Date Received: 12/5/01 from Planning Date Forwarded to City Surveyor: 12/5/01 • SURVEY SECTION Check if Check if • Considered Okay 1. Street alignment and width, continuity " [3'N4 ❑ 2. Curve, corner, cul-de-sac radii 1-4/0A ❑ 3. Dedication, vacation, easement conveyance Er El" 4. Residential Survey Certificate match the map l Y El 5. Two Monument Ties to City GPS [J" [✓]" Comments: AA ®N2 / r ; s Keel.")f- • By: Surveyor's Signature Date Page 1 of 1 i:lenp1priv-deWommt/0-plat.dof Revision date:1/1/01 ñlLP2oo i - 00005 MA P ., It ' V yE S ____ , ,; (,....eLP PARTITION PLAT PARTITION PLAT N0. SITUATED IN THE S.E. 1/4 SEC. 5 T. 2 S., R. 1 W., WILLAMETTE MERIDIAN CITY OF TIGARD, 2 COUNTY, OREGON RECORDED AS DOCUMENT N 0. FD 3-1/4" ALUMINUM DISK MARKED / " SURVEYOR'S t�R'OFICATEJ FO 3-1 4 ALUMINUM DISK MARKED • Ni/4 T2S R1 W 5/4" BONNEVILLE POWER ADMINISTRATION "T2S R1 W 5/4/8/9" HELD FOR 1/4 SECTION CORNER HELD FOR SECTION CORNER I. LEONARD J. SCHELSKY, HEREBY CERTIFY NAT I HAVE CORRECTLY SURVEYED AND MARKED WITH PROPER MONUMENTS NE LANDS USBT ENTRY 98-031 BOOK 198, PAGE 394 USBT BOOK 7, PAGE 538-542 REPRESENTED ON THE ATTACHED PARTITION PLAT, THE BOUNDARIES OF WHICH BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: PER CITY OF TIGARD GEODETIC CONTROL CITY OF TIGARD GEODETIC CONTROL N: 649,91 fi.148 E: 7,604,997.096 M N: 647,280.358 E: 7,604,896.896 4 GRID SCALE:0.99990463 S00 W 2638.04' GRID SCALE:0.�0.99990407 A TRACT OF LAND SITUATED IN THE S.E. 1/4 OF SECTION 5. T. 2 S.. R. 1 W., WILLAMETTE MERIDIAN, IN THE CITY OF TIGARD. WASHINGTON COUNTY, OREGON, BEING A PORTION OF THAT PROPERTY CONVEYED BY DOCUMENT NUMBER 2001095689, WASHINGTON 548.34' 4 g COUNTY DEED RECORDS, ALSO BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: 5 24.71' BEGINNING AT THE INITIAL POINT. BEING A FOUND 5/8" IRON ROD WITH YELLOW PLASTIC CAP MARKED "WESTLAKE CONSULTANTS" AT O) 20' WIDE GAS 5 8 THE NORTHEAST CORNER OF LOT 28, PACIFIC CREST, HENCE ALONG NE SOUTHERLY RIGHT-OF-WAY UNE OF SW SANDRIDGE DRIVE, 0 o PIPELINE EASEMENT SOUTH 67'4420" EAST, 186.00 FEET, THENCE SOUTH 2219'40" WEST, 88.23 FEET TO THE WESTERLY UNE OF NAT TRACT OF LAND SW NAHCOTTA DRIVE / pi N BOOK 455, PAGE 377 CONVEYED BY DEED RECORDED AS DOCUMENT NUMBER 98026779, WASHINGTON COUNTY DEED RECORDS, THENCE ALONG SAID • BOOK 458, PAGE 211 WESTERLY UNE NORTH 00'54'00" EAST, 6.00 FEET TO THE NORTHERLY UNE OF LAST SAID TRACT, THENCE ALONG SAID NORTHERLY C .. ,, BOOK 457, PAGE 99 UNE, NORTH 89'50'18" WEST, 198.48 FEET TO THE MOST EASTERLY SOUTHEAST CORNER OF SAID LOT 28, THENCE ALONG THE Oiali J8 ..�.... ,...",�.. .�.. ,.. ..Y.,•.... ......,..,. ......,+. ..,...... ...�..... ......_ �. - ......".. .".,..... EASTERLY LINE Of D Lilt No Wry; .4V0 tArti�, t�i!.9t �f ?tie !rft AA H1. C' / X22 ■ I �' I oo *441 7�4 ' CONTAINING 22,259 SQUARE FEET, MORE OR LESS. -.7.8-00./ •�, sy 0 �/ 40 ' fiet 2j o / PRIVATE SIGN EASEMENT IVII cps I IN FAVOR OF • / PACIFIC CREST HOMEOWNER'S ire / ASSOCIATION M / �� / PARCEL 1 „ / 5,858 SF SEE DETAIL N00 54 0t) E if 0 /A,.. 8, 6.00' 41 put- Q • / N89'50'18"W, (V 0.19' / / S In NABRA1 REFER CE SURVE • / 22/9, 4 EN / 0., co ILI 43 I N00'54'00"E THE PURPOSE OF THIS SURVEY IS TO PARTITION INTO THREE NOTE: ALL SURVEYS FROM WASHINGTON 0 q / 6.00' N0. 20010956$ WASHINGTON COUTY DEEDOtRECOROS.Y BOUNDARY COUNTY SURVEY AND PLAT RECORDS.PARCELS A PORTION OF THAT PROPERTY 0 (� ,Q / r �'�r I_INFS WERE FS r L!'4ED PER c ARV Y NUMBER 2!,72 I �,E�n SN 28,725 0.U . / �; p / 0 0 n. o FOUND MONUMENTS A AND B FOR MY BASIS OF BEARINGS, "• O O PLAT OF PACIFIC CREST" Q O / o ..- SHOWN AS S67'20'40"E PER SAID SURVEY. q o ( '""' co / 0 4 A3 / M N LEGEND -M / • ad o ° MONVMENT DETAIL •� / 0) i �� .' FOUND AND HELD 5/8" IR W/YPC MARKED PUE PUBLIC UTILITY EASEMENT / N / AR („ 2 .�- o SE CORNER, PARCEL 1 "GAYLORD PLS 929" UNLESS NOTED OTHERWISE 2 // 7,417 SF z FD FOUND ?' Qp• / II FOUND AND HELD 5/8" IR W/YPC MARKED "WESTLAKE CONSULTANTS IR IRON ROD N / l / N2 FWESTLA E8 CONSULTANWS"YPN MONUMENT BOX W/YPC WITH YELLOW PLASTIC CAP I 219, rn DOC. NO. DENOTES "DOCUMENT NUMBER ., / £ O SET 5/8" X 30" IR W/YPC MARKED WASHINGTON COUNTY DEED RECORDS"co WESTLAKE CONSULTANTS / (N 0 o° / �o / 1 / X3226, "' / o / V , / z / o / 0 a0 0 / PARCEL 3 • / 8,983 SF in Q / co Z / I HEREBY CERTIFY THIS TRACING TO BE A TRUE AND EXACT COPY OF THE ORIGINAL PLAT / 442,279.40. e -,,, 01 co REGISTERED LEONARD SCHELSKY 'SFS 1841 / co ,r PROFESSIONAL SURVEYED FOR: LAND SURVEYOR D,R. H OR TON 28 7,5) tt{ Xgovue,441-41-1944- PACIFIC CREST ''52' OREGON 'I SURVEYED BY: JULY 13, 1979 WESTLAKE CONSULTANTS, INC. LEONARD$SCHELSKY 15115 S.W. SEQUOIA PARKWAY, SUITE 150 TIGARD, OREGON 97224 SCALE: 1 = 20' (503)684-0652 6-30-02 SHEET 1 OF 2 RENEWAL DATE 1377-03(-) PARTITION PLAT PARTITIO\ PLAT N0. SITUATED IN THE S.E. 1/4 SEC. 5 T. 2 S., R. 1 W., WILLAMETTE MERIDIAN CITY OF TIGARD, WASHINGTON COUNTY, OREGON RECORDED AS DOCUMENT NO. NOVEMBER 16, 2001 AFPRQYAL-SSTATE OF OREGON ) DECLARATION )SS APPROVED THIS . DAY Of . 200 WASHINGTON COUNTY ) • ,' • = - * " - = I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY KNOW ALL MEN BY THESE PRESENTS, D.R. HORTON CERTIFIED TO ME, BY THE SURVEYOR OF THIS PARTITON INC.-PORTLAND, A DELAWARE CORPORTATION, IS THE PLAT, TO BE A TRUE AND EXACT COPY OF THE OWNER OF THE LANDS REPRESENTED ON THE ANNEXED 8Y; ORIGINAL AND THAT IT WAS RECORDED ON THE MAP, AND MORE PARTICULARLY DESCRIBED IN THE DAY OF , 200_, AT O'CLOCK ACCOMPANYING SURVEYOR'S CERTIFICATE, HAS CAUSED lot IN THE COUNTY CLERK RECORDS. THE SAME TO BE PARTITIONED AND SURVEYED INTO APPROVED THIS DAY OFr , 200.7=___. CITY OF TIGARD CITY ENGINEER B Y: PARCELS, AND DOES HEREBY GRANT EASEMENTS SHOWN DEPUTY COUNTY CLERK THEREON. BY: Q BY: RYAN SELBY, DI ION PRESIDENT APPROVED THIS DAY OF , 200 BY: WASHINGTON COUNTY SURVEYOR ACKNOWLEDGEMENT ALL TAXES, FEES, ASSESSMENTS OR OTHER CHARGES STATE OF OREGON ) AS PROVIDED FOR BY O.R.S. 92.095 HAVE BEEN PAID )SS AS OF 200 WASHINGTON COUNTY DIRECTOR, DIVISION OF ASSESSMENT AND TAXATION ) WASHINGTON COUNTY, OREGON ON THE DAY OF Ard, 2002, BEFORE ME, A NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY, BY: PERSONALLY APPEARED RYAN M. SELBY, WHO BEING DEPUTY FIRST DULY SWORN, DID SAY THAT HE IS DIVISION PRESIDENT OF D.R. HORTON, INC.-PORTLAND, A DELAWARE CORPORATION, AND THAT SAID INSTRUMENT WAS EXECUTED ON BEHALF OF SAID COMPANY, AND HEREBY ACKNOWLEDGED SAID INSTRUMENT TO BE HIS N 0 TE S OWN FREE ACT AND DEED. ,. �� 1. BOUNDARY DETERMINATION AND BASIS OF NOTARY PUB 4- ='+N BEARINGS PER SURVEY NUMBER 28,725, WASHINGTON STATE OF OREGON ) COUNTY SURVEY RECORDS. NAME: ‘re,1d .T A r , f )SS 2. THIS PARTITION IS SUBJECT TO THE CONDITIONS OF COMMISION NO: c.,',SY,, f ,Z- WASHINGTON COUNTY ) APPROVAL IMPOSED BY THE CITY OF TIGARD AS SET I DO HEREBY CERTIFY THAT THIS PARTITION PLAT WAS FORTH IN CASE FILE NO. MLP2001-00005. MY COMMISSION EXPIRES: /. .42$-- RECEIVED FOR RECORD ON THIS DAY OF , 20Q__, AT O'CLOCK , AND RECORDED IN 3. THIS PARTITION IS SUBJECT TO THE COVENANTS, THE COUNTY CLERK RECORDS. CONDITIONS AND RESTRICTIONS AS RECORDED IN DOCUMENT NUMBER 2001-115060, WASHINGTON BY: COUNTY DEED RECORDS. DEPUTY COUNTY CLERK REGISTERED PROFESSIONAL SURVEYED FOR: LAND SURVEYOR D.R. HORTON 0 of:tf.7,eieciefi '"' SURVEYED BY: CI OREGON JULY 13, 1979 WESTLAKE CONSULTANTS, INC. ca- I HEREBY CERTIFY THIS TRACING TO BE A TRUE LEONARD SCHELSKY 15115 S.W. SEQUOIA PARKWAY, SUITE 150 AND EXACT COPY OF THE ORIGINAL PLAT 44") �► 1 X41 ,/ TIGARD, OREGON 97224 0 (503)684-0652 .4.- 6-30-02 SHEET 2 OF 2 re)•- LEONARD SCHELSKY S 1841 RENEWAL DATE 1377-03(-) 4 - 4_ ✓ / STLA t CONSULTANTS INc. • f L • 1: O SRS 1 - e " F0� • U ENGINEERING ® SURV.E.YING- P' ANNING LANDSCAPE ARCHITECTURE- ' Adriana & Constantin Costiuc Minor Land Partition May 8, 2001 I I A, LAND PARTITION rii! TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION 1 A�� '``, Property Address/Location(s): 14735 SW Sunrise Lane Mg PRE-APP. HELD WITH: `LE—Qt.%) e u ere' DATE OF PRE-APP.: y//%Do/ I Tax Map &Tax Lot#(s): WCTM 2S1 05DD 2100 '1 FOR STAFF USE ONLY Site Size: 0.60 acres Case No.(s): MUP&oQ ar Other Case No.(s): `jam 116'= 9 i I Property Owner/Deed Holder(s)*: Adriana & Constantin Costunic Receipt No.: (A)01— Address: P.O. Box 230943 Phone: 503.524.4709 Application Accepted By: IU l'14-4 I City: Tigard Zip: 97281 Date: . � € 0 .� V Applicant*: Farmer's Land Trust — John Rankin I Date Determined Complete: Address: 26715 SW Baker Rd. Phone:503.625.9710 Rev.4/3/2001 i:\curpin\masters\revised\andpart.doc City: Sherwood, OR Zip: 97140 t *When the owner and the applicant p p PP licant are different people, the applicant must be the purchaser of record or a lessee in possession with written REQUIRED SUBMITTAL ELEMENTS I authorization from the owner or an agent of the owner with written (Note: applications will not be accepted authorization. The owner(s) must sign this application in the space without the required submittal elements) provided on the back of this form or submit a written authorization with this application. 0/Application Form PROPOSAL SUMMARY Id Owner's Signature/Written Authorization /Title Transfer Instrument or Deed r'iL I The owners of record of the subject property request permission to allow a Land Partition to: (0 /Copy of Pre-Application Conf. Notes 0 Site/Plot Plan I divide 26,147 sq. ft. into 3 /(#of copies based on pre-app check list) (total area) (#of parcels) 8,274 sq. ft. Site/Plot Plan (reduced 8'/z"x 11") containing q• t. and 8,076 s.f. & 9,797 s.f. I (sq. ft. or acres) (sq. ft. or acres) L Applicant's Statement (#of copies based on pre-app check 'st) USA Service Provider Letter - t4 .e. 0) I (provide any additional information here) p 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property /Owner List Generated by the City I12 Filing Fee (City) $ 780.00 (Urban) $2,480.06— I . I 1 I List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: I I I 1 APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as I described on the front of this application in the "Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) I THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all I the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; 111 and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the I requirements for approving or denying the application. I SIGNATURES of each owner of the subject property. I DATED this 2 5 R" day of /fit R IL- , 20 0 I -fit,-ktX1 UV Q PVSLZ I Owner's Signature Owner's Signature I Owner's Signature Owner's Signature I I 2 I • WESTLAKE CONSULTANTS !lac. MEMORANDUM ENGINEERING • SURVEYING • PLANNING Phone: 503 684-0652 DATE: MAY 8, 2001 ' TO: KEVIN YOUNG FROM: Doug Strickler ' RE: APPLICATION SUBMITTAL MATERIAL (WESTLAKE PROJECT#1377-03 — PACIFIC CREST) Kevin—This Memo will confirm our conversation of last week following my inquiry as to documentation for the property ownership for the accompanying Lot Line Adjustment applications and the application for a I Minor Land Partition. The properties in question were reviewed by your agency in 1999 during an application for a Subdivision(SUB 1999-00003) and a series of lot line adjustments (MIS 1999-00015 - MIS 1999-00018). At that time you reviewed the documentation of the ownership of the parcels in Iquestion. The ownership of all those parcels has not changed since the above cited application. It is my understanding from our conversation that this statement of ownership continuity is an acceptable ' substitute for the title transfer instruments or deeds required by your application process, since you have those documents on file from the above cited application. 1 I I I I I I I I I Adriana & Constantin Costiuc Minor Land Partition I May 8, 2001 I I I IPrepared for: Farmer's Land Trust—John Rankin I 26715 SW Baker Road Sherwood, OR 97140 Phone: 503.625.9710 IFax: 503.625.9709 IPrepared by: Westlake Consultants,Inc. I 15115 SW Sequoia Parkway, Suite 150 Tigard, Oregon 97224 Phone: 503.684.0652 Fax: 503.624.0157 I I TABLE OF CONTENTS IDATA SHEET 1 IPROJECT OVERVIEW 2 Project Description 2 Background 2 IMINOR LAND PARTITION APPLICATION NARRATIVE IApplicant's Compliance with the city of Tigard Development Code Standards Chapter 18.510—Residential Zoning District Code Requirements . 2 Chapter 18.390.040—Decision Making Procedures—Type II Procedure 3 IChapter 18.420.050—Land Partitions—Approval Criteria 3 Chapter 18.705.030.H—Minimum Access Requirements for Residential Use 5 I Chapter 18.715.020—Density Calculation 5 Chapter 18.725.020—Environ. Performance Standards—General Provisions 6 Chapter 18.745.040—Street Trees 6 I Chapter 18.745.050—Buffering and Screening 6 Chapter 18.765.050—Parking 6 Chapter 18.775 —Steep Slopes 7 I Chapter 18.390.040—Decision Making Procedures—Type II 7 Chapter 18.790.040—Tree Preservation/Mitigation Plan Requirements 7 Chapter 18.795.020—Clear Vision Area Requirements 8 I Chapter 18.810.030.F—Future Street Plan & Extension of Streets 8 Chapter 18.715.020—Additional Lot Dimensional Requirements 9 ICONCLUSION 9 APPENDICES IAppendix #1 - Copy of Pre-Application Conference Notes Appendix #2 - Service Provider Letter c�,p pl ia2L-Ca r. IEXHIBITS I Exhibit#1 - Vicinity Map Exhibit#2 - Existing Conditions Map Exhibit#3 —Proposed Partition Plan I Exhibit#4—Combined Public Improvements/Grading/Utilities/Storm Drainage Plan Exhibit#5 - Tree Preservation/Mitigation Plan Exhibit#6 - Preliminary Plat (From approved Pacific Crest Subdivision Application) I Exhibit#7 - Street Tree Plan (From approved Pacific Crest Subdivision Application) Exhibit#8 - Tree Removal &Preservation Plan(From approved Pacific Crest Subdivision Application) I Westlake Consultants, Inc. DATA SHEET ' APPLICANT: Farmer's Land Trust—John Rankin 26715 SW Baker Road ' Sherwood, OR 97140 Phone: 503.625.9710 Fax: 503.625.9709 111 APPLICANT'S REPRESENTATIVE: Westlake Consultants, Inc. 15115 SW Sequoia Parkway, Suite 150 ' Tigard, Oregon 97224 Contact: Len Schelsky Phone: 503.684.0652 Fax: 503.624.0157 PROPERTY OWNERS: Adriana and Constantin Costiuc P.O. Box 230943 Tigard, Oregon 97281 Phone: 503.524.4709 ' PROPERTY DESCRIPTION: T2S R1W Section 5DD Tax Lot#2100 ' SITE SIZE: 26,147 sq. ft. CURRENT ZONING DESIGNATION: R-7 (Medium Density Residential) ' PROPOSAL: Minor Land Partition; Type II Application 1 i • ' IIWC IIadminWADMIM137703.011Pacific CrestlPlanlMLPApplication WIP.doc 1 Westlake Consultants, Inc. Project Overview Project Description: The owners, Constantin and Adriana Costiuc, wish to partition a parcel that they own into three (3) lots that are suitable for residential development. The parcel in question, Tax Lot 2S 1 05DD 2100 has been reconfigured, along with several other properties in the area, to allow for the development of a previously approved subdivision, Pacific Crest. Although the lots resulting from this partition will not be a part of the subdivision, they will be adjacent to the subdivision and will be compatible with nearby lots, in effect as part of a single development project. An existing residence on the property will be demolished to allow the partitioning of the lot in the proposed manner(See Exhibit#1 —Existing Conditions Map and Exhibit#2 —Preliminary U Partition Map). Proposed lot sizes in the partition range from 8,076 square feet to 9,797 square feet. Lot shapes are slightly irregular due to local topography and infrastructure requirements. ' Parcel Summary: Parcel#1 — 8,274 sq. ft. Parcel #2 — 8,076 sq. ft. Parcel #3 —9,797 sq. ft. Background: ' The property in question, Tax Lot 2S1 05DD 2100 has recently been the subject of three Lot Line Adjustments, one of which was approved in 1999 (MIS 1999-00017), and two of which ' have been recently submitted to the City of Tigard. These Lot Line Adjustments have been done to reconfigure various properties to allow them to be included in the Pacific Crest Subdivision and annexed into the City of Tigard. The latest Lot Line Adjustments result in Tax Lot 2100 ' having an area of 26,147 square feet. Code Requirements — Code Chapter 18.510: ' The parcel in question is zoned R-7,medium density residential. In this zone, detached single- family houses are allowed outright on lots with a minimum of 5,000 square feet. The standards for the zone and the parcel's compliance with those standards are addressed below. Minimum Lot Size: The minimum required lot size is 5,000 square feet ' Response: The lots created by this partition will range from 8,076 square feet to 9,797 square feet. This standard is satisfied. ' Setbacks: The minimum required setbacks are: Front Yard: 15 feet Side Yard: 5 feet ' Rear Yard: 15 feet Response: The proposed lots provide a building envelope of sufficient size to allow the building of single-family residences that conform to the setback requirements. Individual ' IIWCIIadminADMIM137703.011Pacific CrestlPlanIMLPApplication WIP.doc 2 Westlake Consultants, Inc. ' units will be reviewed for specific compliance with the standard at the time of the issuance of P P building permits. This standard is satisfied. 18.390.040 Decision Making Procedures—Type II Procedure: ' Type II Procedure. Type II procedures apply to quasi-judicial permits and actions that contain some discretionary criteria. Type II actions are decided by the Director with public notice and an opportunity for a hearing. If any party with standing appeals a Director's Type ' II decision, the appeal of such decision will be heard by the Hearings Oficer. Response: This application is for a Minor Land Partition involving the creation of three (3) lots from one existing lot. Such an application is called out as an action subject to a Type II decision-making procedure in Table 18.390.1 of the City of Tigard Community Development Code. Applications subject to a Type II procedure are decided by the ' Director with public notice and the opportunity for a hearing. This type of application is not subject to Neighborhood Meeting requirements (Section 18.390.040). This proposal consists of the partitioning of an existing Tax Lot with an area of 26,147 ' square feet (pursuant to the approval of property line adjustments), into three (3) lots for single-family residences. The proposed lots are all greater than 5,000 square feet, ranging from 8,076 square feet to 9,797 square feet, which complies with the R-7 zoning for the ' property. Consequently, the proposed density and use of this property are appropriate within the R-7 Zoning District and the development will provide additional residential housing sites. (For density calculations, see Section 18.715.020 on page 5.) ' The City of Tigard Community Development Code requires the inclusion of an impact study to quantify the effect of the proposed development on public facilities. ' While the proposed partition is not formally a part of the approved Pacific Crest Subdivision, it is adjacent to that subdivision and will be served by the same public infrastructure ' elements. Furthermore, the development of the lots resulting from the partition will occur in conjunction with the development for the entire subdivision. The subdivision layout that was approved contemplated a range between 64 (minimum) and 80 (maximum) lots. (See Exhibit 1 #6 -Preliminary Plat(From approved Pacific Crest Subdivision Application)). The current proposed final plat layout for the subdivision will be at or near the minimum requirement, so any impact to public facilities and services involving three additional adjacent lots is fully accounted for in the original subdivision application, and is consequently covered through the approval of that application. Therefore, this requirement has been met through the submission and approval of a previous application. ' 18.420.050 Land Partitions—Approval Criteria: A request to partition land shall meet all of the following criteria. 1. The proposed partition complies with all statutory and ordinance requirements and regulations. ' Response: The application and accompanying exhibits demonstrate compliance with all statutory and ordinance requirements and regulations. This criterion is satisfied. ' IIWCII adminlADMIM137703.011PacificCrestlPlanIMLPApplicationWJP.doc 3 Westlake Consultants, Inc. 1 2. Adequate public facilities are available to serve the proposal. ' Response: Public facilities to serve this proposed partition will be available from the extension of existing facilities located to the east of the subject property. This extension will be done in conjunction with the development of the Pacific Crest subdivision. Please ' see Exhibits #4, 6 and 7 for details. This criterion is satisfied. 3. All proposed improvements meet City and applicable agency standards Response: The plans included as Exhibits#4—7 show that the proposed improvements meet City and applicable agency standards. This criterion is satisfied. 4. All proposed lots conform to the specific requirements below. a. The minimum width of the building envelope area shall meet the lot requirement of the ' applicable zoning district. Response: All of the proposed lots exceed the minimum requirements for lot size and average lot width by a substantial margin (See Exhibit#3 - Preliminary Partition Plan). ' Each of the three (3)proposed lots provides a building envelope area that meets the lot requirement of the R-7 zone. This criterion is satisfied. ' b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. Response: The property in question is located in an R-7 zoning district. The required minimum lot size for that zone is 5,000 square feet. The lots that would result from the proposed partition range from 8,076 square feet to 9,797 square feet, which exceeds the ' required minimum(See Exhibit#3 - Proposed Partition Plan). This criterion is satisfied. c. Each lot created through the partition process shall front a public right-of-way by at ' least 15 feet or have a legally recorded minimum 15-foot wide access easement. Response: Each of the lots resulting from the proposed partition has at least 65 feet of frontage on a public right-of-way(See Exhibit#3 - Proposed Partition Plan). This ' criterion is satisfied. d. Setbacks shall be as required by the applicable zoning district. ' Response: The minimum required setbacks in the R-7 zone are: Front Yard - 15 feet; Side Yard - 5 feet; Rear Yard - 15 feet. The proposed lots provide a building envelope of ' sufficient size to allow construction of single-family residences that conform to the setback requirements. Individual units will be reviewed for specific compliance with the standard at the time of the issuance of building permits. This criterion is satisfied. e. When the partition lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be ' located so as to maximize separation from existing structures. Response: None of the proposed lots are flag lots. This criterion does not apply. II WC1ladminIADMIM137703.011PaciftcCrestlPlanIMLP Application WIP.doc 4 Westlake Consultants, Inc. f A screen shall be provided along the property line of a lot of record where the paved ' drive in an accessway is located within ten feet of an abutting lot in accordance with Section 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. ' Response: The proposed lots do not provide for accessways, other than driveways that would be a part of the typical development of a single-family residence. Table 18.745.1 of the Tigard Community Development Code specifically indicates that no screening or buffering is required between properties that are used in a similar manner (i.e. residential), so no screening is proposed. No outdoor recreation areas are proposed as a part of this application. The development on individual lots should be reviewed for specific compliance with the screening standard at the time of the issuance of building permits. This criterion does not apply. ' g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. ' Response: No accessways are proposed as a part of this Minor Land Partition application. This criterion does not apply. ' h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. ' Response: No common drives to serve more than one lot are proposed as a part of this Minor Land Partition application. This criterion does not apply. ' 18.705.030.H Minimum access requirements for residential use: The requirements for vehicular access and egress for single-family dwelling units on individual lots are set forth ' below. Minimum number of driveways required: 1 Minimum access width: 15' ' Minimum pavement width: 10' Response: Each of the proposed lots provides at least 65 feet of frontage on a public street. This is sufficient frontage to accommodate the provision of access in accordance with the ' above standards. Access on individual lots should be reviewed for compliance with the standard at the time of the issuance of building permits. This standard is satisfied. 18.715.020 Density Calculation: The gross area for development of this parcel is 26,147 sq. ft. If the 20% allowance for public ' right-of-way(26,147 x 0.2 = 5,229) is subtracted from the gross area, it results in a net development area of 20,918 sq. ft. To determine the minimum number of residential units allowed, the net development area is ' divided by the minimum lot size for the zone (5,000 sq.ft.) [20,918 / 5,000=4.18 maximum number of potential lots]. The resulting number of lots is then multiplied by 80% to get the minimum number of lots allowed [4.18 x 0.8 =3.34 lots allowed]. Since partial lots are not ' allowed, the minimum number of lots allowed would be three (3). ' II WCIIadminlADMIN1137703.011Pacific CrestlPlanIMLPApplication WIP.doc 5 1 Westlake Consultants, Inc. The applicant is proposing to partition the parcel into 3 lots. The standard for minimum number of lots allowed is satisfied. 18.725.020 Environmental Performance Standards—General Provisions: Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non point source pollution control and contained in the Oregon Administrative Rules shall, by this reference, be made a part of ' this chapter. Response: The proposed partition does not involve any activity that would be in violation of any state or federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Development of the proposed lots will be done in conjunction with the development of Pacific Crest Subdivision, which has received ' approval from the City of Tigard. Review of individual development proposals may be done prior to the issuance of building permits. This standard is satisfied. ' 18.745.040 Street Trees: All development projects fronting on a public street,private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. Response: The lots proposed by this partition application will be developed concurrently ' with the adjacent Pacific Crest Subdivision, which has already been approved by the City of Tigard. The street tree plan included with that subdivision application package included the provision of street trees for the area affected by this partition application. (See Exhibit#7 - ' Street Tree Plan (From approved Pacific Crest Subdivision Application)). This standard is satisfied. 18.745.050 Buffering and Screening: Buffering and screening is required to reduce the impacts on adjacent uses which are of a ' different type in accordance with ...Table 18.745.1. Response: Table 18.745.1 indicates that no screening or buffering is required between ' properties that are used in a similar manner. The lots resulting from this subdivision will all be used for single-family dwelling units, therefore no screening or buffering is required on these properties. This standard is not applicable. 18.765 Parking: ' Table 18.765.2 of the Tigard Community Development Code requires a minimum of one (1) off- street parking space per dwelling unit for single detached units in a residential zone. Response:The proposed development will build detached single-family dwelling units on ' each of the proposed lots. Each lot contains ample room to provide the required minimum of ' II WCIIadmintADMIM1 37703.011PacificCrestlPlanIMLPApplicationWIP.doc 6 Westlake Consultants, Inc. one (1) off-street parking place. Construction proposals for individual lots should be ' reviewed for compliance with parking standards at the time of the issuance of building permits. This standard is satisfied. ' 18.775.010 Steep Slopes: Location: Sensitive Lands are lands potentially unsuitable for development because of their location within: A. The 100 year floodplain; Response: The subject property is not within the 100-year floodplain. This standard does not apply. B. Natural drainageways; ' Response: The subject property is not located near any natural drainageways. This standard does not apply. ' C. Wetland areas which are regulated by other agencies, including the U.S. Army Corps of Engineers and the Division of State Lands, or are designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map; and ' Response: The subject property is not located near any regulated wetlands or any area designated as a significant wetland on the Comprehensive Plan Floodplain and Wetland Map. ' This standard does not apply. D. Steep slopes of 25% or greater and unstable ground. ' Response: Slopes on the subject property are less than 25% and the soil is considered to be stable. This standard does not apply. USA Buffer Standards: Land Development adjacent to sensitive areas shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Response: The parcel in question is not adjacent to any sensitive areas as defined by Unified ' Sewerage agency's Resolution & Order 96-44 or USA Regulations—Chapter 3. This standard does not apply. 18.790 Tree Preservation/Mitigation Plan Requirements: Response: There are eight trees greater than 12" on the parcel in question. Of those eight trees, ' five will be retained, one will be removed to provide ROW and two will be removed to enable development of Lot#1. Since between 50 and 75% of the trees greater than 12 inches in diameter are to be retained, 50% of the trees that are to be removed must be mitigated for. The trees to be ' removed total 58 caliper inches, so trees with a total of 29 caliper inches will be planted at other locations on the subject parcel or on Tax Lot 1900, immediately to the south of the subject parcel. See Exhibit#5 -Tree Preservation/Mitigation Plan. ' II WCIIadminLADMIN1137703.011Pacific CrestlPlanIMLPApplication WIP.doc 7 1 Westlake Consultants, Inc. ' The protection program defining the standards and methods that will be used to protect trees during and after construction is consistent with the program detailed on the Tree Removal and ' Preservation Plan that was a part of the approved application for the Pacific Crest Subdivision. See Exhibit#8 - Tree Removal & Preservation Plan(From approved Pacific Crest Subdivision ' Application). 18.795.020 Clear Vision Area Requirements: A. At corners. Except within the CBD zoning district, a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. Response: The lots developed from the proposed partition will not include an intersection of ' two streets or a street and a railroad. The driveways for the residential developments will maintain the required visual clearance areas (See Preliminary Partition—Exhibit #3). This ' standard is satisfied. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge,planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility ' pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. Response: No vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction that would intrude into the clear vision area(as defined above) is proposed ' through this application for a minor land partition. Subsequent development on the lots as single-family residences are constructed will need to be reviewed for compliance prior to the issuance of building permits. This standard is satisfied. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, ' hedges,plantings,fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. ' Response: No additional topographical constraints affect the lots that are proposed through this application for a minor land partition. This standard does not apply. 18.810.030.F Future Street Plan & Extension of Streets: A plan is included as a part of this application that shows the pattern of existing and proposed ' future streets. See Exhibit#4—Combined Public Improvements/Grading/Utilities/Storm Drainage Plan. ' II WCIIadminlADMIM137703.011PacificCresttP lanIMLPApplicationW!P.doc 8 Westlake Consultants, Inc. 18.810.060 Additional Lot Dimensional Requirements: ' The lots proposed through this partition provide at least 65 feet of frontage on a public street. The average depth of all the proposed lots does not exceed 2 Y2 times the average width. The conditions of this Section are satisfied. I CONCLUSION ' The proposed partition of Tax Lot 2100 into three (3) lots suitable for residential development is adjacent to and compatible with a currently approved subdivision, Pacific Crest. While this application does not propose any physical development, it establishes a ' framework for development to take place in the future in conjunction with the development of the adjacent subdivision. This application addresses and demonstrates compliance with the relevant sections of the City of Tigard Community Development Code as detailed within this ' narrative. The applicant and owner respectfully request approval of the proposed minor land partition as set forth in the accompanying drawings and plans. i 1 1 IIWCIIadmin1ADMIM137703.011Paciftc CrestlPlanIMLPApplication WIP.doc 9 I I I I I I I I Appendix 1 uPre-Application Conference Summary I I I I I I I I I I II . . CITY 0-F TIGARD - A PRE-APPLICATION CONFERENCE NOTES `°�" . UROrnaMLI.OR:von .' Community Devekyrnent 1 otes.-are Valid for S..-. . Months) srrapmgABetterCommunity _ RESIDENTIAL n 1 PRE-APP.MFG.DATE. I✓ I - - STAFF At PRE-APP. F APPLICANT. f rs a Tus AGENT: Jot ^ kiF ti 1 Phone: ( . ) -"'t F° - > Phone: (5Z' ( 25---- 7710 - PROPERTY LOCATION: 1 ADDRESS/GENERAL LOCATION: - TAX MAPS)/LOT #(S): I/C -174 251,05-00 �1 1_,,,/- 296',,,Fd 2160 I NECESSARY APPLICATIONS: Li4E Ad t us tik.�°Lt I �� J 1 PROPOSAL DESCRIPTION: T o _s/--- rite 60 4 � n � a" as �J I 2)O 'to -//fw - r- -E/2 e / i ,-F72-L, _ei e ipn c pert; ✓l O y Leg- ZC/ i� ui3i.d , ►- C/T C L PSt COMPREHENSIVE PLAN 5;5;...&-.1;•-,1-5;...&-.1;•-,1-.5•/`0,4)1 MAP DESIGNATION: - QVI�t t.f �t$i 7 7 e s[d£'P* c / ZONING MAP DESIGNATION: R - 7 /"fen�.4+ V c.t-si/ i KeetJei. /G. I 1 CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: 045 I- I ` - >nee ) r7-F O gA /bees S ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 570 i IIMINIMUM LOT IZE W sq. ft. Average Min. lot width:SP ft. Max. buildin height: ft. Setbacks: Front l ft. Side ft. Rear 15 ft. Corner L ft. from street. IMAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area:ZE) %. Refer to the Neighborhood Meeting Handout] NEIGHBORHOOD MEETING [ 9 9 THE. APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE . SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. I • NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. I011 Of TIGARD Pre-Appliation Conference Notes • Page I of 10 tnidntiul Iffkatialftuaing Di.oia Satan INARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable Vapproval standards. Failure to provide a narrative or adequately address criteria would be reason to �� consider an application ncomplete and delay review of the proposal. The applicant should review ci '/ the code for applicable criteria.i I IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the ,:), transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not Iroughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.105 and 18.165] .e___ 1 IP Minimum number of accesses: Minimum access width: Maximum access width: Minimum pavement width: Pi . I WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each I residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area fiof y minimum b feet required p dwelling �(-e specied the by the applicable developable land zonbing the designation.num Net er development of square area is calculaer ted by subtracting unit as the following land area(s) from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; 11p ) ➢ Slopes exceeding 25%; 0-1Oµ 3>➢ Drainageways; and Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. e t Public right-of-way dedication: A;ii/vtien Single-family allocate 20% of gross acres for public facilities; or `�. Multi family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. ir I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: I IEXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS .. Single-Family Multi-Family I 43,560 sq. ft. of gross site area 43,560 sq.ft.of gross site area 8.712 sq.ft. (20%)for public right-of-way 6.534 so.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet I ± 3.050 (minimum lot area) Units Per Acre 3.050(minimum lot area) 12.1 Units Per Acre I *The Development Code requires that the net site area exist for the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Protect Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD.MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. 011 OF TIGARD Pre-Application Conference Notes Page 2 of 10 ksdeuul Applunatab,a.q Drawl Seam. I SPECIAL SETBACKS (Refer to Code Section 18.7301 I ➢ STREETS: �vie feet from the centerline of ➢ FLAG LOT: A TEN 10 -FOOT SIDE YARD SETBACK a••lies to all •rima structures. i 7/ ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. I ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. U ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.] • •FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 ) MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are Isatisfied. BUFFERING AND SCREENING (Refer to Code Chapter 18:1451 I In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. . ..c - cl,ed 5i /e -(:;04;I y )$ The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: P ' 0 feet along north boundary. feet along east boundary. 0 feet along south boundary. 0 feet along west boundary. IIN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: . I LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.7051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must I be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured , I four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the I branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED I in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. I RECYCLING . (Refer to Code Chapter 18.1551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such I as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. Iair OF TIGARD Pre-Appliation Conference Notes Page 3 of 10 ks4eaud*buto./wn..g&nue Secmioo I PARKING (Refer to Code Chapters 18.765 s 18.7051 I ALL PARKIN/OA S AND DRIVEWAYS MUST BE PAVED. > Single-family Requires: One (1) off-street parking space per dwelling unit; and One ) space per unit less than 500 square feet. I > 'Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; . 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. IMulti-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. I NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. I > Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to I be provided, as well as the parking stall dimensions,. are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. -A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. I BICYCLE RACKS (Refer to Code Section 18.165) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL IDEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ISENSITIVE LANDS (Refer to Code Chapter 18.1151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS .WITHIN THE 100-YEAR FLOODPLAIN, NATURAL I . DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- I application conference based on available information. HOWEVER, the responsibility to precisely I identify sensitive land areas. and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. IChapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I STEEP SLOPES (Refer to Code Section 18.115.080.C1 . ? When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code I� Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a , ) vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive \�yte area. Design Criteria: Gu The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table ` 1_I identifies the required widths: p Ci req‘ e; ijriti-cOe\... a01101 TIGARD Pre-Appliation fonlere ce Plates Page 4 of 10 leudeetui Appicama/Pta of Oi.eo.Wm' 1 . • TABLE 3.1 VEGETATED CORRIDOR WIDTHS I SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION &ORDER 96-44 SLOPE_ADJACENT'-: _'; _I`WIDTH OF VEGETATED SENSITIVE AREA:DEFINITION TO SENSITIVE AREA4. ,_:--CORRIDOR PER SIDES I • Streams with intermittent flow draining: <25% 0 10 to <50 acres 15 feet • + >50 to <100 acres • 25 feet • I • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow . t • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% + 10 to <50 acres 30 feet I0 >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting•I • • Streams with intermittent flow draining >100 acres Natural lakes and ponds point to the top of ravine (break in <-25% slope), add 35 feet past the top of ravine6 "Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring I boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. I5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. IRestrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract Ifrom the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. I Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a I separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service I Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. _ ISIGNS (Refer to Code Chapter 18.180) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or I height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. I TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ iffiA 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 where possible. IOTT Of TIGARD Pre-Application Conference Notes Page 5 of 10 k,idmtul appliuties/Pltmet Nisei Section • I THE TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢. Identification of a program to save existing trees or mitigate tree removal over 12 inches in I caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a I mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that I two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and I ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. I TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. I MITIGATION (Refer to Code Section 18.190.060.E1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. )1 ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural lirresource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance I with the following formula: ■ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the I largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property Ior, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to Iallow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the I consent of the Director, elect to compensate the City for its costs in performing such tree replacement. I CLEAR VISION AREA (Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND )1) EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. IQTY OF TIGARD Pre-Appliation Conference Notes Page 6 of 10 Resdmuul Appbtuioa/P1ivaee O.,oa Stases I I WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.797.030] The WATER RESOURCES •(WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local I Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance I fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. I Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be I mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: I Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). ➢ Major streams in -Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH IFORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: I Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. I Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- , 090(1)(d). > The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. I ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no I riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. I RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.797.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of I . structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. I Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that Idemonstrates all of the following: Native plant species currently cover less than 80% of the on-site riparian corridor area; The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; Imy 01 TIGARD Pre-Application Conference Notes Page 1 of 10 resdemui 49OutoodiPluutac Donal kcuon I • D •That there will be no infringement into the 100-year floodplain; and I ➢ The average slope of the riparian area is not greater than 20%. • FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction.with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall indude other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and Ipedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060] I MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. IThe DEPTH OF ALL LOTS SHALL NOT EXCEED 2% TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%z times the minimum lot size of the applicable zoning district. I BLOCKS [Refer to Code Section 18.810.090] 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 I or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. I �;,no vdS CODE CHAPTERS �� I 18.330(Conditional use) 18.620(figard Triangle Design Standards) Q, 18.765(Off-Street Parking/loading Requirement) 18.340(Directors Interpretation) ^_8.630(Washington Square Regional Center) 1 18.175(Sensibre lands Review) 18.350(Planned Devekpment) 1 V 18.705(Access/fgress/Grculation) 18.780(Signs) 18.360(Su Development Review) /18.710(Accessory Residential Unit) 18.785(Temporary Use Perrria) 8.370(Yariances/Adrystmena) `/ 1 8.71 S(Density Computations) 1 8.790(Tree Removal)ir) 18.380(toning Map/Iest Amendment) 1 8.720(Design CompatihiGry Standards) �� 18.795(Paull Oearsnce Areas) 18.385(Miutaanews Permit) 18.125(tosiranmenal Performance Standards) 18.197(Water Resources(WR)Overlay District) i----' 18.390(Decision Making Praedurts/lmpact Study) I8.730(Exceptions To Development Standards) p 18.798 fireless Communication faalitts) 18.410(Lot of line Adjustments) 18.140(Historic overlay) 1 18.810(Street&Utility Improvement Standards) _1( 8.420(land Psmoonn) D 18.142(Home occupation Permits) 1 8.430(Suhdivisiom) ! 18.145(Landscaping&Screening Standards) I�.._- 18.510(Residential Zoning Distrirn) 18.750(Manufactured/Mobil Home Regulations) -.---- 18.520(Conmercial Zoning District) 18.155(Hived Solid Waste/Recycling Storage) I -.-- 18.530(Industrial toning Districts) 18.760(Nonconforming Situations) I ICITY Of TIGARD Pre-Application Conference Notes Page 8 of 10 Aetdmmul Applaumn/PWreg thine Sectioe I ADDITIONAL CONCERNS OR COMMENTS: I � - nr�� 'eti ��e+�ei� �/n / o K t.�eK I �,����; c-c*M4rI N/ �_ =�'.- e -PK �e' - • I�t1,1 c ' v I' _ /l II� l a ,-F G•I . • • I • • uii'�cF ' / le -.jot .. t'sit - , i^ is-eo v:_1. T— 1 ''p �jP csl i' -f rU c4 litac�c'P w /'1 aii Sl/ c-ercie:' eris` 'I eas e rte/`[Cr'E sl Our– /a� 7ip -6: 617)4'e h d- 7 re0-140.17L" 1 filet ly •Al` t`. V .YC1 L7" £t -. -_ -� f 6214--(,77. u�., C.i 111 cog. 0/ , ,,,1 At.. e-// �b t . Ste oven S. • -lik-tO(A1 r NeoeLJ vyie et i i✓4-d`� i'Fl -cam t^TI /(p vt 1 f2 ;-koLA i''!a✓`✓•czAsk,e- G+-tI, Qcsick&-c rz, •/tctPiCQ u-//`'1 5-edrO - 1 �J6l ce 0,iusT o , e-1 ro es/7 c�c,�- t r5 0,7127,Z► 5 1 , ft r c %'t be d'�CL� . SPCA C S r":77..Z, �' G�tc� IA ' �_ ` — . ..• �c K � aa_. `vt � S .� lCri /flu • u l 1 ,Zr ";.� : re •• i' ° N. ioff A i4 '♦ I PROCEDURE/ I Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. IPublic hearing before the Planning Commission with the Commission. making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. 1 APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications I su•mated b mail or dro• •ed off at the counter without Plannin• Division acce stance ma be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), I 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the I application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. IfJTY OF TIGARD Pre-Appliation Conference Notes Page 9 of ID lelde•61 AppL 4t n/Mu.we Owisio.Swim I The administrative decision or public hearing will pically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or I protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period tfollovys all Ianc use decisions. An appeal on this matter I would be heard by the Tigard rso o- / ect/ basic flow chart which illustrates the review process is available fro the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the I applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code I requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. I SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain ,approval/reservation for any subdivision name. I Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. I BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of I development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is . recommended to contact a Building Division Plans Examiner to determine if there are I building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions .and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system I development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). IPLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should ilapply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective. applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). I PREPARED BY: 1 vi\ Y'u I • CITY OF TIGARD PLANNING D1WiSION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX (503) 684-1297 IE-MAIL (suits first narne)@ci.tigard.or.us .TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us I H:\pattr\rnasters\Pre-App Notes Residential.doc Updated: 18-Jan-2001 (Engineering section preapp.eng) • QTY OF TIGARD Pre-Appliation Conference Notes Page 10 of 10 tes4e.wl App4urio.m5,meg D,moa stow I • CITY OF TIGARD ILAND USE APPLICATION CHECKLIST Please read this form carefull in con'unction with the notes •rovided to ou at the •re- application conference. This checklist identifies what is required for submittal of a complete land Iuse application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. IIf you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: 1 vl"` YDu Date: 11//0k I1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: I PP Completed Application Form with property owner's signature or name of agent and letter of authorization P Title transfer instrument or grant deed I Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) I Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' I property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes I = Filing Fee 2. PLANS REQUIRED p----* ifLC% % / " • IIn addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this chec • t provides details on what information to include on each P plan): /Vicinity Map 1 ❑ Preliminary Grading/Erosion Control Plan xisting Conditions Map ❑ Preliminary Utilities Plan ii ❑ Subdivision Preliminary Plat Map e ❑ Preliminary Storm Drainage Plan Preliminary Partition/Lot Line Adjustment Plan P ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ill ❑ Landscape Plan ❑ Sign Drawings ❑ Public Improvements/Streets Plan I3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends o the type of review Iprocess. FOR-AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES COeIES OF 1 ALL APPLICATION MATERIALS. I 2- I -e5 Ao 12 f'" arr fV( - ICity of Tigard Land Use Application Checklist / Page 1 of 5 I 4. SPECIAL STUDIES AND REPORTS IBecause of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: I ❑ Traffic Study D Local Streets Traffic Study I ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility I ❑ Geotechnical Report ❑ Other I5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend Iand date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural -drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A ILIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). IVicinity Map Showing the location of the site in relation to: I • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ I • Transit stops CI• Utility access ❑ IExisting Conditions Map • Parcel boundaries,dimensions and gross area ❑CI I = Contour lines (2' intervals for 0-10%slopes or 5'for slopes >10%) • Drainage patterns and courses on the site and on adjacent lands ❑ • Potential natural hazard areas including: • Floodplain areas • ❑ I • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground C7' • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ I • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ I Other site features: . • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ Location and type of noise sources I • Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ ICity of Tigard Land Use Application Checklist Page 2 of 5 I Locations of existing dedicated right-of-ways ❑ ISubdivision Preliminary Plat Map The proposed name of the subdivision ❑ I Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale,north arrow and date - ❑ Boundary lines of tract to be subdivided INames of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land El Contour lines related to a City-established benchmark at 2'intervals for 0-10% grades and 5' intervals for grades greater than 10% p I • The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ . • Public and private sanitary and storm sewer lines ❑ . Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines(50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures I are to remain after platting ❑ • Supplemental information including: • Proposed deed restrictions (if any) ❑ I • A proposed plan for provision of subdivision improvements 111 Existing natural features including rock outcroppings,wetlands and marsh areas • The proposed lot configurations, lot sizes anddimensions, and lot numbers. Where lots are to be used for I purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be.shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ IPreliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel ❑ I The owner's authorized agent ❑ • The map scale, north arrow and date ❑ Proposed property lines ❑ ▪ Description of parcel location and boundaries ❑ '▪ Contour lines (2'intervals for slopes 0-10% or 5'for slopes >10%) Location,width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ I • Location and width of all water courses ❑ • Location of any trees with 6"or greater caliper at 4'above ground level ❑ = All slopes greater than 25% Location of existing and proposed utilities and utility easements I Any applicable deed restrictions ❑ ❑ = Evidence that land partition will not preclude efficient future land division where applicable ❑ • Future street extension plan showing existing and potential street connections ❑ I City of Tigard Land Use Application Checklist Page 3 of 5 I Site Development Plan IThe proposed site and surrounding properties ❑ Contour line intervals ❑ • The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ I • Proposed streets or other public ways and easements on the site El• Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ I • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation El' • Outdoor common areas ❑ • Above ground utilities ❑ I • Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: . • Existing permanent structures, improvements, utilities and easements which I are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ I • Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ • Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: I • All areas to be landscaped ❑ • Mailboxes ❑ I • Structures and their orientation ❑ Landscape Plan I = Location of trees to be removed ❑ • Location, size and species of existing plant materials ❑ • General location, size and species of proposed plan materials ❑ I • Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ I • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ • Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening ❑ I • Location of terraces,decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan IProposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ I Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ • • I ICity of Tigard Land Use Application Checklist Page 4 of 5 I of Plan Grading/Erosion Contr I n IThe locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ IUtilities Plan U ' Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ • Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ IPreliminary Storm Drainage Plan ' The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility CI' Tree Preservation/Mitigation Plan I = Identification of the location, size and species of all existing trees ❑ • Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ • A protection program defining standards and methods to be used during and after construction ❑ 1 Architectural Drawings I Floor plans indicating the square footage of all structures and their proposed use ❑ • Elevation drawings for each elevation of the structure ❑ 1 Sign Drawings • Specify proposed location, size and height ❑ I I I - I • Iis\,curpin\masters\revised\cheddist.doc 5-Jun-00 . City of Tigard Land Use Application Checklist Page 5 of 5 • II I I I I I I Appendix 2 IService Provider Letter I I I I I I I I I I t 1 An application for a Service Provider Letter has been submitted to Unified Sewerage Agency. 1 I I I I I I I I Exhibit 1 I Vicinity Map I I I I I I I I I II • I MN — • ! • — all • • MI MI MI • MO • • • � _ II � o. I I ���:1= �l 4 3 IlIIII II ,.E lid Vicinity Map A. ■A 4. n_; 7' n1N/w,// ♦ t • •Exhibit #1 RE: 2S 105DD, 2100 _ . Site shown is the configuration 4,� , ,Alho- that would exist pursuant to the C \ ( -- "w"N �� ,, m' a roval and recordin of n.w// "s wlw/ , � Pp g ,�Q current lot line adjustment SITE ` ,� ' applications. \ I , 'tune ale/w , ,3 ' ' llfu/w ,gy� y I iiir,, _1 wlte nsa/w en n/ Sh 1 LET° Di ,.s!y mamma 111 L- - - nwlmnw ' 1 tag "III .mow/,. 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'... • . . : : • o o ZE ..c. :' -- Z • CI ..--'' ---._.---. - -• ,'. + 9.4 ..' . . • i , c..)0 ... • II NITHIN ME SAME-TRENCH PEE + 570.7 _..-- . .• ..; ,ISATELLITE '•-„, . N..W. . NATURAL GAS., / .•-• ,./ .; 600 .' .. .' • , iv r DISid .,,, ' ,••• +585.3 .,' . • • -- --•.- -, ---_ r3 r i p $ Subject Site I .- - . . ... .,... . ' ,....--.. . / I • , ; s ,.• •... , ,...i. , .„ .1.- , , . .- , .. L-- L- g - : _ _ _ • .• . ; • , ..• • •-• .... . . .., • ... •- + 566.7./ .• • -' • i -_i -,,. , .. -- / dr ' 0 ILO II ,, • +.581.9 .... b r i ... , . ...-. ----- + 574B ; ' --. • --, • I-- a - ,..'--- .... . I --- - i .2". o I 0\ .' ,.4• 57Z2 . /.. • ,,,,. - +577.6 -• - .; . I, ("' ... - I e . I • I , OI i 0 Cl,// 14..... . \ ..• .1.....s ... ..•'`.. 1 I C•1 i W' ...., . : • 40 r-t „. t . . / , I I CO 017.1- -.e \ CC U- ..c ... • :-.. I • -- -... - . • ..- I , ' • . -1- 593.2 ; • i 1 . . ..- I .,:: .. •. -i i • .....-:. :•7. ..., r7.' ..1. .,..F.• o i / ! . i 4..•4 -1 ,.. , 0 cs' 4, ,.• •. ----- .- -•. . •••• -- - • • c) ..---. -!. --..11 ...* **--■ •", .., ., . .: -e: • , ■ --11,-... -0ft: -0L-.11sr-:11•P--fa SP- flom.• up op . . c.1 . • ::: . c. • . . . . . ,.1:. 1: C. ..... I ._ .. .. + 565.7 \ .• • ........ . \ • , .. ,'" .: . :: ... , ! ,.,- , + .",-2. 587.6 .. ° -,. --.. "--- -__- .• 't , I • . _ __ • •. • 578.9 ' , 1... _ - ; '.• ...... ...1 ! +i 567.6 - ' + •• + 582.'6 i .. * u + 591.3 591.3-4- , I „ •,, . .. • .. ''.•„ 570.0 . • I . ... -F 576.41 `. 1 : , • . '. • ----....+ 588.4 . cHick. rr __,.., CoopeN icl / . - •. %.,, 1 + 573\0 \ i • + 5855, - -4-........... - --'' . Existing Conditions • - • .......----,c... • • „ .• . ... ......... ... ,,... ,.. I •••. , „, -- + 63,CI •••. \ 1, '•,, .. ••,... -.. I ,. . • •, •., .... ••-••, • - + 587.0 .. - ___ • + 584.2----. -t•g----. - ';-...; ..„„ .. ,. ; ,........, ••• . \ - . ... . • •. •-- • ,• --__--- - ----.- -, •. -,. • . , •... •• . ., --• ---- ., . ••••+ 578.- - •,• • ..- ... . ,. I •.. ••- •\ .- '-,... + 5632 ••••, ... + 567.9 . •••• • + 5704 •• . , , ,. k.+ 5746 i -. •-. -....... ' • - 584.4 --------- -------.-, -------- - ...-- "- _.....-- . . , .. .. . ...... .... . , Ogog -,.. . . - '-i-18-2.:11 -4--- • ---.. + 582.5 -- ...- ..• - .• , .. „ . •, •••"-..., -- - .- _ -- . • .,.. . • -- . . -____ . . ____ ___ ___-____ I ---., . '-•.•., -.• .. '..'''s•. ., : .... .•...,.. -~• .-., k ...„, .,. ',...., . .. .......•,•.. '......s --- •••••••. . 580-1 ....... . .. .. , ''. . ' -- ..., ---• ..------- •''. - .::'•-•-•''..1„,!,„,.. •-'. ..o.' .... . , .. .. ,. ''''• ..„. . . • ... -•••••• .,.- ... ....--- ,. ..... ''. s' %,. '''... ...... ..... ----.... ., .`*•-.. ''... ' '.„ -----..... -- .- • .... '' ......---' , c ......".....„---'.... ''.- ,...--,5-7 `..-.„-->--.---- Site shown is the configuration that would I •-• • .-. + 5549 ••• - .. . -----_ ..-'- •••-• --- , • •-. .., ..__, •--.,. . _ -- .... ---- ---- *--- . --------- ----...----..-"--- -- pursuant to the approval and recording --- „....--;. . „..--- .„-.- -..,•- • - - .....,. _- .--- - - -, .... .. -.. -. ----. -- , ... - ---...--"..--- --- .-----'....'" of current lot line adjustment applications ..._ . -, --. --- + 57Z8 --- -- .-- --. •-__ ..,, ...... -•,. 7o.o . , - „..I -- - ... --.......„,_ . ----: ----....-*--...+ 557.0 59A .'-'-----1--_56;•3, ------- --, •-- --__ _ .+.5157-----4---5744---- -__ • -_---------______- _,...,--- -----;--- 565-4.----- ..--- --* --"..--• ,...s --------".------- ---- - ..---.-1.:::. ---- .-- .. , •-• ---- - -, - ....- --_ ..------.---1------- Y., " -_. •-_ ----_ - --- - - -- •,• --- „.....-- . /- I . ..._ ..,_ ...... ,_ , , -_____------i_:),-;4---_-_-..-------;:- - _ - - - - ..-- -- _- • .., , _ __. „.., ..• .- •-•-• _-- ..-- . --- --- - ---_ -- -- - - ----- '0 .-_-_---: --- . - --_., ...---_. - - - -- • ._ -- • - - - -------------__- -I ,.. a.- _ -21--- - ,,.......... -- ....... I:- ..- ..-: •-• ". Mapping from Pacific Crest Subdivision Application --_, -- --.. --- -- ... ......• .... - - -- - -_ .. -___ _:--- ... ..:-- ---- ....---- ....--- ....-- -- • (Case # SUB 1999-00003) that was approved April I • 18, 2000. ---__ __.___ ..... . I I I I 1 I I I Exhibit 3 tProposed Partition Plan I I I I I I I I 1 I 0II1110, ugly�� 1 d Iq'II' 11 Ailill !III,. I'q!I 1 11101111 t 1111! i' '111111111i I!iitir I GRAPHIC SCALE I 40 0 20 40 80 PROPOSED SUBDIVISOIN ( IN FEET ) "PACIFIC CREST" ► ► I1 IN = 40 FT \ ► \ I \ N TAX LOT 2000 PROP \ I OSLO S ORIGINAL TAX LOT T4 FTOF LINE I e�TeNS/ON N6 . 4020„W ITAX LOT LINE ss 00. PER PRIOR ADJUSTMENT N6,4020 I i� PARCEL 3 W 6S °' AREA=9,797 SF 0 I . o, 40 0„ N. W �S 00 SW OR VE ISTLETOE PARCEL 2 0 _ —I AREA=8,076 SF o <u TAX LOT 1900 ,o ,<u uii of PARCEL 1 I , AREA=8,274 SF 1 ' w c V °' o 2 NN v I tn 0 o z BONNEVILLE POWER ADMINISTRATION S89'50'18"E 70.19' S89'50'18"E 70.19' S89'50'18"E 110.38' I TAX LOT 2200 TAX LOT LINE PER PRIOR ADJUSTMENT ITAX LOT 1900 PROPOSED PARTITION PLAT DATE 03MAY01I I o TAX LOT 2100, 2S 5DD DRAWN BY TGB I� CONSULTANTS m SITUATE IN THE SE 1 /4 SEC 5, T2S, R1 W, WM CHECKED BY LJS I o CITY OF TIGARD, WASHINGTON COUNTY, OREGON ENGINEERING • SURVEYING • PLANNING ' SHEET 1 OF 2 REVISIONS 115 SSEOA 51W. QUI PARKWAY, SUITE 150 (5031 884-0852 JOB NO 1377-03(A) TIGARD,OREGON 97224 FAX (503} 624-0157 I I 5rm,3 1 1 111111111111 iii r I .„11111111111111 h 1 i '1111 11110 GRAPHIC SCALE I40 20 40 80 . I - - ( IN FEET ) 1 IN = 40 FT . . .. , PROPOSED SUBDIVISOIN „ „ ..•• .. ••- • : . .......--- .•.- "P , I- IC ,•CR • T I I ......- . . ..... • . . . . . • . Ak‘‘V #' \\. 0 • i ....„, . . I . • . .,, . .. .. . • „ ,. ,. •. • . . . .. • ' ' :..;::::,.:, VP' 7' \ ' . .... .. . ::::,.:::;::.:, X.,. N i .• .. ' ' •--.... . ....... -.... 4% 1111141.1 _..._................ • -- • ..•---• .::::•0 .. ...'...:.;. ...........:............... 4 . _ .......4itipir 7...:.:::;:„..........„........ ,..... ..:..........„:„.•:...,, 1 4 it:7;or..ahh...._..,........................411../.........,...-.-:..-.......-........-..............'.....6,..............0..................0.................-...............................,„..........:......., .--- ,..„... : AV," - ' "1:•::*::.' • • . . • • , • - • , , , . . • •••-••. -.,... • ,44,%p-Wb-,_ '1',47-4-,7, .: . • ...... p .r, ...-■4 ...„....,... ii,f_watr*,,, .4r_....:...... :07., "470 ..----- • .. ........, .---.-... ........:-.4•••••• •• /.. •. .-- • , , , ..,...„ : , .. .. . ,qA„r .. ..:4■-......_ . , . .. .,. ., .... . . , „ , , . . • • .:.;,.:-:•::::.::::.. :.:.---.: ':, ,f4a*, 4 ./Stai, 4 .' . . . .c:iiti:.:..:...;.................... 11* -. 1 4 1 1 1 Ltfl*p■ : 4r4vottgav\ . . . ...• ... .• ,, . . . ....... . . • % : .••• • . ., •-•- ..•-•'"• . . .. . .•••' V -.74//til - itati■41 0 ir. ,*■•• ." . , . . • •• , • • - . , • , . . • . . . . . . . , .„ .. , . . . . • • • • • • . . , . • . , .. • , . . , • • • • • , • • • • . . ,.... ... „ • • • . 1 ..-••••• • '' ' ' • •• • : • . '• . ', , . . . ... .• • Y : '''' :..::' •Ort itikt,%4 cor\Q' .....; zi ii / * ' ' • • • • . . , • , , -, .. , , ,. ,. ,. , , PARCEL 3 F- . ME HOU' I . . „ „ . „. • ' ' '.. , '• , , -. •. ; • • • ' ' ' 'a. , , '„ , \ ', ••„ %. ., , , .. / , , -. - , , ,. „ • , . -. / • • . . . , •, \ •••• , ' '". '.. .". , , ' I • .; : • • •• . . •:„ ..•. "..• . •. . . , . . . . i i AREA=9,797 SF . -•:::':::--, •:::::::-:i. 0:: BE REM E Milimillitlip ',/ f • , „ , , , . • • . . , • . , • . . .:‘:"" 'i..-:„::::' • . ., ., .. „ , -. , . „. -, ., , / .,, .„ * s, \ , \ , . , . . . . . -, -' '• • • . „ . • . „ , . . . . . . • . . . / , 4111%•, • • . . : . .,..:.. .../.i... ..:„:!:3:.:•:: : • ".. - •-: ... I . % . . ; . . . , .• .' .• .• !'..; •. '1:P / . . A .....:.'; .... \ 4%r4 . 4 • o-) „ -. .„ „ ,. „. ,.. „ 's., .„ „, •„„ ,.. .„ .„. • : '-f- ' --;-'-', PARCEL 2 :•••:::;,:v:::::::,-k'. .. • , ,. „. • :::-•:,--:::, ,1":••••:e, : '''.:."'-'5: :;-- IQ . . . . ''' ': "•-''AREA=8,076 ..SF . 0 . . . .. , . , ., , , . , , . i , / I % .. • . „ „. ,. -,,.... ,, .,. , .,„ . . . ., . , „ , , , „ , . . -, s. „. \ , . i .;;:t::::, 4:::i .•:•:::•:•••• •:::::::, . .. . .... . ..... . ... .. •55::',.:, -e-• : . . . -....... .• PARCEL 1 . . . • • ,„ , , .. „ -• , , , ., \ . , . ,. : . . ••••::-/:.,• .•••:•.:, . • • .• ••-•*. , . • , , , .. • . , .. • • ',. .' AREA=8,274 SF • , , „ , „ , , , , , „ , -. • . • . . • . . ..• I .• • • \ . •. ... . . • '.. . • „ cp o . .„ .„ . • ..: • :.. . • • : . . .-... . ..- ... ..••'..- . ; . .,. . . . . . . . . . . . . .. . . / .,..-' ..•..1.1 i 1 i. . .. ... , , s s ., s . •. . s , ... .. • . • : • . : . : .. „ . • „ . .. I '-- ., ' • s ., s '--. ••- '-.. . „ „ „ „. •-..4 •::.:r.-::::;::':: ••., „ .. .,„ . ....... . .. .. .„ • .. • • • • i •:::::•:: , . • • • . : • . : . • . •:::‘:' $.• . , ...” • . . . • . ! • s , -• . • . . • . . • • /'ff:-:,,, . . I . . . . . . „„ .„ .„ . . . . . . • - . .-,:.:':::;:,i . : • : (. • ::::•:::::::,.:.••:: • • : s„ :•I : . , . . . . . . . , • • . • : : • .• • . . : . . I . • . : PROPOSED PARTITION PLAT DATE 03MAY01 I I (-) 0 TAX LOT 2100, 2S 1 5DD DRAWN BY TGB- N 1 WESTLAKE 05 SITUATE IN THE SE 1 /4 SEC 5, T2S, R1 W, WM CHECKED BY COr:.SU LTANTSC US ! rn ENGINEERING • SURVEYING • PLANNING 0 CITY OF TIGARD, WASHINGTON COUNTY, OREGON REvisioNs , , rn H EE T 2 OF 2 JOB NO. 1377-03(A) PACIFIC CORPORATE CENTER 15115 s.w.Eurpt22p4ARKwAY, SUITE 150. FAx R831 313,1:013N I TIGARD,OR 1 t 1 ' Exhibit 4 ' Combined Public Improvements/Grading/Utilities/Storm Drainage Plan 1 1 i 1 I I I I I I I I Exhibit 5 ITree Preservation/Mitigation Plan I I I I I I I I I I Exhibit #5•i Tree Preservation/Mitigation Plan Site shown is the configuration that would 'exist pursuant to the approval and recording of current lot line adjustment applications g + 1 ' I I-+ 4 + �• + Area for mitigation 1 ,,�� • = €.+ Subject Site li i j-----7 X% , x gi +/ •-#. .. 1 " � + + +O Q '- Reconfigured Lot Line • k +"X +�"� Original Lot Line � . 9 :�"+�"+ 1. s + + N (Approved) N Inventory of trees on site `0 Tree Detail Num. . Size(In.) Type , �• •1176 7 Deciduous Tree 1 1177 8 Deciduous Tree • 2160 : 4 Deciduous Tree •1 1 2161 4 Deciduous Tree �` 2162 4 Deciduous Tree 2163 2 Deciduous Tree 2164 • 3 i Deciduous Tree 2165 3 i Deciduous Tree . 2166 : 3 Deciduous Tree _ 2167 • 3 Deciduous Tree Details from Composite Tree Inventory • _ I 2168 • 6 t Deciduous Tree 2169 ! 4 Deciduous Tree submitted as a part of the Pacific Crest I 1 2170 : 4 Deciduous Tree Subdivision Application (Case # SUB 1999- 1 2171 6 ; Deciduous Tree 2172 i 3 Deciduous Tree 00003) that was approved April 18, 2000. i x 2173 4 J Deciduous Tree I 2174 i 4 Deciduous Tree 4.(i 2175 8 I Deciduous Tree Q Trees to be removed due to construction I.4. 2176 6 Deciduous Tree " j 2186 14 Evergreen t Q Trees 12"dia. and Larger to remain ' 2187 . 22 l Fir x2188 22 Fir J` 2195 24 Fir i 2362 • 12 Fir if I . 2363 • 14 J Fir 2365 8 ! Fir 2367 14 i Maple ) a 2368 , 14 : Fir 1 1 ' Exhibit 6 ' Preliminary Plat (From approved Pacific Crest Subdivision Application) I UM NM NM NM NM MI NB RN MN MI MI MI 1 MI s MI • MI MN - .. _"i_t _ _ _ _ _i_i n__ __u - •O P _� uN.P- • _ r^_ \ ' F1 1 t ; ` AC T 91 (..O.0 T .Ng tb.4 !biU1i .: U ".6bO4N •_u . PlwwU _ ObPVPUw,.N_T( '4• ,7 ✓ 1 r•\ - , 1 u 1%141 (y ` '- p _ 1 , is 1 :n N.'N is u u's+it i v 11N N i o n n : :n o u o w i i:n a o in in P i N a o u$u P,°,1 - ?', �� ,, .� ti - ,�j' nonoui i irinnunioii iiii unii ni nuoioio$unuiiin0000ii u000000888tim; I.y 'Iya ;lip , ; 1 ' , O/ ( ./1. - ~l , , I . .,1� . .PA4 OUn.,"w1 ,,1 Pmnv w1 • OPN .P P PPNN NNN-6 X r , � J ,. • -Y I\ i , I _oiu'•.xi• vi! , auu..u :o.o° _ww _ l b�l U U U O V b P a.1 NiP U N iP.P� 'V 1 1 .' ( . 4 9 I1 'W "\O _ S I� •E i. 1 .,..,, ..... r 1- • ' I. -1!AP 1. ---,----- I 1 ON `� Ut ,�l �_ I 1 S PP d> RD _ L--- \ 1 \v _ „ , I • r&- - l �__-_ 0 i 11 1& gN \\\ g. 1 _ 4 .- \•,,, \ 1 , . \ i/ \ 8`Y W \ !iI Y ,. i ! =v r P 1 o° 4I, 0 r ' _ \ '/ o I . -3e . (-; •_ \\ • ._ � y- ,, _ __ satt_C '1' 4.1 • o ~_ ��V . 1 . e• c5t. r_ . —rClyy._ 1' r�1— 4; . 4„:- - V L.�_ Sri- L ` �y� � ~ I �; m L—dlLtl • g G w_ .L_ O P• •' . ., 1 a TRACT'A' il . r,si i ,VI .calg j ; . - F - - ' i', livi CV ,.. 41:t . —--—•-- \,r. colt 51,4 �y :4R•r l• - I i1 i. . I___. ___._ I e o. I I m � '' I § 1 I I '�' 1— ° it... -....1 T rT r T, p• < !14.4311; g1111 1 1 1 1 1 1 1 ,y-i- V -'--I 8 , AI-r _I_r-rr 1', 81 1 1 �\ - ` C_S • • ,,. I I I I I I I- •1, \ 1 I I I I I I I I 1 r. \ \ I -1J__L11,_L_-1_I_,,_L_. • 1 I 1 1 1 1 1 I I ' / \\ �-' I I I I I II 1 �-I-'- ▪ , I I I I I I I I _-r I i >> 1 1 1 1 1 I---1---lir I t' �'' ' ` - 1 1 I 1 1 1 1 1 111 1 r z ° v • \-- , r _ s4 1 1 1 1,I I 1 z r9 n V,V1- 1.1 CO In m 2-”A g V 1; g in VI N•.1 Y ?1 ZrOyCu ∎ D°y CpV0 D°2 nOZ mJ_73•-Z,1 0 •-�'�D VIy 1- Wick' OUf VI r_.WAOinn8 ?DO Ox3p z�Z p�'z vm� w T(''''ID m O A 073 ,7c n In 4 0 to in O k Z Z V °Z AZ3) DZVI VA JAD A O —� inCCoN OC so 0z so �7 !.° D O°u0 to � (n 1t .- Dr vm V' > Z D ••A C rm° .DZ Cg OP m m M o> I° A--1 iC .l) p L O 0 x -< *— x 5 D S 1.z 8 In 0 V) z ut 5 J Z c • o 3 § 11 NS`^S�a+s.__.._.___ _ _ .__ _ ___ 1�,�4 PACIFIC CREST ESTLAKE s ,. -� — – _. _ — cei.1F� CUNULTANT9.x L'' �_ - . ——.—_�--__ .__—____�._ =�3A T I CARD, OREGON ENGINEERING • SURVEYING • PLANNING I -- —--— iIr'i. "i uo� �i .r.•alts uo 10 a tt! ��ooy a ~PREIIII•NARY LAND USE Sueu1ITAl �in PRELIMINARY PLAT ticABaok.Eol�n�esi �`� n.1883181l=8t8I' bfsl�x o..lT"a�t7 Now [m 1• NO UAIL IX SUMP 11UN • •r, _ •I. •r: W: _COW leawit Me rn —• , C: \Owy\Work\123001E3.IIwy lhu ,Ian 06 01: 02: 43 2000 ONS a' mow It I 1 1 I Exhibit 7 Street Tree Plan (From approved Pacific Crest Subdivision Application) 1 I I SITE INFORMATION i• So I YAP MP. TAX YAP 2$I 300 3• N TAX LOT I04 201. 1904 2000 AND 2100 YAP Nn 2S1 5DA TA1 LOT .DD ANO 500 Exhibit #7 sItE AREA: IR6.9�CRIZ • ON ZING: t APPLICANT / FARMERS LAID MST F DEVELOPER: 26715 Sw BAKER ROAD Z SNERY1000. OREGON 97140 G : JOMN RANK IN (Sc.3)03I 62 625-9710 CONSTANTIN AND ADRIANA CCSTIUC PRDPERtY PO a0= 230943 ' • OWNER N• i1GWD. OREGON 97201 E'6 t (503)320-6162 _ • u�r to Y10NAEL AND JEANNE DAVIS C-' Po aDY 2314. r(n, °.. T IGARO. OREGON 97261 • CT 2,,i i Promo (503) 2a.-1900 Z ¢ a-":0 id ROBERT AND SARAN ERICUSON H w 8•P I 1371 ASTER LANE Z ►°Pr (408) IN4 CALIFORNIA 95014 N (408)548-6051 Pa ; A.-4M BRIAN AND KAREN PAUTZ 9615 SW CARRIAGE WAY BEAVERTON. OREGON 97006 (503)524-6449 I --r PRrJARrO IN CONJUNCTION WIT14 / I WALTER N. KNAPP 1 I I I I I CERTIFIED FORESTER. SAF AND CERTIFIED ARBOR 1ST. ISA / I 7615 SW DUNSYUIR LANE I I I I I I . BEAVERTON. OR 97007 I 11.r 503) 646-4349 I 1 I I 1 Cn CAL• (S03) 646-43'9 /' I I I I a /- r , C7 I I I r• ,�r__ W O Z --r ' • I I I 21 X22 !'� �; �L/. W t ,. -7. -- r-- -- T-,r--,)'{---i----I---_i^i8 '•I I_J -i<- ,`^1. 27 r- ! \ O C 1 5 6 7 6Ir9`-10 •1,:12' 1 14 ,15 ,16 17.1' 19 '2o I2. ;I 74 � U J I r •: �I: _. ---� J TRACT•C 4'00 ,IS W aolololvtT:anv'o'000vv_ 111T^lvlvuertrP40v�••._---- ,410 °a>Z�, •1Q1, T -� - s s 6°e- ssss dl -sTs ssTd O+' " o'�� --,'oy TRACT O " U 1- I- 1 2 ae eTs.srlsTsTsTs s a. r TT* o �O `0 � .E. , Z IAA I O O S7 '35.0 s4 I y "O J ;i 'Ir�-,; ;r 30 �O 'O�YO ) 7° Q `- 1 O. j ,I1 1 '�o•' , .3' '1-- >9 _ 1 '15 l; O or'a �2 ' l� CL H !i L- L �I` =) '� �� y- J -J _ _ '�Q 310 YO. ' O " O1 I �' -7„.---, --- ---.' i51 'Q of 4. -r-• -. ---T 3s S 1 O O O ale a a it I - I 'tea : 6 " a es :11 O6r I� 47 461 41 I l 32 .0 p 6T' .. •\410) 1"' _ iAACT d ololvvvlvvvvlvv"iv '• VUUUUJUv'vtvtvvvlvlvvv `' I "-°a' TRACro •- _- , STREET B - 1 - I STREET 9 I MA MN NI MVP I ( 'o�Po • ■■ III I �. I III = ru 50 0 I ,.. 200 SCA : 1 . loo I I I I I a= L. x• o 7 _ a o a 3 PLANTING SCHEDULE NOTES: ¢ ` YAi RE I < SIZE) REMARKS NT y WO Z FUNCTION SYMBOL OTY KEY DESCRIPTION TRH ��uOVAI' i = SEE TREE 'NVENT=RY 'NO REMOVAL PLAN ■Ew'•aI VI)FOR.00ATION I •I�_ I STREET O 209 • LiIII Lro1 LI1.OW. 2'BAD Swoons) ( 40' • 30' of TREES TO BE RErOVEO TREES :7:P Co.PIP Gta1+tP+t 30•ac I I J t" C� IRRICAT'ON' W f NC SITE •RRIGAT•ON RILL BE PROVIDED. SCREE" 'REES..LL BE .ANO Lf CV 01 LEGEND *ATM: As NEE-E3 3Y THE _ANDS:APE CONTRAC'OR -.ROJG. THE al ( I I i Z / INITIAL Y•INfENANCE PERIOD. Y FUNCT ION 15YMSOL SIZE REMARKS SHEET GFr ACCOYOAN"'NG NARRATIVE rOR• ��� 16 / o I $IGMT F A. FREE INVENTCP• 'POIN' MWBER. S:ZE AND DESCR IPTID•'It V ; TRi ANGLE 30' a 30' 9. _ANDS:APE 60,, C IO+T CONS ANO PLANT SELECTION RED)IREVEY TS, D • 'OPSO;L YANACEYEN. 3 •� D. SOIL ERO$'ON YANACEMENT, 'IDB �' ! 3 1239-OI o I I I I I I I Exhibit 8 ' Tree Removal & Preservation Plan (From approved Pacific Crest Subdivision Application) 1 t r Il ,.. • - I I �. z I I 1 r ', •S N Og i .....'''.. i" - --- ,...1---,17.... n Exhibit #8 '" 22 1 ,,.., _6D ID • I I I 21 scAlE ,. so• I �. , r r r ' r r , , r r T r_y_-___ .-_Y..._ r ____�I rti 1...1g N N.M� 6 7 8 9 10 I1 12 13 14 1IS 16 17 18 19 20 ¢ X 124 J 2 �~ 4-lagt I 4 ° _ 'a .. ..... _ °Ile _ _p i J) m 0 ° O 1 Z.T. ' • • l 3 ��` Y STREET A _ _ _ — - —o Y oa - STREET A 1 J J ' ) .,, II / 53 36 I; , r• 5X 56 X65 54 J U I r , 4 I 39 38 37 iJ •LI. F-- a I 11 I -;I 58 is , 43 1 ':i / 52 X I- X - -=-3 I Y W _ J•� 3__ w F I I iY 51 cn, , _ _ _ 16o °_ .34 x 0 •50 fi' XI X)-2x.: 3 r , 146 'fig •°,�7 48 I 9 I 3 o a Erl , o f ` ..J (, p o 50 X of X G - z K X _ ----14 m - +' ° 45 I ° ,< Ps 9 ' 33 II ` CC < -- _ STREET B i - ----t STREET 8 Q ''' 0- cc W W z H•I -'-I 'i.1;' - TREE PROTECTION STANDARDS TREE Al I T I CAT I ON TABLE ,--' - , FREES DESIGNATED FOR RETENTION WILL NEED SPECIAL CONSIDERATION O: TREES RETAINED I QUANTITY PERCENTAGE �.avr�rLr..e.. Z I TO ASS:FE THAT THEv ARE P40TECTF�7 DURING CONST41JCT 1011. THESE T 27 i V ,•• 74 75 TREES (OVER :T QIA) Ilp AV S r- v.wclrr G uEAS;:RES INCUOE: 24 M I TREES REMOVED(OVER 12'CIA) 123 SI % Pm o J •� ° .Y J, BASED ON THE FOREGOING REMOVAL/RETAINAGE RATIOS. THE PROJECT QUALIFIES I I I I FENCING RETENTION 'REES LOCATED IN THE VICINITY CF EOUIPYENT TRACT 11^11 s .s • ',. . ' ' roR 5D3 RE.P_AC£YENT YITIWTIOIN AS FOLLOWS:OPERATIONS WILL BE PROTECTED 13 INSTALLATION OF CHAIN LINK FENCING T C •,9 s O TO PREvENT !N.AJR' TO 'REE TRUNKS OR ROOTS,OR SOIL COMPACTION WITHIN _-,,,, 28 Y - '.. �/ FLY • ° 7� i 76 ,.X DESCRIPTION EJUANTITY I • RI•THC_ ROC' ZONE. FENCING WILL GENERALL•9E INSTAUEC AT THE ORIPLINE OF I i s /�L •,` NuapER Oi TOTAL ULIPER OF NWBER Oi 2• TOTAL INCNE$ �,•I Or THE 'REE. THE PQO,;rCT ARSPECI T SH OND OETES ONE LOCATION AND Z 'RtZS REMOVED REMOVED TREES CALIPER TREES Id TIWTED T,., or :ENCINC HEE;^,EC FOR SPECIFIC CCNOITIONS QN THE SITE. / 411) .1‘0,..p.:J�` Y '' , ' W W W I ' J YY IZ3 1606 A02 60.7 ` JI y T /�/ 71] '/� r' •29 • ',, LEGEND I I I I .d' ',700- MTEM Oi HE REAu / /'COiNSTRCC'ION WIL_ NEE: 'C BE REYOVEQ AT THE END OF CONSTRUCTION. ;Jj i ) i�LA1 ,',• _.-�_ _ $YMBC,L OESCRIPTIdV 1 I .... TDRAC_ Or ED./IR./ENT CONSTRUCTION EQUIPMENT WILL BE STORED IN , r T •c• ill N, fi `• ‘)<:$::::7:;DO Y j(i- .AZAR000S •BEES I I I i { I ON L:J SUITABLE LOCAT:ONS AWAT :ROM RETAINED TREES. ) 3D O . , ss/• /8 B OBE REMOVE: t 1 I 1 I[ G SC.. PRC•_-'ION :NE sTRImINC '3r TOPSJ: AROL7N0 RETAINED TREES wlu •a j X °J ' C M •,) I a` Go- TREES TO 9E RCUOVED I - '' I I r .' ClE •O.0/5•RLK 'ON 3E RES"R,CTED NO ,L' *ILL 9£RLA FC~^ ON'THE AREAS WITHIN THE .•° •,o ° I - ^ I I m3 ^R,P: NES OF TREES.ANC R'_:AINp uNlE55 SPECIFIC FREE-cR1ENOLr' 'I,J.. r ° T r Y r . Nom,°, N, 7 d __�-Y Y__ Y ao TREES IZ•31A. AND LAR R TO REMAIN I N_ o JES.ON. :NCINEERING. ANC CONSTRUCTION RACT.CES ARE FOLLOWED. I M t 'M ti I. M J, .1.; " " 'HAS• :AN INC C4I TREE *ELLS.PROTECTION WALLS AND OTHER OE5I GNC I 3 / °fi4 ,� A = ` - ,9 - : FEAT(jIES AS RECOMMENCED 3T • CUKIFtED PROFESSIONAL. ° - X ,n 4 I 66 ,Y - ° z ' = a EXCAVATION. EXCAVATION 'YYEOIATELY ADJACENT TC ROOTS CARDER THAN Y J C) '•,..,.. ,l, :.� , ,''/'', �J - _-- ------ - - o ITN H THE ARCICOTION ZONE D< W -L.3 r , ,`. y - - •• I I ' I J I ' .ALES IN DIAMETER • i HE TREE - - S - _ RETAINED TREES RILL BE 3■ AND TO EN F THAT ROOTS ARE NOT IIII _ Y °r 0• X v I I i I y f1! DAMAGED. WHERE •�S19LE. MAJOR ROOTS WIL_BE PROiECTp Ely 32 ° L Y Rry�.�/ 1 TtJrNNEL-NG OR OTHER WEANS "C Av010 DES7RtIC:ION OR OAwAq. WHERE 670 _ if li `/� I I SOIL GRACE CHANGES Ai FE HE ROOT PROTECTION AREA, NE GRADE _IRE /^ •�, L' 0• I _SMOUL: BE YEANOERED WHEREVER FEASIBLE. THIS WILL REQUIRE ON-SITE ''- COOROtNATION .O ENSURE A REASONABLE 3A..mm BETWEEN ENGINEERING. I m ' _ •i ,' Y / 1 O ._. A- CoHSTRICTION. AND THE NEE: FOB TREE RROTEC .QN. \ TRACT al I I I I a ° I OuAL ^ ASStYNANCL 'RG.EC ARSO IST SNAIL SIiERV15E PROPER EX£CLTTION I 8a- 1 ° NCH . as OF .HIS PLAN 'NRCt , CONSTRUCTION Or AL'.BUICOINGS THAT YAT ENCROACH I f 61 1 I I > 2 OH RE-.*INFO TREES. / 7, o -• TRACT D ° SHEET Y --_ 12 16 a 111 xe' I239-01 n G .uw.c.T.a.N: J