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MLP2001-00006 MLP2OC / ' '° 9 Irti CITY OF TIGARD • Community Development fhaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 10/16/01 FILE NO.: MINOR LAND PARTITION IMLPI 2001-00006 FILE TITLE: WALL PARTITION APPLICANT: George Wall OWNER: Same 11600 SW Bull Mountain Rd. Tigard, OR 97224 REQUEST: Partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. 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: June 20,2001 DATE COMMENTS ARE DUE: July 5, 2001 ['HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 1:00 PM ❑PLANNING COMMISSION IMONJ DATE OF HEARING: TIME: 1:30 PM ['CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE] DATE OF DECISION: July 24,2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® LANDSCAPING PLAN ❑ ARBORIST REPORT ® SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ GEOTECH REPORT ❑ OTHER: STAFF CONTACT: Mathew Scheidegger. Associate Planner (503) 639-4171 Ext. 317 • Routing Order: • Surveyor: J R- Development Review Engineer SP-- FINAL PLAT REVIEW CHECKLIST Plat Name: Wall Partition Case Number(s): MLP 2001-00006 Address/Location: 12155 SW Bull Mountain Road Contact name and phone: Bill McMonagle, (503) 639-3453 Date Received: February 15, 2002 Date Forwarded to City Surveyor: February 25, 2002 SURVEY SECTION Check if Check if Considered Okay . • 1. Street alignment and width, continuity d N R� ❑ 2. Curve, corner, cul-de-sac radii []/ E 3. Dedication, vacation, easement conveyance ❑/ 4. Residential Survey Certificate match the map L� 5. Two Monument Ties to City GPS * (I' ❑ Comments: G (, S '1..(`e-S AYO t Co✓N// Oe i . By: ---3--(4/ - z6-0Z_ Surveyor's Signat.re Date Page 1 of 1 hen0lptiv-devHOrms\ -plat.dot Revision date:1/1/01 • • Routing Order: 1. Current Planning: Matt 2. Building Plans Examiner Daryl 3. Engineering Tech I ST 4. Development Review Engineer BR FINAL PLAT REVIEW CHECKLIST Plat Name: Wall Partition Case Number(s): MLP 2001-00006 Date Received: February 15, 2002 Date Forwarded to Current Planning: February 25, 2002 Planner: Matt Scheidegger Planning Division Check if Check if Considered Okay 1. Phase boundaries ❑ 2. Lot and/or tract size and configuration ❑, 3. Lot numbers ❑ ❑ 4. Access restrictions, reserve strips ❑ ❑ 5. Condition of Approval Satisfied Rs. ❑ 6. Public & Private streets (location, width, etc....,) ❑ ❑ 7. Preliminary Plat approval date - 1 yr period OK ❑ 8. Special Deed Restrictions (CC&R's) ❑ ❑ 9. Open Space (Deed or Dedication) ❑ ❑ .10.SPECIAL SETBACKS ARE Other Comments: :9144°%-64-64-- 47/ A(r/ 121— L — 16 C !► � �_ By: �. � o.1rasLr - Z`3�D‘ o Plainer -'- 1r iir ure Date FORWARDED TO BUILDING DIVISION: b3 , /ot riplatd Page 1 of 3 i:\enplpriv devVomaVc-plat.dot Revision date:1/1/01 BUILDING DIVISION • • Comments: f;0-1,,,,/ 1 t i el g' Ut� /rj lava .4A P.ee�s • By: p� Bi g Dept. Signature Date FORWARD TO ENGINEERING DEPARTMENT (Attn.: Engineering Tech/Engineering Records) Date ENGINEERING DEPARTMENT (Engineering Tech) Check if Okay Street Names Acceptable ❑ Assign Address(es) ❑ Address Fee : 3 lots @ $30.00/lot = $ q0,6 ❑ Update City-wide maps ❑ ❑ Comments: By: .!. L. , . 3/1 /0 E gineering /►ech's Signature Date FORWARDED TO DEVELOPMENT REVIEW ENGINEER Date Page 2 of 3 i:\enplyriv.de Womslfn-plat.dot Revision date:1/1/01 y • Returned to Surveyor for Correction BY: DATE: V)07-- Fax to County Surveyor: "OK to review" BY: • DATE: 5 zA Corrections Reviewed and Approved BY: DATE: e Icy l0 2 Forwarded for City Signatures BY: g-- DATE: I c 2 loz Copy of Signed Plat Made and Put in File BY: DATE: Released to Developer for Recording BY: • DATE: Authorize Eng. Tech I to release addresses BY: DATE: Copy of Signed Plat to Permit Techs BY: DATE: Lognote: OK to take in building permit apps. BY: DATE: �l Page 3 of 3 i:lerglprivdeWorms W-plal.dof Revision date:1/1/01 • C-°N( After recording, return to: City of Tigard- Records Division CA64 13125 SW Hall Blvd. Tigard, OR 97223 • RESTRICTIVE COVENANT (FUTURE STREET IMPROVEMENTS) THIS AGREEMENT is entered into this day. of , 2002, by the City of Tigard, a Municipal Corporation of Washington Count" Oregon, ("CITY"), and George wall' ("OWNER"). RECITALS WHEREAS OWNER is the Owner of record of Property covered by this Agreement as shown in Section 1 below, and WHEREAS OWNER has received approval of a development on the Property from the CITY, as set forth in MLP 2001-00006 dated July 26, 2001, and WHEREAS Chapter 18.810 of the TMC (Tigard Municipal Code) contains certain conditions applicable to street improvements, and issuance of permits is conditioned on OWNER'S compliance with the TMC, and WHEREAS OWNER wishes to mitigate the impacts of the proposed development, and WHEREAS parties wish to fulfill the requirements of Chapter 18.810. IN CONSIDERATION of the mutual promises, convenants and undertakings, and the issuance of a building permit in advance of OWNER constructing improvements required by the TMC, the parties agree as follows: Section 1: The real property subject to this Agreement is described as follows: Parcels 1, 2 and 3, of Partition Plat No. 2002- , recorded as Document No. , Washington County, Oregon.. . OWNER agrees that the terms of this Agreement shall bind the OWNER as well as its heirs, successors in interest or assigns. Section 2: The improvements covered by this Agreement are as follows: SW Bull Mountain Road Restrictive Covenant(Future Street Improvements) Page 1 of 4 Revtswn date: 111/01 • - • • Half-street improvement adjacent to the frontage of the property described in Section 1, to meet the City's major collector standard. Section 3: This Agreement shall be in full force and effect from the date of its execution until the improvements referred to in Section 2 are constructed in accordance with CITY standards in effect at the time of construction. Section 4: CITY agrees that the improvements listed in Section 2 will only be required as a result of any one of the following events: (1) when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, (2) when the improvements are part of a larger public project to be financed or paid for in whole or in part by CITY or other public agency, (3) when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s)of property in addition to the property described in Section 1, or (4) when construction of the improvements are deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the improvements described in Section 2. In addition to this Agreement, OWNER'S obligation to share design and/or construction expenses may arise by application of the Reimbursement District Ordinance; Chapter 13.09, TMC, or any similar ordinance or law providing a process whereby such expenses are distributed among benefited properties. Section 5: OWNER agrees to sign any and all waivers, petitions, consents and all other documents necessary to obtain the above listed applicable improvements under any improvement act or proceeding of the State of Oregon, Washington County, or the CITY as may be proposed or adopted and to waive all right to remonstrate against the improvements listed in Section 2 above, submitted either alone or in conjunction with other improvements described in Section 4, as may be proposed. OWNER agrees that in lieu of any other document, CITY may treat this Agreement as a waiver of remonstrance,on behalf of the property described in Section 1 against formation of such a Local Improvement District. OWNER covenants and agrees that the improvements described in Section 2 will specially benefit OWNER'S property as described in Section 1. Section 6: If CITY decides to form a Local Improvement District as a mechanism for the installation of improvements listed in Section 2, then OWNER shall retain the right to protest only the amount or the manner of spreading the assessment, but not the formation of such district. Section 7: CITY acknowledges that OWNER'S execution and performance of the terms of this Agreement constitutes compliance with the requirements of TMC Chapter 18.810. Section 8: OWNER agrees that if CITY causes the improvements listed in Section 2 to be constructed, or part of such improvements without regard to the source of funds for such project, but not as part of a Local Improvement District, then CITY will charge to OWNER and OWNER will promptly pay OWNER'S share of the cost of such improvements. OWNER'S share will be determined by CITY in a manner similar to spreading the cost of a public improvement to specially benefited properties. The parties intend OWNER to share in the cost of improvements even though actual construction is undertaken and performed Restrictive Covenant(Future Street Improvements) Page 2 of 4 Revision date:1/1/01 • • by some third party, so long as the improvements, listed in Section 2, are included within the project. (1) Except as otherwise provided in subsection (2) of this section, prior to construction of such improvements under this section, OWNER shall be provided not less than six (6) months written notice by first class mail that the project will be built. The notice shall advise OWNER that OWNER will share in the cost of such improvements and provide OWNER with an estimate of the total project cost as well as an estimate of OWNER'S share of the costs. Failure to provide this "six month" notice in advance of construction shall not nullify OWNER'S obligation to pay, but shall only extend the payment due date by the amount of time less than six months that notice was given, but not more than six months. Upon completion of improvements pursuant to this Section, CITY shall provide written notice to OWNER of OWNER'S share of the actual cost of the improvements and OWNER shall pay OWNER'S share within sixty (60) days. If OWNER's share of the cost of the improvements is $10,000 or more, the owner may elect to pay the City in 10 equal annual installments, with the first installment due within 60 days of the notice. The installment option shall be available only if the OWNER provides written notice and the first payment within 60 days of the notice. If the installment option is chosen, the unpaid amounts shall bear interest at the then legal rate of interest. Interest on overdue payments shall bear interest at the rate of one and one-half(1 %2%) per month from the date the payment is due until paid. (2) Where the improvements listed in Section 2 are constructed by a third party, who seeks reimbursement in accordance with the Reimbursement District Ordinance, Chapter 13.09, TMC, or a similar ordinance, then the terms and procedures of the ordinances shall apply in lieu of the provisions in subsection (1) of this section. Section 9: At any time prior to the events listed in Section 4, OWNER or OWNER's successors may pay to the CITY an amount determined by the CITY to be OWNER's share of the anticipated cost of the future improvements. Payment under this section shall discharge all of OWNER's obligations under this Agreement. City shall use the funds received under this section solely to pay for the costs of the improvements. Section 10: CITY and OWNER intend that all terms of this Agreement shall be covenants, conditions, and restrictions running with the title to the property covered by this Agreement, and shall be binding upon parties to this Agreement, their heirs, executors, assigns, administrators, and successors and shall be construed to be a benefit and a burden upon the property described in Section 1. The parties agree the CITY may, for purposes of recovering the cost of improvements described in Section 2, levy an assessment against the property, described in Section 1, and may enforce payment of such assessment in the manner provided in ORS Chapter 223 or the general laws of the State of Oregon. Section 11: Promptly after its execution by the parties, this Agreement shall be recorded in the records of Washington County to provide public notice and especially notice to future owners of property, described in Section 1 of the conditions, covenants and restrictions against the title to the property imposed by this Agreement. Section 12: CITY may enforce the terms of this Agreement in any court of competent jurisdiction. In addition to any other legal remedies, OWNER'S failure or refusal to comply with this Restrictive Covenant(Future Street Improvements) Page 3 of 4 Revision date: 1/1/01 • • Agreement shall constitute a violation of the TMC and the rights, remedies, and penalties provided in the TMC may also be enforced. Section 13: If suit or action is instituted to enforce a right guaranteed in this agreement, the prevailing party shall be entitled to, in addition to the statutory costs and disbursements, a reasonable attorney's fee to be fixed by the trial and appellate courts respectively. Section 14: The parties agree that if any term of provision of this agreement is declared by a court to be illegal or in conflict with any law, the validity of the remaining terms and provisions shall not be affected, so long as this agreement continues to reflect the intent of the parties. The parties shall negotiate an equitable adjustment of this agreement so that the purposes of this agreement are effected. OWNER(S): Signature Signature George Wall Name (Print or Type) Name (Print or Type) Title (Print or Type) Title (Print or Type) Acknowledgment of OWNER'S signature(s) must be notarized. Where the OWNER is a corporation, it has caused its name to be signed by resolution or official approval of its board of directors. STATE OF OREGON ) County of G0/ if, /44 I-6 J) On this / 71* day 1-4)1-y , le-11, before me a .Notary Public, person- " -ppear-and ackno -dged that the foregoing instrument to be their voluntary act and deed. " If Before me: �_•�%L.��7._/ L.. t, - : ;. OFFICIAL SEAL ao ry P blic for •regon n,1+..: DE LORIS B N WARO NOTARY PUBLIC-OREGON ?-}2 oC)Z o COMMISSION NO.313318 My commission expires: 7 MY COMMISSION EXPIRES JULY 22,2002 / Zoo z Accepted on behalf of the City of Tigard this co day of AL) v S , a P �u.., City Engineer NO CHANGE IN TAX STATEMENT . Restrictive Covenant (Future Street Improvements) Page 4 of 4 Revision Cate: 111101 MLP2oo I - 0000 co /11.4 ' :T. (---1•1 „: , oet - „ - , ,--,., :. ,,, eir t;: 1,r.-o ovo .:.,,,, T;; " ; A. n m 7 ,, pti 7;m747 ‘,, / .:-.'. Pi 7 6 ,,,,,,, ',:?...„_. PA RTI 7 0 N P LAT NO.0 ..,., ,,, ,. „ ,,,, ,,,, r., A 1.. ,, , - - ..., 401M '.,' 1'.,-;,, , : rgyli 1.;,:`,r4u ,,,', ,:, ,,-;_orpoi( 0, ?,.',...,,,,,,4,,,,,..j,,,.,.. . ___ __ ',,''' ,f.,4•4 '.'.';'/I*, A 1 ::. ?:: '.: ',.0 L' '-'::' 7-,,,,:ti''' ,it 1,4:. ,;,.,;4 ck -6 : ,: .i-, ,.', ',.':, 4 rtk .4,' / IN MON. BOX SW _1_12.52t? AALuVmEN. 1UCAEP k".. ,-,r--CH ON' 1 .r.' SITUATED IN THE N OR TH WE'S T Qij A R TER Oi- :„..),,,,..1(...., 1 1 01\4 1 , .1-.7 7 r'OPni.'"' AS nOCUIVIENT NO , ;L,...., _ . --,L..-,,.......L., ....., :...-, . _ 411 ...1 1 - -f-...- W.R.G. DESIGN INC." REPLACES FORMER TO VviN Ci-11P 2- SOU TH, RAN GE 1 - on- ..,-) 1 , Cr: THE 23997 STATION 126+18.29 I CERTIFY THAT TIS WILI AMETTF- MERIDIAN, CITY OF TIGARD (-7-, ------,, R7r„,, ----Th, , AT 11 PF::.',-.4,7''''' -'''k''`4,2,..,':AL TRAHERFBY C11\10 IS AN EXACT COH PY OF ANGLE POINT NO. 10 VVA SHING-I-ON (.:(-),..,UN TY, OREGON , ., . L, ; , ,,,-,y.74„ THE ORIGINAL ..,.....,,, -,..----....--- ,c NOT ON SEC.1-10N LINE BASIS Or BEARING : FAST 1 ! E BF TWEEN MONUMENTS HELD PER S.N.19,057 AS SHOWN " - ,,..,,....... ... _ ,....... s' z 99 ,,,,M.I .••,,,f6;k:Wir ' ,;••:?:•'' 7,;'', ,.:', '•,4,-,,;.,::,•,r,e,,,:;;/' 1 g)) / , ,0,06...---•li '.,...,,,,, i,,i '"... ,‘ DATE FEBRUAR Y 13, 2002 JC)3 No. 01-15 SCALE: 1 = 20' ,, ,, ., ., , , - :-:: ;!--,:. , , s it... /-\f"---Hyi 1 ,, 1 ..°7-,, 1.-;',":,',q . 1 .A., i' wpj„,sk:: - .4`,A.: ,,,A,M..77 ) HARRIS-McMONAGLE ASSOCIATES, INC. \ (.0 ts5 . . I! :Y) g' 1 ,....4 \ _____"..,_ ,., -....' ENGINERS-SUR VE YORS ;,t , ,, m 4 :,'",3. LEGEND: (.4 > ;,,„„,„..\ . 1' EXPiREF: "!2-31-2002 1 2555 S.V/. HALL BLVD. i .40.. 0 DENOTES 5/8" IRON ROD FOUND OR AS NOTED X X EXISTING FENCE LINE -1-1 c';ARD, OR. :9 7923-6 287 co N- NORTH PHONF_: f503) 639-3453 cn 0 : ,3) - DENOTES 5/8”x30" IRON ROD SF_T WITH I-1/2" ALUMINUM CAP S- SOUTH FAX (50 639 1 232 .... .„.. i MARKED "W.L.MC. L.S.008" ON 4-: ROAD - EAST I (.,"`U R V7. TABLE .,...., ,4, DENOTES 5/8"x 30n IRON ROD SET WITH RED PLAS7 IC VV- WE 5:17 , 0 1 1 1 CAP STAMP-ED "W.L.Mc. L.S. 808' OR AS NOTED -P Pi T INFORMATION OF.'t TA I RADIUS I ENOTH 1 CHORD! CHORD BEARING --,- ; - --i SW 11 AZELTREE 3/4" I.P.F., Y.P.C. t'l I.P.F. DENOTES IRON PIPE FOUND S.N. DEN'OTES SfiRVE‘ri NUMBERS ,-- , PARCEL ; 90*On'00' 24-..(1)n ! 3 7.70 33.94 S45.3 7'30"Vc(---1 --------.--- -,, F---- -7----i --7. I.P.F. DENOTES !PON ROD FOUND r DEN()TES CENTERLINE , 3 ; 9 3* 3 4.°3 4- ! 1 R On ! 2 9.4C ,I 26.24 : 5346'09'4 7”F 1 \ TERRACE I co . "WASH. CO. SURVEYORS" I.E. IRON Pil D 0 C. NO. OF...1,.:()TES DO CUM EN(T NUMBER - L... i - cy) IN MON BOX R.P.C. DENOTF:S RED PLASTIC CAP R/W RiGi-IT OF WAY , 131 +31 .91 Y.P.C. DENOTES YELLOW PLASTIC CAP S.S.E:. SA\iTARY SEWER EASEMENT TO PUBLIC i , r.)•.'-1 NO RECORD, MOST LIKELY S.D.E. STORM 0 f?/.\I N,,G1-._-- EASEMENT 7 0 PUBLIC SET IN S.N. 23,997 AND NOT NOTED EST. EAS EN. -_---.I T rn - , A V i---- S , ACCESS, INGRESS AND EGRESS HELD I z 3/4' I.P.F. w/NA1L IN CENTER i n P n 20' t ' IN MON BOX PER S.N. 23,997 EASEMENT DOC. NO. 2001 -120571 ..:b( .., ..) FOR SOUTH LINE OF PLATS , ...., L., c,.41\) STATION 136+01 .63 -1);=;10 5/8" 1-1/2" ALUMINUM CAT3----\N i , (ANGL . POINT 1\10. 11 c-.)\ ..\-C, ..:,,_V r..,0-;•17'. FENC:: 0.40 (±) (0,-,, a , N L QT 19 PARALLEL WITH EAST ',..'N',":: PER DEED I OT 20 1 'NEST 0 -...0 ; ---) 75.00' ESMT. --- N 00*37' 30" 7 7 1 II_- 1 ) 7 , 5 FENCF ''C.).40 , ; "" 1--"---- 0 35.07' --:- 39.93' '- ' 190.70' ...., . 1 -1/2" P.F., FLUSH (x) -• J Q SI PI , I 1, (..f) N 0037%30" E 216.44' 777. I' r\-1- A . rs-RIVA IF: 7)R I VE i FFNCE' 1 c) 6' ,`,..._ ---- I -• . ; a...07' -•, • 181 .37' 6,287 F. ___________ „________________x .'Pr' . ' :. 39.93' !-- i. CD .. CY) . ..f. \ S W 1 f.,6- C,) T H ED L/-\ C ( f„..-. 1,,, .,- ... 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Fri if 1 - '-'iltr'"' ' r i 2 ,,f- A-,, , --- 3 I % '4,....S.'4.3•Irs emo. !i;1 7) .e.74,,, 1:-.:,,. '"---,■ ! • ! I-- (....1 's,' ' , 'f.. ,;....c............ .:,.... '-'' 1 If 3 4,9 8 5 S.F. , ,... , co (N i a 6,79 8 S.F. I pi I 1 in ''--S : CN L , 1 -.... ■ 4,......." )1,11 1 C° 1 ' -..-, ...... ;, ',..\■\ (1) I IN) I.,) I CO r/, 1 , (.7) ■■ > 0 7..) 0 , . a((,e.s 5 .2 !0). i i . , o 7-// 70 ... ,- (..,,,I• !(.0 141- \ .! ,.--) .,. ,, ' it)s' Z -›- --,- ,(.0 1 . H , , I N.) 1 . i ,8.50' 8.5C.)'iN 0-1 -‹ .... 1 .....8,_...,____:,...,..,-,:___.,...‘ ! - CO 773 Ci) _, /() /1 / 1 i ' I .00!---4-' --4,-- --', ;--4 2.00' r._I 7.1 r) : - . . ,......, ;, 00 ,,,..) ',, c,.. ■- 1 (..)..1 0 L , > ---4 i 1 1 - ...,- / 1 1 166_22' ESMT. 1 .; -,- - , ; (1' : 1 .,,,.., - .., ; PI / 2 I.P.F. c.- I ,., ' -, I --. _-...,.i ---1 . > I 0 i , ---- - iii- „, :- / 4-- -1, 0 70, ■',....., ! I i •! !, I Crt i - S •00'37'30" W 0 -->i' - ;;-,-, f c,,,i,!\:::c 1, ...,,,,,,, 71,,,Nyi----„,:- „ .. C "L-..) c9, 20' WIDE S.S.E. 84 S.D.E / . r..; , , __...,.. I . , a I - , cs kill --------------"'''' \N\,. i- i 1 .., s,_ ___.----- .,.!.... U.,,,,f ER _CI ul • I 17.00' I .....).I/A...,,,,TV :■,I... ...t ;si',.i. ..... °kA NI '. /'--- 25.73' L.. \. t 65.97, 1 50.00' I , ,,, e i 167.42'• \ N 002834", F .AO' 5/8' I.R.F. HELD FOR EA. ,si. .. 35.07' .- -- 292.70 I , >-- - I savnagrameskuvowas,rmanne,...nrelacsceasoire,..assagsvourwareszoommammoonemesseassaartmoamear,,,,,....4,; 1 1 3.44' f----,S M T. i'],•;',..:\ ---7 22.37' w/Y.P.C. •N ;r___,__. , ' PROPERTY LINE (293.0'-DEED) I; .._,,c, .r7(2 r;...-51' S.N. 19057) "ORINKWATER -....,_ 1/2" I.P.F. NO CAP ! ; -4.... 1 ,- \--..s ,.. - ..---' , ,i p 1 r Q96,, PER S.N. 19,057 S 00°37' 30" W 1 3 , 8. 45 RA,.S1S OR r----)-EARINGQ ,......., , , „....., f I- .c..._ ,-. LIJ 0.) , --,-, >- IT"! ,..,) 1 ..., Cr.: i :?:. , "- Li! C.--".! 0,;S: f cP ) I_C: ni>( (,. " ° ./c ''' ,----•....------. k, l.;`,4.....-. 1-- r- f,.;F.OD t.--.TIC TIr- (2.2..,,32' -PLAT) DEDICATED PER S.N. 1 9 (M57 ..1- .. , ,-. ,-.1- , 1 i -,CO f C`4 r). cr__22_1 ,!!,..,. •,,--c (s) -''' CD I 0 - L.),ic; \ c-) c ' :':,''',,--,-,-,;-3-. ;,-.,, ; i,r) ' !■J !:72-t-....' SHADOW HILLS NO.2 ,(Z:-. 2f. F.-;.1 ; .., ' i c.• r',/I '''''-' r,, c*, /r-,,:` :' 2:,)i.-.M.: C,OTROL MONUMENT , _ :,-:. <,..:i," 1 35' (GRID BEARING AND DISTANCE \ LU ••••• • i C.,4, ::,5.i H. c.) owl"- a:DIE) c....2i III ''''' /..'''''' 20' 1 \ C 0/ '54 59"V/ 318.47 'f',;') I A. 1 f....."... ci,r:.t./,..‘ '.,, 3/4" IP. PER , 1--- 8 I v) 70 1 „..,1---! -5- CO in , rwl,------,11,-( 1-,-.- 'S.N. 23,997, NOT FOUND - ,`7 50' 1 STATION 139+60.63 ,, c..--. c....-.) -- GC-22-094 C.) ,,, (\I 0 C. 1/4 CORNER 9'-1 0 ., cr::: 1 iirf ANGLE POINT NO. 12 THIS POINT WAS CALCULATED BY HOLDING 1 f POINT GRID COORDINATE TABLE ---T- NORM-1-n EAST I 1 I i i 1 I I , cy, n ,....• w SECTION 9 ANI) 7Q . ,,:.,v '''‘,i•,,I> ,....,,.., ,T,:...‹., , A, 1 1 RECORD ANGLE ABOUT ANGLE POINT NO. 11 1________ _ ,....,-., A.„ cir. i OF 00+03'29" RIGHT PER S.N. 23,997 BEARINGS , IINITIAl_ POINT 645,663.2_63 7,61 1,23.3.441 ! , , Ili ,-..,,,,..., ,....,.,\ , , •,,,p,,,, 1:?.;1,..., (-'51:••,e,',4- 1/4 COR. GC-22-094 64-4,52 4`7`,:,2 7,610,1 7.7,1-6 I . ,\, <,,,, ..,,, ,,,,- -..,:-.). '!-- ,;::.., ,,,, MULL TOP GC-22-1 50 C 4-''',,,:_.. 7.:5 i 0 7,605,'.':',8 0.0 9,:',-...,, 1 h-- _ - --; :,:';';1'.: ., wrriAL POINT S.---i EE- I OF 2 ,-, „.....,:„....., , , ft Lp .00 ( -- 0 oo04, 0 ,Ii, rei,„ or our nkr '''') ,1 ,'''' mr v.,- n n rNr- :;!'-',, :irl, eat 4,-.-: ukt,447 iN7 ! ;_ „„.,.:;t, ,i....,., :- :: . ,, ,:, 4, f;:vi p.. : ;.,;„.„,,i; ,, ''.74 •i il: ',..71;, 4 9 .:574*,' ,,: (i,.,.;?,,' ,' g,7,1! iiZ5N .4,,,i,:J ,,,,,,' ,!!:„,,, PART/TInN PLAT NO. '','', t ; ii, :2 1- ,A %we 'g ',,-:. ::,,,, .e -% M ::,:i '44 '::L i ,,:.,:.-am ''s)a ': 4,,,,.A v,,,,,,, t-i;' ',' if -=,,, :,,,,, , ,,.,,,, SI TUA TED IN THE NORTHWEST QUAR TER OF ST„-IC IION 10, RFCORnFD AS DOCUMENT NO. TOWNSH/P 2-SOUTH, RANCE 1 .- WEST, OF THE WILLAMETTE tvIERIDIAN, CITY OF TIGARD WASHINGTON COUNTY, OREGON BASIS OF BEARING : EAST LINE BETWEEN MONUMENTS HELD PER S.N.19,057 AS SHOWN r R,717.1-rm.-4,,,i:!,,-. - , I HEREBY CERTIFY THAT THIS TRACING IS AN EXACT COPY OF I! Pr'::° :::.: i!L:::: :,411.- !; fl--IE ORIGIN/ L PLAT. DATE: FEBRUARY 13, 2002 jOB No. 01-15 SCALE: 1 " = 20' d , „ ,, ; ,&.,,,,t,.:::, ,::::,..i,''''47-'1' !bl. ,; , , ''/;,"/".," - <" . --- ,,,,"--77,7,75'---7::::'-:---7,7,=-7 7--/ ,";:'.:.i. ''`-'''P'i • .4;1'4' .31r,, ''''.-''',A'''" ,-!'- ,°.:41:,44,1 ::.i:',,,, :::::.1,RI'',.:.P':!,':'7:;! ,: ‘7.:;;;;7" d'''_..._ ______Z___ t_ ..._.„,„,...„;:e' VVILL, L. McMON-Aecli:E ii -:'' C.':' T7-175.::,,: ,'; 0 ,.; ,.".'' ;i 11 ,:,',.31.,1" 14, "-?:,t4r7, ! W:„.t4',,-A L. Vigiii,.;,liketii !,. %'*---------2 '':'.- '1'--------- 1 HARRIS-McMONAGLE ASSOCIATES, INC. :Lit`, 3/44',13 12- 302 ENGINEERS-SUR VEYORS 12555 S.W. HALL BLVD. TIGARD, c)IR 97223-6287 PHONE: (503) 639-3453 FAX: (5-C3) 639-1232 SURVEYORS CERTIFICATE: DECLARA Ti ON: CITY OF 7-1(-ARD APP,70 VA/ S: .,-, , ,,,, I.Igo!AA4 I.. '4i-iiinNAGLF., HEREBY CERTIFY THAT I HAVE: CORRECTLY SURVEYED AND MARKED KNOW ALL PEOPLE BY THESE PRESENTS THAI- GEORGE WALL IS THE OWNER OF THE LAND APPROVED THIS (.0 DA Y OF AL'IL;)'s+- - , 2002 MTH PROPER MONUMENTS, ALL PARCEL AND TRACT CORNERS, CURVE POINTS AND BOUNDARY PF:PPF:ENTED ON TqF ANNUFf,) MAP AND ,4:.- DESCRIBED IN THE SURVEYORS CERTIFICATE AND HE C .."-n- .) P \a LINE CHANGES IN DIRECTION THE LAND REPRESENTED IN THE ANNEXED PARTITION PLA T, AND AT H-AS CAUSED THE SAME TO B'E PARTITIONED AND SU-?'iE7ED IN 10 THE ,')A1C,ELI: i'.,v;.) 7:7A CTS AS 9 y: „4,4-(..)-4.), , - „us,..„,,,.....,,,,..- THE INITIAL POINT I FOUND A 1/2-INCH IRON PIPE MARKING THE NORTHEAST CORNER OF THE PLAT SHOWN ON THE ANNEXED MAP AND HE DOES HEREBY DEDICATE TO THE PUELIC THE- ADDITIONAL ',: CH s.,' EN Gi NEER , BEING LOCATiD S 00°28'34" W 22.37 FEET FROM THE MOST SOUTHERLY SOUTHEAST CORNER OF LOT RIGHT OF WAY AS SHOWN. ALL EASEMENTS ANC) IRACT "A" ME HEREBY GRANTED AS SHOWN OR NOTED HEREON. 51 OF THE DULY RECORDED PLAT OF "SHADOW HILLS No. 2"; THENCE DESCRIBING THE PARTITION PLAT BOUNDARY ALONG THE EAST LINE OF THAT LAND AS DESCRIBED IN DEED RECORDING No. 2001- 4' ''''`‘-, r:7-43---TH-15-----19/04--0-r , 2-00-2-- 028226, S 00°37'30" W 318.45 FEET TO THE CENTERLINE OF S.W. BULL MOUNTAIN ROAD; THENCE . ALONG CENTERLINE S 87'02'56" W 123.93 FEET TO AN INTERSECTION WITH THE SOUNERLY EXTENSION OF ___.../._j114_6191,46L___ ..._,..e..y....____ THE WEST UNE OF LAST SAID DEED; THENCE ALONG SAID SOUTHERLY EXTENSION AND THE WEST GEORGE 4fiALL C-OVM-i.j-N1-7:-Y-DE VELOPiviEN-T-DIRE--e-TOR LINE OF SAID DEED PARALLEL WITH "THE EAST LINE THEREOF, N 00°37'30" E 317.45 FEET TO THE SOUTH UNE OF LOT 50 OF THE "SHADOW HILLS No. 2" PLAT; THENCE ALONG THE SOUTH LINE OF SAID PLAT N 86'35'06" E 124.00 FEET TO THE INITIAL POINT. WASHINGTON COUNTY APPROVALS: CONTAINING; 0.90 ACRES. APPROVED THIS DAY OF , 2002 WASHINGTON COUN TY SURVEYOR , BY: , PLAT NOTES 1. IN ADDIDON TO OTHER EASEMENTS AS SHOWN OR NOTED, THE FRONTAGE OF ALL PARCELS, ACKNOWLEDGMENT: ALL TAXES, FEES, ASSESSMENTS, OR OTHER CHARGES AS PROVIDED BY ABUTTING THE PUBLIC RIGHT OF WAY AND "TRACT A", PRIVATE DRIVE ARE SUBJECT TO AN 8.00 C.R.S. 92.095 HA VE BEEN PAID AS OF , 2002. FOOT WIDE EASEMENT FOR PUBLIC AND PRIVATE STORM DRAINAGE FACILITIES, PUBLIC SIDEWALKS r2;i1REC TOR, DI V!Si ON OF A SSESSMEN T AND TAXA TI ON STATE OF OREGON ) WASHINGTON CO UN TY, OREGON • SANITARY SEWERS, WATER SUPPLY AND OTHER PUBLIC AND PRIVATE REGULATED UnunEs. COUNTY OF WASHINGTON ) ss. 2. PARCEL 3 SHALL NOT BE ALLOWED DIRECT MOTOR VEHICLE ACCESS TO OR FROM S.W. BULL 1 411.1 BE: IT REMEMBERED THAT ON THIS k t DAY OF M AY. , 2002 BY: DEPUTY MOUNTATh ROAD UNLESS GRANTED BY THE GOVERNING BODY HAVING JURISDICTION. BEFORE ME:- A NOTARY PUBLIC IN AND FOR SALO STA TE. AND COUNTY 31 sox srAreor..rmffRoVACite,Ateier '..',,:-.7./ciTAW4:4/7"„avec-F.447744w 4,9// PERSONALLY APPEAR!ED GEORGE WALL, WHO KING OILY S,VORN 010 SAY THAT SAID Rif 0 i v C.4.54 PoR pocaAvoivr/va. ;Ns TT:INi::;',17. WAS SIGNED AND HE ACKNOKEDGED SAID INSTRUMENT .1-0 BE A FREE ACT AND DI:77.11), STA TE OF OREGON ) i , , IN T.7.STIMONY WHEREOF, I FIAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE COUN TY OF 'NA Si-iiNG TON )ss. DA Y AND K-AR 12\ST ABOVE .',;:?.1 TIEN. 1 L.,'(.:::' ,:-i'EF,,TE.)' a-777Y Ti-IA T 77--t1:: 7/,7 TIT-72,N1 ?LA T WA S RC-Cc-7,7.7 .7:',P 4 C 4-) r 1 .,.-Z ro r..', ,r- 7 RE-CORD ON THIS F,'A Y OF A T________O'CLOCK_ M, NOTARY SIGNATURE-cz '' '2.-- --)• '''',,:'‘-',,c4A,A.P.-. COMMISSION No. ---,-2 -,-;3:?...e' ANO RECORDED IN THE COLIN TY CI ERK RECORD,. . NARRATIVE B Y: IVOTARY PUBLIC - ORFGON 1-.-A.Nc--1) 5. 1-,....) LA.:, 1,c....k..... DEPU TY COUN TY CLERK 1. THE PURPOSE OF THIS SURVEY AND PLAT IS TO DEFINE 'THE BOUNDARY OF THAT LAND AS DESCRIBED IN DEED DOCUMENT No. 2001-028226 AND TO A PARTITION IT AS SHOWN ,,, ? AND NOTED HEREON. MY COMMISSION EXPIRES _.L.. /‹.-i-, 2-49 2:-- 2- STATE OF OREGON ) 2. THE BASS OF BEARINGS WAS HEW BETWEEN THE MONUMENTS SHOWN AS HELD ALONG COUN TY OF WASHINGTON )ss. iHE EAST BOUNDARY AS DEFINED IN SURVEY 19,057. I DO HEREBY CER T1FY THA T THIS TRACING IS A C(DPY CERTIFiED TO ME, .3 Y THE: SUR VE Y OR OF TI--11S PARTITION PLAT, TO BE A TRUE AND EXACT 3. THE CENTERLINE OF S.W. BULL MOUNTAIN ROAD WAS DEFINED BY HOLDING THE COPY' OF THE: OR:''GINAL., A ND TH A T i T WA S RECORDED ON TH'7 DA Y MONUMENTS SHOW ON CENTERLINE AS SET IN SURVEY 23,997. PLAT CONSENT AFFIDAVITS . nF _ , A T O'CLOCK M, IN THE COUN TY CLERK RECORDS. 4. THE WEST LINE WAS HELD PARALLEL WITH 'THE EAST LINE AS DICTATED BY THE DEED. A PARTITION! PLAT CONSENT AFF DAVIT FROM , 3 Y: 5. THE NORTH LINE WAS HELD ALONG THE SOUTH LINE OF THE "SHADOW HILLS No. 2" PLAT A DEED OF TRUST BENEFICIARY, HAS BEEN RECORDED AS DOCUMENT NO. DEPUTY COUNTY CLERK BETWEEN THE 1/2-INCH IRON PIPE HELD FOR THE N.E. CORNER OF THIS SURVEY AND THE MONUMENT AT THE S.W. CORNER OF LOT 50 SAID PLAT. , WASHING-7)N COUNTY, OREGON ' SHEET 2 OF 2 , _..... . . ----- _ ... • - • - ... • III PARTITION PLAT NO. SW 125th AVENUE .7) : urriT"R , : ., ; 0::: ; :,,.. .i ri ,2' ri.i ,, ..! .:, /;1 ,,, ,„ 1 r.- .. . I:f Ai: yk cA ,:, im .,.., A.. NorP F. k, f...•,, ft' ,:: 1..710 ' :,rrr:. .11,1;,!*0 .. : :,:..lc: (72.‘11.-. :";" • . . •, i ii, !..-.,s!!' ...., '!. '': ::::1 I',!'...,.10 '41 I:: ..... Ame,1. -.e.-..,: 11111 .___1 -1/2" ALUM. CAP IN MON. BOX r.:* cs 7 N 7' SITU/ATP-0 IN THE NORTHW7cT QUARTER Oi .,..)L_C, JON 10, RFCORDED AS DOCUMENT NO ”W.R.G. DESIGN INC." REPLACES FORMER - T. 7 TOWNSHIP 2-SOUTH, F.:ANGE 1 - WEST, OF ! HI_ I.P.• . 23"WASH STATION It ;1.) ANGLE POINT NO. 10 WASHINGTON COUNTY, O :; LJ REGON „ :-.1.,,,v::: ::.::.:,-;.N.„..i7t:N7 11. . .,),A5-1EitiORI(3114.1.c I_ F!:....,'L T. NOT ON SECTION LINE BASIS OF BEARING : EAST LINE BETWEF MONUMENTS HELD PER S.N.19,0.57 AS SHOWN ,,,,-, ,, f i ..e.r.:14,;;,1•::-_,----- 1 4 ,e" .-••-',1 • .c.:■• '',.J,k3dane: .'r. 40.4157/- :: .7''..,.: i,:--: ',;.; '.:4,:'..:‘,17,-,,,-'_..,,,,,,,/ „„.„.,:d70.,,....i..• ..L..,- ,._ I WI: LI A 4 L. IV etvl 0 NA-G.L L" I c41. ..e.." - !\•, DATE: FEBRUARY 1.3, 2002 ,,'oa- No. 01-15 SCALE: 1 " = 20' 0.. - z.,: : .:1 . .r.:.t.r.:•;:.,1.__?,?:**:.,:z::t.,'"':'.:•.::::,.' • Tv:, ,,,,. ...-,, ,.i..: -,::1 ,... ,, .. 1 ,g) ', .7,,,,Y ',-: ..-:=I:,.1 i ii VPIWZ-' .I ?,.., .'',::."L';:::;:Vie-i.J-F. i t '. 1. ',EIS-11n.cMONAGLE ASSOCIATES, INC. r:.3"..4 r.....\„. 1 LEGEND: F.NGINEERS-SURVEYORS ..: .,,..1.''....!0:.' 4 FXPIR ; • 2-31-2002 ;:255E. S.V/. HALL BLVD.• i ..ph. --ti.3 .;, Z • (' DENOTES 5/8" IRON ROD FOUND,OR AS NOTED x____. -X EXISTING FENCE LINE TIGARD, OR S7223-6287 co /1! `i!:!; 'i N- NORTH 1.-1HnNE: (50,3) 5,39-345,3 {yt FAX: (503) 639-1232 LT, •. •,.., " 0 DENOTES 5/Efx..-50" IRON ROD SET WITH 1-1/2" i LUMINUM CAP c SOUTH c.,n. '',..,,, / MARKED "W.L.MC. L.s.5roan CN iii:.. ROAD E- r.. . -,... .i, .......-- C1JRVE TA3LE ! :t:!.=. OENOTES 5/8"x 30" IRON ROD SET WITH RED PU 5FIC 'I- Sq-..r.A- 0 ! SW HAZELTREE ,, , CfiP .‘.TIMPED "W.L.Mc. L.S. ao8' OR AS NOTED Pf.i,1- INFORMATION ' PARCE. : DELTA i RADII iS: LENGTH! CHORD! CHORD BEARING --i. el I.P.F. DENOTES IRON PIPE FOUND S.N. LiENOTES SURVEY NUM8ERS • 1 - . ,-i---,, 1 - ! 90°00'00. I z.4.00 I 37.70 i 33.94 I S45 37'30'W __ , ! - z 3/4" I.P.F., Y.P.C. I.R.F. Di.:NOIT:S IR'ON ROD FOUND C:_. DENOTES CENTERLINE i . 1 : 93°34'34" L CO' I 29.4C ! 2[3.24 S46 09'47"E !!:'!\ TERRACE "WASH. CO. SURVEYORS" I.E.. IRON PIPE DOC. NO. DENOTES DOCUMENT NUM3ER ! - - , , , evci°--- 0-1 4,- IN MON BOX STA 131 +31 .91 R.P.C. D.E.I.OTES, RED PLASTIC CAP Y.P.C. DENOTES YELLOW PLASTIC CAP .1.1 r‘o.h., v. r 1 ■ ! II 1 (C)403 --mTN-rtaoti8-n-c----------- s.a4iT:AR -43aitEfir-V1,-.., , f , .., - __ N) .." NO RECORD, MOST LIKELY "-Sr-D E ---- -..fr:R.44 DRAINAGE EASEMENT rEgr ". " .. RI 6,,,fr-C.: -,, EL .1'...1 F.:s7--: E17!;::;EI,,IENI _ ,/ ....._r.,) SET IN S.N. 23,997 AND NOT NOTED r i , , - - -... .._ __---- cf) ACCESS, INGRESS AND EGRESS . ____-. 6 (zip-7_ A V I S 43, . , 3/4' I.P.F. w/NAIL IN CENTER -TFEET- , 0 R C H A R D •••,_, 20' . co IN MON BOX PER S.N. 23,997 EASEME:NT DOC. NO. 2001 - !20571 1•514 FOR fJUTH LINE OF PLATS - `"'& STATION 136+01 .63 "55 " 5/82 1-1/2" ALUMINUM CAP N v. ..s. -EZ1,-(0 ANGL POINT NO. 11 "C/99P.ii,SS COI.P, "Lo FENCE 0.40 (±) ?-° ' 0 : LOT , 9 PARALLEL WITH EAST LINE PER DEED n- 20 ± ---.1 1- WEST OF LINE L, , 75 00' ESMT. N 00° 37' 30" E 317.451 i FENCE 10.40' , I • --... / ------...,.. .., .r.. 1 35.07 - . 39.93 - 190.70 i r.:-'1 .:.:..3 `-'•Ii':-.-, (f) (.,.1 v) ) , , , \ ,'.--.... N-1 .57' :-la. . 0 (..4 1 b ,Q CO N 0037'30" E _ 216.44' _ I ,f TRArT 1 A PRIVA17 norl Ur:. 1 1 1 I i 7/ E-1 .57' I : 1 / I FENCE 19.6' _-_I . i " ,...," ? ... i..,I:F 7 7.,.. 40 - ! , ,N.-_______/ \ \ 3 .07' . -----i-..- 39.93' 17' cp _ _ _______.__ ; ; ,/ . .----. ..› .. I ,-: ,.1 : ; 29____...,' -1- -Ft LAjc; 181 .37' 6,28-7 S.F. , a.) I ...- ..,. . I 41 ./ • IN) --------------------1.8-----------A'--,-. S W 1 20TH PLACE i ! ! ,/ .,..- ----_--„,_, CD. C (... c, r. - • . ..Q _ __ '.."\Vi „ z: ,-- ,„ I ..... z ,c - I- -No 0. 53.04' 1 50.00' I t 26.00' r : . : i I . / / -(- - 6-1 e•-■ I 1---- R=18.00' I . ! I R=24.00' ! I . ! . Z c° 6 --"1- r-- 0 20' 15' I "V -, f-Th , is...), ;...).. ,,--.! !,.._.) - L=29.40' • ' 0 \: AA- , r.Y) • - , o -...?. rii --1 , • - .•-,. (i) 1 ‘ -• \ °I i CL.::::: 1 I'N.„ --.• %.3 • •••-...., ---t r- I f.;') ct.1 ::,..er....„,"/_,. ...: i 7, ui Q • • -I -06 ----.1 (...n • co . --..I - 0 . . IN) ' 14 oi ).., _... CI) •00 (.0 ,. ri) DO "?. I 1 i f i (1) , : L1 1 1 ,-- : Ci). -,_ I 1 ! 0 1 I 1-0 iri 1 I \•\, \ PAR(T-1 • 1 i • S had In1 mo,EINIO i A irll iz --1 r- .., 5/8" I.R.F. W/Y.P.C. '''. ' (1vIARKED "COMPASS CORP."-1- . 0 M 0 (..4 N.) i■ - • •• ! • I i 6 Q11 S. --- i ! ON LINE -A Crl ) C X - ' TA ---1 II) v) --- ("I PARCEL 3 L'.; PARCEL 2 :;.., C., PARCEL 1 ,.__. i 1! ,,,, 3-',-- 1 ) ! -\\ \ r -, , Fri -j 1 N......... 0) .. --; , '.---.). ,,4 %.,i•-....Gm■ $ I!-cn k4 ! I 4 . 27 Z ,--) I 1 4 N.) cr) > 6 7 9 8 S.F. 4,9 P.,5 1! • 77., ' c',4 1 i r-- rn , to - ' , J S.F.m 1 / -.1. , / --,'r• , I i i 1 ; '• I I,N? ND ; (../' / 774 (7 -. - r,.. '..2:: r■,% -_,.........„ 0.).... • - -.I . I I x LA Cr% C.P., 'rl ,\, -. .. i I ',---). 0 i; .......,, _.1. Z -..-- I( - I , I I I / ir I (..7 :--. :i .3 '■i '1: ,1)! 414'N 7. r,..) CD I ; . 1 • ,,.....: rr HI ''. CJ1 ---; (14 ill i !;8.50'!8.50 I i ,/, 0 --I ,. .. co 73 * ...7 _ 1 1 .00! °L-1i-I I ...... .1..---41 HELD i , (....A 0 a , , . 1 _ ! ! ---i H. /2.00' .o' • 1/2" I.P.F. m r-- ,. ! ,. 3 -0 •.. > 166.22' ESMT. 1 'lr: 1 .-.--',4" kz) !T; ...../ I 0 .... --.1 , ( DEED CALLS I.P. ---__'••-!.-: _ HELD PER S.N. 19,507 _!! I --I Z ..... .-.. > 0 i „.f.D i ! c •1 1 ■ IN MAL POINT I Cr 0 Z 1 I 20' WIDE S.S.E. & $.:11,,E I f 1 , -,-g-r li) i I ------1 ! -- b: , 1 c)! . !.,./ ! 1, 1 o CN1 1 S 00.37'.30-1-1-1N 40,-,! 01 , c,,,1 s.F. CORNER LOT 5I I / 1 I -------17.00' I SHAD°',V HILLS NO. ). , 3 ',""" 25.73' --. I N-) / 1 6 7.42' ----• :'' N 00.281.34"1 E , _ , . - , 40, ' 55.9-7 p 50.00' - * * (....; 35.07 .\.--_. /..,;.,.....% - -.c, 5/8" I.R.F. -----ii . 2.37 ---- 1 ,,v/Y.P.C. HELD FOR EAST ; ; '.. I 292.70' 1 1 3..4.1-!-' .L.7S;:ii-1-. „..„ --------PROPERTY LINE (293.01-DEED) i --. , , r.r: 00 1 .4.: ! - ,.-,..f... .---7-(22.31' S.N. 19,057) 'ORAKINATER Q --______ I 1/2" I.P.F. NO CAP , : 1--- c...:.! 1 -.7: 1 ‘f:.,-; Ix ---' !--__, 1 9 1-- i :'+' I--:• r.:'D s.. r'C;) _...---• (22.32' -PLAT) 1 P.L.S. 926" PER S.N. 19,057 S 00°37 30" w 318.45 1.1:3ASIS OF BEARINGS z co /3_,.., eT,I >- F:, (r) ' c.' ' • :' L.Li I I ; ,, „.._ I ---"1,7.5_1 ,:1 I r c>. (1 71 ' (--,,,,, '-‘,V V / cc) <.eP ‘..... .....--.-- 1 ) , DEDICATED PER \ SHADOW HILLS NO.2 . S.N. 19057 ... x ,.., ,-,7., ...:.r, •-,, ; ,-- 0 9 Li..i, Ei-3(',,1' c.:1' 1 17,) .;:,,' ( (..). , o i L,J. c; --- \ P4,:, ft.).G..ii E,0OF_T:C TIE ‘c ",; C.‘". AD. 4). :1';','LL 1(11) ! I i LE -- c:-') .- c 1 , .1 1_:_l ! :7 • : (7.,')v I <"' .._:‘:..'-`%:"Y a.0'0ED.: CON TROL ItiONINENT 1 ..__• 35 1 (GRID BEARING AND DISTANCE ) 5-4.! :7,i.c.], • i.,.-, ,,-,/,>r , 20' - c„,, , (4,,,-..-. i P ( .2; .:: 1 I: •• -., r. \ S 07 °54. .59 !Al ...5 Id.42 / „, _,....., ir);_,, ,, ‘....., ,__,,, e;:=:, !;',/,. !:.-;./ it '1 (.c . 6 ,,,-; 7.50' 112J <,:: ;7, , „. , co-1 ., "-, .:1,. \ 3/4" I.P. PER S.N. 23,997, NOT FOUND STATION 139+60.6.3 1 GC-22-094 -...,c) c.c.; e7-C.3 'I"' (I . I ANGLE PCANT NO. 12 1 I I . GRID COORDINATE TABLE 1 1 ,c.)::C:.:i):1 i(!) :',.:--5,:ir 1,,...H17.5.,C211 C , i 1/i1, ,'.00.1:4,`::R 91.i 0 SECTION 9 AND 10 i,..,\'' THIS POINT WAS CALCULATED BY HOLDING RECORD ANGLE ABOUT ANGLE POINT NO. 11 I POINT 1 NORTH 1 I EAST I : I i , ' I W: ,P \''':s , i... 4.,:., .,:5,.. ...,..., . ,... _ I OF 00'03'29" RIGHT PER S.N. 23,9'97 BEARINGS ITIN-Ft-(A-L.- POINT 645,663.263 76112.33.441 ' I __... 1 ! : : 1 : i/4 COR. GC-22-094! 044,527.562-1-77,610,187.746 ; , •----/---- HULL TOP CC-22-1,50! 6,1,0,897.510 ! 7,u0..),680.095 1;2 •:1:::,-\\,-;,,, '47 /4•:',/\!. V2 , .-r,\ _____ _ S.E. CORNER Kill I 6/i!-5,.345. 1.517 7,1-131 1,222.796 ; HULL _ • •., ,,,,-,• . ,. (.7;:.. INITIAL POINT SHEET 1 07 2 " " ' v np m ` k A TTON PLAT NO. € t SITUATED IN THE NORTHWEST QUARTER OF SECTION 10, RECORDED AS DOCUMENT NO. TOWNSHIP 2—SOUTH, RANGE 1 -- 'NEST, OF THE WILLAMETTE MERIDIAN, CITY OF TIGARD WASHINGTON COUNTY, OREGON BASIS OF BEARING : EAST LINE BETWEEN MONUMENTS UMENTS HELD PER 5.N.19,057 AS SHOWN ( -,.,; I HEREBY CERTIFY THAT THIS TRACING IS AN EXACT COPY OF DATE: FEBRUARY 13, 2002 JOB No 01-15 SCALE: " --- 20' ' 'n:' ! THE ORIGINAL PLAT. . 1 �, ��.ass��� .� � .�'``� ;:% �i `iu e )_ Y ( 'r ' _'rte Vii S_L 144d1 L. MciVfONf;`47L.E r:%ice F 1:I, i`P!'Ra F! WILIAM L. hi <::,. A ''�--- --- =--j22-'° RRIS-McMONAGLE ASSOCIATES, INC. ENGINEERS-SURVEYORS 12555 S.W. HALL BLVD. TIGARD, OR 97223--6287 PHONE: X503) 639-3453 FAX: (503) 639-1232 . ._, SURVEYORS CERTIFICATE: DECLARATION: CITY OF TIGARD APPROVALS: KNOW ALL PEOPLE BY THESE PRESENTS THAT GEORGE WALL IS THE OWNER OF THE LAND APPROVED THIS __ DAY OF o 5 , 2002 I WJLLIAM L. McMONAGLE, HEREBY CERTIFY THAT I HAVE CORRECTLY SURVEYED AND MARKED 1411 7-1 PROPER MONUMENTS, ALL PARCEL AND TRACT CORNERS, CURVE POINTS AND BOUNDARY REPRESENTED ON THE ANNEXED MAP AND AS DESCRIBED IN THE SURVEYORS CERTIFICATE AND HE n HAS CAUSED THE SAME TO BE PARTITIONED AND SURVEYED INTO THE PARCELS AND TRACTS B Y: '�-�1.-r2,..,-.4.-'.' �* `b �-'".�-"-- LINE CHANGES IN DIRECTION THE LAND REPRESENTED IN THE ANNEXED PARTITION PLAT, AND AT CTS AS THE INITIAL POINT I FOUND A 1/2-INCH IRON PIPE MARKING THE NORTHEAST CORNER OF THE PLAT D HEREBY DEDICATE THE ADDITIONAL CITY ENGINEER � SHO�vi� ON T�I~Il:. ANNEXED MAP AND HE DOES I�if,,�EI3Y TO THE TI,E �;�,�r I�t�t�NAL BEING LOCATED S 00°26'34" W 22.37 FEET FROM THE MOST SOUTHERLY SOUTHEAST CORNER OF LOT RIGHT OF WAY AS SHOWN. ALL EASEMENTS AND TRACT NA" ARE HEREBY GRANTED AS SHOWN OR 51 OF THE DULY RECORDED PLAT OF "SHADOW HILLS No. 2"; THENCE DESCRIBING THE PARTITION NOTED I� I =:ON. PLAT BOUNDARY ALONG THE EAST LINE OF THAT LAND AS DESCRIBED IN DEED RECORDING No. 2001- - A P "rV7 . DrA , 2-902- 028226, S 00.37'30" W 318.45 FEET TO THE CENTERLINE OF S.W. BULL MOUNTAIN ROAD; THENCE ALONG CENTERLINE S 87'02'56" W 123.93 FEET TO AN INTERSECTION WITH THE SOUTHERLY EXTENSION OF ' - -- •.( >T�r,'..M v'\!-T`y-_-"f-,)/7.-V .; 0.PM _,I\4j_T_...f3�IPEEC?Ofd- - .r.. THE WEST LINE OF LAST SAID DEED; THENCE ALONG SAID SOUTHERLY EXTENSION AND THE WEST GEOI�G'E 'BALL LINE OF SAID DEED PARALLEL IM TH THE EAST LINE THEREOF, N 00'37'30" E 317.45 FEET TO THE SOUTH LINE OF LOT 50 OF THE "SHADOW HILLS No. 2" PLAT; THENCE ALONG THE SOUTH LINE OF SAID PLAT N 86°35'06" E 124.00 FEET TO THE INITIAL POINT. WASHINGTON CCIJNTY APPROVALS: cow-Am/Ala 0.9© ACRES. WASHINGTON COUNTY SURVEYOR BY: PLAT NOTES 1. IN ADDITION TO OTHER EASEMENTS AS SHOWN OR NOTED, THE FRONTAGE OF ALL PARCELS, ACKNOWLEDGMENT: ALL TAXES, FEES, ASSESSMENTS, OR OTHER CHARGES AS PROVIDED BY A PRIVATE VATE DRIVE ARE SUBJECT TO AN 8.00 PAID OF 2002. ABUTTING THE PUBLIC RIGHT OF WAY AND "TRACT ", ' O.R.S. Q2.09,� �`,AVE SEEN l tiIL� AS r , FOOT WIDE EASEMENT FOR PUBLIC AND PRIVATE STORM DRAINAGE FACILITIES, PUBLIC SIDEWALKS DIRECTOR, DIVISION OF ASSESSMENT AND TAXATION ' STATE OF OREGON ) WASHINGTON COUNTY OREGON SANITARY SEWERS, WATER SUPPLY AND OTHER PUBLIC AND PRIVATE REGULATED TED U TILI TIES. } COUNTY OF WASHINGTON ) ss. 2. PARCEL .3 SHALL NOT BE ALLOWED DIRECT MOTOR VEHICLE ACCESS TO OR FROM S.W. BULL BE IT REMEMBERED THAT ON THIS 14 ' GAY OF M AY 2002 BY: DEPUTY MOUNTAIN ROAD UNLESS GRANTED BY THE GOVERNING BODY HAVING JURISDICTION. ' BEFORE MEANOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY «a sze . ' "',10,17". 't ,P O VOV0',41T ,.%;'a"1` 7"ne70 - '7'/ 0 // - PERSONALLY APPEARED GEORGE 'WALL, WHO BEING DULY SWORN ORN DID SAY THAT SAID PR r4;44'$"OR p' 'a.' 4,/r/ve'• INSTRUMENT WAS SIGNED AND HE ACKNOKEDGED SAID INSTRUMENT TO BE A FREE ACT AND DEED. -___/' STATE OF OREGON ) -- - IN TESTIMONY WHEREOF, I HAVE HEREUNTO, SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE COUN TY OF WASHINGTON )ss. DAY AND YEAR LAST ABOVE WRITTEN. ` _ I DO HEREBY CERTIFY THAT THIS PARTITION PLAT WAS RECEIVED. FOR N TARY SI A TUREd S• COMMISSION No. o RECORD UN THIS rJA Y OF A T 0 j CL OCK Nl, O GN v AND RECORDED IN THE COUNTY 1 r CLERK RECORDS. NARRATIVE - ��.�� � ,�. �� �� � NOTARY PUBLIC OREGON BY: .._ DEPUTY COUNTY CLERK 1. THE PURPOSE OF THIS SURVEY AND PLAT IS TO DEFINE THE BOUNDARY OF THAT LAND AS DESCRIBED IN DEED DOCUMENT No. 2001-028226 AND TO A PARTITION IT AS SHOWN AND NOTED HEREON. MY COMMISSION EXPIRES ` .- ' 2-0 z-cp z 7 - STATE OF OREGON ) 2. THE BASIS OF BEARINGS WAS HELD BETWEEN THE MONUMENTS SHOWN AS HELD ALONG COUNTY OF WASHINGTON )ss. THE EAST BOUNDARY AS DEFINED IN SURVEY 19,057. I DO HEREBY CERTIFY THAT THIS TRACING IS A COPY CERTIFIED TO ME, Y THE SURVEYOR OE THIS PARTITION PLAT, TO BE A TRUE AND EXACT 3. THE CENTERLINE OF S.W. BULL MOUNTAIN ROAD W/ r..-FINED BY HOLDING THE COPY OF THE ORIGINAL, AND THAT IT WAS RECORDED ON THE DAY MONUMENTS SHOWN ON CENTERLINE AS SET IN SURVEY 23,997. PLAT CONSENT AFFIDAVITS OF , AT , O'CLOCK M, IN THE • 4. THE WEST LINE WAS HELD PARALLEL WITH THE EAST UNE AS DICTATED BY THE DEED. COUNTY CLERK RECORDS. A PARTITION PLAT CONSENT AFFIDAVIT FROM , BY: 5. THE NORTH UNE WAS HELD ALONG THE SOUTH LINE OF THE "SHADOW HILLS No. 2" PLAT A DEED OF TRUST BENEFICIARY, HAS BEEN RECORDED AS DOCUMENT NO. DEPUTY COUNTY CLERK BETWEEN THE 1/2-INCH IRON PIPE HELD FOR THE N.E. CORNER OF THIS SURVEY AND THE WASHINGTON COUNTY, OREGON MONUMENT AT THE S.W. CORNER OF LOT 50 SAID PLAT. SHEET 2 OF 2 • Washin oun",Ofegon 2002-109977 09/201202:04:59 PM D.RJB Cnt=1 Stn=6 J GREGORY 1 $20.00$6.00$11.00 -Tota1437.00 After recording, return to: , City of Tigard — Records Division ' • 13125 SW Hall Blvd. I 11111111111111 '' - " Tigard, OR 97223 00167696200201099770040044 Jerry ana , rtoroft Taxation Ex-Officio do hereby certify that the within Instrument of writing was received and recorded In the be k of records of said county. .SAr Jerry R.Hanson,Directorsment and Taxation, ra_ . Ex• fficlo County Clerk RESTRICTIVE COVENANT (FUTURE STREET IMPROVEMENTS) THIS AGREEMENT is entered into this day. of , 2002, by the City of Tigard, a Municipal Corporation of Washington Count" Oregon, ("CITY"), and George Wall- ("OWNER"). RECITALS WHEREAS OWNER is the Owner of record of Property covered by this Agreement as shown in Section 1 below, and WHEREAS OWNER has received approval of a development on the Property from the CITY, as set forth in MLP 2001-00006 dated July 26, 2001, and • WHEREAS Chapter 18.810 of the TMC (Tigard Municipal Code) contains certain conditions applicable to street improvements, and issuance of permits is conditioned on OWNER'S compliance with the TMC, and WHEREAS OWNER wishes to mitigate the impacts of the proposed development, and WHEREAS parties wish to fulfill the requirements of Chapter 18.810. IN CONSIDERATION of the mutual promises, convenants and undertakings, and the issuance of a building permit in advance of OWNER constructing improvements required by the TMC, the parties agree as follows: Section 1: The real property subject to this Agreement is described as follows: Parcels 1, 2 and 3, of Partition Plat No. 2002- 06 A , recorded as Document No. 9 nn 210 9975 , Washington County, Oregon.. . OWNER agrees that the terms of this Agreement shall bind the OWNER as well as its heirs, successors in interest or assigns. Section 2: The improvements covered by this Agreement are as follows: SW Bull Mountain Road Restrictive Covenant (Future Street Improvements) Page 1 of 4 Revision date: 1/1/01 • • I 2002-109977 Half-street improvement adjacent to the frontage of the property described in Section 1, to meet the City's major collector standard. - Section 3: This Agreement shall be in full force and effect from the date of its execution until the improvements referred to in Section 2 are constructed in accordance with CITY standards in effect at the time of construction. Section 4: CITY agrees that the improvements listed in Section 2 will only be required as a result of any one of the following events: (1) when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, (2) when the improvements are part of a larger public project to be financed or paid for in whole or in part by CITY or other public agency, (3) when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the property described in Section 1, or (4) when construction of the improvements are deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the improvements described in Section 2. In addition to this Agreement, OWNER'S obligation to share design and/or construction expenses may arise by application of the Reimbursement District Ordinance; Chapter 13.09, TMC, or any similar ordinance or law providing a process whereby such expenses are distributed among benefited properties. Section 5: OWNER agrees to sign any and all waivers, petitions, consents and all other documents necessary to obtain the above listed applicable improvements under any improvement act or proceeding of the State of Oregon, Washington County, or the CITY as may be proposed or adopted and to waive all right to remonstrate against the improvements listed in Section 2 above, submitted either alone or in conjunction with other improvements described in Section 4, as may be proposed. OWNER agrees that in lieu of any other document, CITY may treat this Agreement as a waiver of remonstrance on behalf of the property described in Section 1 against formation of such a Local Improvement District. OWNER covenants and agrees that the improvements described in Section 2 will specially benefit OWNER'S property as described in Section 1. Section 6: If CITY decides to form a Local Improvement District as a mechanism for the installation of improvements listed in Section 2, then OWNER shall retain the right to protest only the amount or the manner of spreading the assessment, but not the formation of such district. Section 7: CITY acknowledges that OWNER'S execution and performance of the terms of this Agreement constitutes compliance with the requirements of TMC Chapter 18.810. Section 8: OWNER agrees that if CITY causes the improvements listed in Section 2 to be constructed, or part of such improvements without regard to the source of funds for such project, but not as part of a Local Improvement District, then CITY will charge to OWNER and OWNER will promptly pay OWNER'S share of the cost of such improvements. OWNER'S share will be determined by CITY in a manner similar to spreading the cost of a public improvement to specially benefited properties. The parties intend OWNER to share in the cost of improvements even though actual construction is undertaken and performed Restrictive Covenant(Future Street Improvements) Page 2 of 4 Re,isbn date: 1/1/01 • IIflhIIIIIIIHIHI I 110 I 2002-109977 by some third party, so long as the improvements, listed in Section 2, are included within the project. (1) Except as otherwise provided in subsection (2) of this section, prior to construction of such improvements under this section, OWNER shall be provided not less than six (6) months written notice by first class mail that the project will be built. The notice shall advise OWNER that OWNER will share in the cost of such improvements and provide OWNER with an estimate of the total project cost as well as an estimate of OWNER'S share of the costs. Failure to provide this "six month" notice in advance of construction shall not nullify OWNER'S obligation to pay, but shall only extend the payment due date by the amount of time less than six months that notice was given, but not more than six months. Upon completion of improvements pursuant to this Section, CITY shall provide written notice to OWNER of OWNER'S share of the actual cost of the improvements and OWNER shall pay OWNER'S share within sixty (60) days. If OWNER's share of the cost of the improvements is $10,000 or more, the owner may elect to pay the City in 10 equal annual installments, with the first installment due within 60 days of the notice. The installment option shall be available only if the OWNER provides written notice and the first payment within 60 days of the notice. If the installment option is chosen, the unpaid amounts shall bear interest at the then legal rate of interest. Interest on overdue payments shall bear interest at the rate of one and one-half(1 1/2%) per month from the date the payment is due until paid. (2) Where the improvements listed in Section 2 are constructed by a third party, who seeks reimbursement in accordance with the Reimbursement District Ordinance, Chapter 13.09, TMC, or a similar ordinance, then the terms and procedures of the ordinances shall apply in lieu of the provisions in subsection (1) of this section. Section 9: At any time prior to the events listed in Section 4, OWNER or OWNER's successors may pay to the CITY an amount determined by the CITY to be OWNER's share of the anticipated cost of the future improvements. Payment under this section shall discharge all of OWNER's obligations under this Agreement. City shall use the funds received under this section solely to pay for the costs of the improvements. Section 10: CITY and OWNER intend that all terms of this Agreement shall be covenants, conditions, and restrictions running with the title to the property covered by this Agreement, and shall be binding upon parties to this Agreement, their heirs, executors, assigns, administrators, and successors and shall be construed to be a benefit and a burden upon the property described in Section 1. The parties agree the CITY may, for purposes of recovering the cost of improvements described in Section 2, levy an assessment against the property, described in Section 1, and may enforce payment of such assessment in the manner provided in ORS Chapter 223 or the general laws of the State of Oregon. Section 11: Promptly after its execution by the parties, this Agreement shall be recorded in the records of Washington County to provide public notice and especially notice to future owners of property, described in Section 1 of the conditions, covenants and restrictions against the title to the property imposed by this Agreement. Section 12: CITY may enforce the terms of this Agreement in any court of competent jurisdiction. In addition to any other legal remedies, OWNER'S failure or refusal to comply with this Restrictive Covenant (Future Street Improvements) Page 3 of 4 Revision date: 111/01 . . • 41111111111111111111111111 . , 2002-109977 Agreement shall constitute a violation of the TMC and the rights, remedies, and penalties provided in the TMC may also be enforced. Section 13: If suit or action is instituted to enforce a right guaranteed in this agreement, the prevailing party shall be entitled to, in addition to the statutory costs and disbursements, a reasonable attorney's fee to be fixed by the trial and appellate courts respectively. Section 14: The parties agree that if any term of provision of this agreement is declared by a court to be illegal or in conflict with any law, the validity of the remaining terms and provisions shall not be affected, so long as this agreement continues to reflect the intent of the parties. The parties shall negotiate an equitable adjustment of this agreement so that the purposes of this agreement are effected. OWNER(S): Signature Signature George Wall Name (Print or Type) Name (Print or Type) Title (Print or Type) Title (Print or Type) Acknowledgment of OWNER'S signature(s) must be notarized. Where the OWNER is a corporation, it has caused its name to be signed by resolution or official approval of its board of directors. STATE OF OREGON ) County of GU ,f, ,,l4 J) On this / 77* day��7� )W-,/ , 19 o , before me a Notary Public, �i-eD t ail. person- ■ _ppear and ackno -dged that the foregoing iriLtrument to be their voluntary act and deed. ,� Before me: 4 *r41/L�� / '':'l. OFFICIAL SEAL O-ary P blic for •regon WARD ` �� 0 NOTARY EX PUBLIC MORE ON for eon �� COMMISSION NO.313318 My commission expires: 7 MY COMMISSION EXPIRES JULY 22,2002 / 20oZ Accepted on behalf of the City of Tigard this (o day of Au (-)- -.1.' .1 City Engineer NO CHANGE IN TAX STATEMENT Restrictive Covenant (Future Street Improvements) Page 4 of 4 Revision date: 1/1/01 • _ _ Receipt #: 27200200000000002380 0 PY 44-1111) __,_ Date: 06/27/2002 T I D E M A R K COMPUTER SYSTEMS, INC. Line Items: Case No Tra Code Description Revenue Account No. Amount Due MLP2001-00006 [UNGRND]Fee Lieu Underground (_ 230-0000-445003 $3,383.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check GEORGE WALL CONSTRUCTION DCP 1549 0 $3,383.00 TOTAL AMOUNT PAID: $3,383.00 • I 3/14/02. Conditions AAociated with Case #: MLP20111-00006 11:44:47 AM 0260 Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 ACCESS EASEMENTS 0 Met MS 11/29/01 DCP 1. Provide copies of access easements and maintenance agreements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. 0001 SHADOW PLAT • 0 Met MS 9/11/01 MAS 2. Provide an additional shadow plat,approved by the Planning Department,during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parcel#1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. 0001 STREET TREE PLAN 0 Not Met MS 8/13/01 ST 3. The applicant shall provide a street tree plan for the frontage along the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C,and all other requirements in Section 18.745.040. 0001 TREE IN NW CORNER OF PROP. LOT#1 0 Not Met MS 8/13/01 ST 4. Submit a protection plan for the 36-inch tree in the northwest corner of proposed lot#1 prepared by a certified arborist. 0001 TREE PROTECTION PLAN 0 Not Met MS 8/13/01 ST 5. No building permits for the proposed lot#1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. 0001 PUBLIC IMP.PERMIT/COMPL.AGRMT. 0 Not Met BR 8/13/01 ST 6. A public improvement permit and compliance agreement is required for this project to cover the public sanitary sewer, storm drainage and water service connections,as well as any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0029 COMP AGRMNT/$ASSURANCE INFO READ 0 Not Met BR 8/13/01 ST 7. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Met 3/14/02 DCP 3/14/02 PLN 8. 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). pd recept#2002-951 0001 ROW DEDICATION FOR SW BULL MTN. R 0 Not Met BR 8/13/01 ST 9. The face of the final plat shall show the right-of-way dedication for SW Bull Mountain Road to provide 35 feet from centerline. 0001 STREET IMPROVEMENT AGREEMENT 0 Not Met BR 8/14/01 ST 10. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Bull Mountain Road adjacent to the subject property,when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency,C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s)of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 0001 FORBIDDEN ACCESS ONTO BULL MTN RD 0 Not Met BR 8/13/01 ST 11. The final plat shall include a restriction forbidding all lots within this development access directly onto SW Bull Mountain Road. 0001 PROP.PVT.ST.JOINTLY OWNED MAINT 0 Not Met BR 8/14/01 ST 12. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 0001 PRVT.ST.MAINTENANCE PLAN 0 Not Met BR 8/13/01. ST 13. The applicant shall record a maintenance plan for the private street along with the final plat. 0001 PRVT.ST.PAVEMENT ROCK SECTION 0 Not Met BR 8/13/01 ST 14. 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. Page 1 of 2 (a J #: 27200200000000000951 �__..•�� REUVReceipt Date: 03/14/2002 TIDEMARK COMPUTER SYSTEMS, INC, Line Items: Case No Tran Code Description Revenue Account No. Amount Due MLP2001-00006 [EADDRE]Address Fee 100-0000-433070 $90.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check GEORGE WALL CONSTRUCTION 0 0 0 $90.00 TOTAL AMOUNT PAID: $90.00 • ' RETURN RECORDED DOCUMENT TO: • STF OREGON CITY HALL RECORDS DEPARTMENT, County of Washington } SS > CITY OF TIGARD Jerry ./;t e T�`� I, Jer of Assess- , 13125 SW Hall Blvd. ment and ,-�7:7;, ,. .j„-,�' i .o county Tigard,OR 97223 Clerk for .�.i• 1, \ rtify tht the with' ,.T \1:r. � z,',Y, \� eceived INDIVIDUAL and re f,' :r- •' k1}4%� . • ,•f said county U �ffiIs"� - * \•�,1'r`t+L .fie i;�. "t% File No. MI' Zeot — 0000(G '4� � *4 \* +* O ' ` e w,� n- P, ' ).-e°.A) y ,; • 4 •rector of :;r- - `o • axation,Ex- iv' • o•.. lerk WASHINGTON COUNTY 2001-061918 Doc : 2001061918 liIIIIIIIIIIIII11111IIIIIIIIIIIIIIIIIIIIIIIIIIII EASEMENT 06/27/2001 511: 28:07am 32.00 I IIIIIIIIIII PERMANENT PUBLIC SANITARY SEWER Paul Whitney, and Diane F. Whitney, hereinafter called the Grantors, grant and convey unto the City of Tigard a perpetual easement for constructing, reconstructing, operating, maintaining, inspecting, and repairing of underground sanitary sewer lines and appurtenances,together with the right to remove, as necessary, vegetation, foliage, trees, and other obstructions on the parcel of land described in Exhibit "A", situated in the City of Tigard, Washington County, State of Oregon. THE TRUE CONSIDERATION for this conveyance is $ 0.00 . However, the actual consideration consists of or includes other property or value given or promised which is the whole consideration. IT IS EXPRESSLY UNDERSTOOD that this easement does not convey any right, title, or interest except those expressly stated in this easement, nor otherwise prevent Grantors from the full use and dominion thereover; provided, however, that such use shall not interfere with the uses and purposes of the intent of the easement. IN CONSIDERATION of the premises, Grantee agrees that if said Grantee, its successors or assigns should cause said easement to be vacated, the right of the Grantee in the above-described easement will be forfeited and shall immediately revert to the Grantors,their successors,and assigns in the case of such event. TO HAVE AND TO HOLD the above-described and granted premises unto said Grantee, its successors, and assigns forever. IN WITNESS WHEREOF,I hereunto set my hand on this (1 day of , 20 b . ?GLX L) , 4 �, , Signature Signature ()–v3s sw L1 OA\,, i . i 2-6 3c- l iAl 1 f Ak Address Addres ' i–te a (Z 172-21{ . sa4 d Oa 97c)-D6/ • STATE OF OREGON ) .P71 t �/ n Mull 40140- s. ���""""''''���V County of won ) 4�i Vt k/(// sll110I r This instrument was acknowledged before me on (date)by: � t�-- (name of person(s)). ( „� OFFICIAL SEAL I►'. , , l �r-�; JEANA M.JENNESS 9 �"' NOTARY PUBLIC OREGON O -ice+-- ( -4 16 IL. ' _.� i /l I _'t ��,.�,� COMMISSION N0.340641 ) iii S Signature MY COMMISSION EXPIRES NOV.23,2004 1) g I Commission Expires: Ai d3 k3--/ .d Accepted on behalf of the City of Tigard this 22 day of M41 , 2001 • ,,., t F. ICI ' ity Engineer NO CHANGE IN TAX STATEMENT / — 3 HARR1- McMONAGLE ASSOCIA!ES INC. ENGINEERS - SURVEYORS 12555 SW HALL BLVD. TIGARD OREGON, 97223 TEL. (503) 639-3453 FAX. (503) 639-1232 May 8, 2001 LEGAL DESCRIPTION The purpose of the following described easement is to provide a public sanitary sewer to serve that property as described in deed recording No. 2001-028226 The following described 15.00 foot wide public sanitary sewer easement, being located upon that property as described in deed to Paul Whitney and Diane F. Whitney, as described in deed recording No. 85-024994, being situated in the Northwest quarter of section 10, Township 2-South, Range 1-West of the Willamette Meridian, City of Tigard, Washington County, Oregon. PERMANENT EASEMENT: Beginning at point on the centerline of the 15.00 foot wide easement, being located on the west line of Lot 54 of the duly recorded plat of Shadow Hills No. 2, S 03°24'41" E 152.14 feet from the northwest corner of said Lot 54; Thence describing the centerline of the 15.00 foot wide easement the side lines of which are 7.50 feet on each side thereof, N 88°05'38" W 236.55 feet to the west line of deed recording No. 85-024994 and the terminus of the easement. Said terminus being located S 01°5422" W 135.81 feet from the northwest corner of said deed. TEMPORARY EASEMENT: A temporary 20.00 foot wide construction easement shall exist abutting the southerly line of the 15.00 foot wide permanent easement. This temporary easement shall automatically terminate upon final acceptance of the sewer system by the City of Tigard. It shall be understood that the sidelines of the easement shall extend or shorten as necessary to match the limiting boundaries. • The basis of bearing for this description is the Shadow Hills No. 2, plat I I / 20' UTILITY MAPI �S1 -1 OBA j / // / EASEMENT I I L L S 1\10. 2 1 / HADOW IHI I I S /// 51 I I 52 / I EXIST. 10' EXIST. 15' I 53 I uTIUTY P.O� // / BASIS OF BEARING I I EASEMENT EASE ENT IT 10•/ SHADOW•HILL NO. 2 PLAT 1 113.76' /10y 109.24' 1 ----_ / L - M N87.52'34'E 223.00 - - _ i//Vc , _L. /.____N 6-3- EXIST. 20' 20 UTILITY 2 I UTILITY EASEMENT PAUL AND DIANE F. WHITNEY EASEMENT N DEED RECORDING tO NO. 85-024994 w I `OM� T/L901 54 N N I N -� MAP 2S1-108A M ° U of 0 in 15' WIDE PUBLIC SANITARY SEWER N I EXIST. 15'UTILITY Om N EASEMENT. EASEMENT N EASEMENT C/L I I 0 �. �4/ �/r N 88'05'38".W 236.-774W 5 z V A/z / /// / i >N 2o \ ¼/ /// ///1, /�iC% I - C Q v \\\� \ TEMP. CONST. ESM 0 w w a 55 N 35.0' SW BULL MOUNTAIN ROAD >lk,�i,;s -- 20.0' - -�- _ - - - ':��'k .M �` s —I _ L - . EXHIBIT "A" CITY OF TIGARD PUBUC SANITARY HARRIS—McMONAGLE ASSOCIATES, INC. 31255ENGINEERS-SURVEYORS SEWER EASEMENT B DATE• MAY 8, 2001 5 PHONE: OR 97223-6287 PHONE: (503) 639-3453 SCALE: 1"=50' FAX: (503) 639-1232 11/29/01 Conditions All,ciated with Case #: MLP20•00006 1:44:04 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 ACCESS EASEMENTS 0 Met MS 11/29/01 DCP 1. Provide copies of access easements and maintenance agreements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. 0001 SHADOW PLAT 0 Met MS 9/11/01 MAS 2. Provide an additional shadow plat,approved by the Planning Department,during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parcel#1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. 0001 STREET TREE PLAN 0 Not Met MS 8/13/01 ST 3. The applicant shall provide a street tree plan for the frontage along the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C,and all other requirements in Section 18.745.040. 0001 TREE IN NW CORNER OF PROP.LOT#1 0 Not Met MS 8/13/01 ST 4. Submit a protection plan for the 36-inch tree in the northwest corner of proposed lot#1 prepared by a certified arborist. 0001 TREE PROTECTION PLAN 0 Not Met MS 8/13/01 ST 5. No building permits for the proposed lot#1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. . 0001 PUBLIC IMP.PERMIT/COMPL.AGRMT. 0 Not Met BR 8/13/01 ST 6. A public improvement permit and compliance agreement is required for this project to cover the public sanitary sewer, storm drainage and water service connections,as well as any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0029 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 8/13/01 ST 7. As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone-number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Not Met BR 8/13/01 ST 8. 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). 0001 ROW DEDICATION FOR SW BULL MTN.R 0 Not Met BR 8/13/01 ST 9. The face of the final plat shall show the right-of-way dedication for SW Bull Mountain Road to provide 35 feet from centerline. 0001 STREET IMPROVEMENT AGREEMENT 0 Not Met BR 8/14/01 ST 10. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or • participate in the future improvements of SW Bull Mountain Road adjacent to the subject property,when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency,C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s)of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 0001 FORBIDDEN ACCESS ONTO BULL MTN RD 0 Not Met BR 8/13/01 ST 11. The final plat shall include a restriction forbidding all lots within this development access directly onto SW Bull Mountain Road. 0001 PROP.PVT.ST.JOINTLY OWNED MAINT 0 Not Met BR 8/14/01 ST 12. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 0001 PRVT.ST.MAINTENANCE PLAN 0 Not Met BR 8/13/01 ST 13. The applicant shall record a maintenance plan for the private street along with the final plat. 0001 PRVT.ST.PAVEMENT ROCK SECTION 0 Not Met BR 8/13/01 ST 14. 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. Page 1 of 2 GRANT OF EASEMENT Washington County,Oregon 2001-12057 ! -et, FOR USE OF PRIVATE STREET 11n1rsoo1 04:3e:20 PM �`�" FOR INGRESS AND EGRESS 111 D-E Cnt•1 s K SCHWAB A/ S20.00$6.00 511.00 -TotaiaS37.00 DATED: /l/ U - , 2001 00008271200101205710040040 SEND TAX STATEMENTS TO: I,Jerry Hanson,Director of Aueumerrt and Taxat on and Ex• fficio County Clerk for Washington County, 41"---..„; do hereby certify that the within Instrument of wrttr,g George Wall ■ns received and recorded In the bogk of record,of said county. It isov, 11620 SW Bull Mountain Road Jerry R.Hanson,Director unsmentandTa�ion, ., Tigard, Oregon 97224 E:otnolo County Clerk rJ AFTER RECORDING RETURN TO: ali George Wall 11620 SW Bull Mountain Road Tigard, Oregon 97224 C5 Cagy .ate VBETWEEN: George Wall Courtney Dale Lasselle 11620 SW Bull Mountain Rd. Barbara M. Lasselle Tigard, Oregon 97224 12175 SW Bull Mountain Rd. Tigard, Oregon 97224 Grantor Grantee THE TRUE AND ACTUAL CONSIDERATION IS SNONE. WHEREAS,the parties are abutting property owners,Lasselle's east,north-south property line being Wall's west,north-south property line; and WHEREAS, Lasselle presently has a driveway to and from Bull Mountain Road located near the intersection of said common property line with Bull Mountain Road; and WHEREAS,Wall,who is seeking to develop Wall's property adjoining Lasselle's property, is required to install a private street twenty feet(20')wide along the south 230 feet of said common property line on Wall's property and to provide a driveway or roadway access for the existing residence on said Lasselle property serving the Lasselle property, at or near the intersection of said common property line with Bull Mountain Road. NOW, THEREFORE, Wall gives, grants, and conveys as follows: Page 1 - GRANT OF EASEMENT • • 2001-120571 1. Wall hereby gives,grants and conveys to Lasselle and Lasselle's successors and assigns, a permanent nonexclusive easement for purposes of access,ingress, and egress to and from Bull Mountain Road on, over,across and through the south seventy-five feet(75')when measured from the center line of S.W. Bull Mountain Road of the west twenty feet(20') of Wall's property(Wall's property being more particularly described in Exhibit B hereto) for the benefit and use of one residence upon Lasselle's property(Lasselle's property being more particularly described on Exhibit A hereto). 2. Wall agrees that Wall will install on said west twenty feet(20') of Wall's property a paved private street to standards required by approving development authorities at Wall's cost and expense. Lasselle shall not be required to contribute to the installation of said improvement nor the future maintenance of the street. In Witness Whereof, Grantor has signed this Grant of Easement this D day of 4/8 U - , 2001. '.,/ , ----1 49v64-- George Wall STATE OF OREGON ) ) ss. County of Washington ) The foregoing instrument was acknowledged before me this' day of tie-r, 2001, by George Wall. St7 •"—i -l -•-9-- Notary Public for Oregon My Commission Expires: </` as' f=�'� OFFICIAL SEAL NANCY LA.FONTAINE ' NOTARY PUBLIC-OREGON +� COMMISSION NO.342905 MY COMMISSION EXPIRES APRIL 1,2005 Page 2 - GRANT OF EASEMENT 411 11111111111111111 I I EXHIBIT 'A' 2001-120571 Beginning at the Northwest corner of Section 10, Township 2 South, Range 1 West of the Willamette Meridian in the County of Washington and State of Oregon; thence South along the West line of said Section ; a distance of 1834.5 feet to an iron pipe on the North line of the County Road known as SW Bull Mountain Road; thence Easterly along the North line of said road 1110.41 feet to an iron pipe at the Southeasterly corner of that certain tract conveyed to Courtney D. Lasselle and Barbara M. Lasselle, husband and wife, as recorded on Page 53 in Deed Book 359, Washington County, Oregon Deed Records and the true point of beginning of the tract herein described; thence North along the Easterly line of said Lasselle Tract 293.0 feet to an iron pipe at the Northeasterly corner thereof; thence Westerly along the North line of said tract 124.0 feet to a point; the South parallel with said Easterly line, 293.0 feet to a point on the North line of said road; thence Easterly 124.0 feet to the true point of beginning. • a I 1111111111111 11111111 II II 2001-120371 Exhibit B Beginning at the N.W. corner of Section 10,T2S,R1 W,W.M.,Washington County,Oregon;thence South along the West line of said section a distance of 1834.5 feet to an iron pipe on the North line of the County Road known as S.W.Bull Mountain Road;thence Easterly along the North line of said road 1110.41 feet to an iron pipe at the Southeasterly corner of that certain tract conveyed to Courtney D. Lasselle and Barbara M. Lasselle,husband and wife, as recorded on page 53 in Deed Book 359, Washington County, Oregon Deed Records, and true beginning point of the tract herein described;thence North along the Easterly line of said Lasselle tract 293.0 feet to an iron pipe at the Northeasterly corner thereof;thence Westerly along the North line of said tract 124.0 feet to a point; thence South,parallel with said Easterly line, 293.0 feet to a point on the North line of said road; thence Easterly 124.0 feet to the true place of beginning. Subject,however, to any portion thereof lying in the County Road. Also known as Tax Lot 100, Washington County Assessor's Map 2S 110BC. • • Exhibit B NOTICE OF TYPE II DECISION _ MINOR LAND PARTITION.(MLP) 2001-00006 'V'` • CITY OF TIGARD WALL PARTITION Community Deverop�nent S(rapingi Better Community 120 DAYS =10/17/2001 SECTION I. APPLICATION SUMMARY FILE NAME: WALL PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00006 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single- family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #3 and will meet all applicable setbacks of the base zone. APPLICANT: George Wall 11600 SW Bull Mountain Road Tigard, OR 97224 OWNER: Same. 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: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot 00100. PROPOSED PARCEL 1: 19,693 Square Feet. PROPOSED PARCEL 2: 5,207 Square Feet. PROPOSED PARCEL 3: 6,337 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); 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 y.: 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 MLP2001-00006JWALL PARTITION PAGE 1 OF 18 CONDITIONS OF APPROVAL PRIOR TO. ISSUANCE OF BUILDING PERMITS; THE FOLLOWING CONDITIONS SHALL BE SATISFIED: ;':;R,. .; Submit the following to the Planning Department (Mathew Scheidegger 639-4171, x317) for review and approval: 1. Provide copies of access easements and maintenance agreements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. 2. Provide an additional shadow plat, approved by the Planning Department, during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parcel #1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. 3. The applicant shall provide a street tree plan for the frontage along the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C, and all other requirements in Section 18.745.040. 4. Submit a protection plan for the 36-inch tree in the northwest corner of proposed lot #1 prepared by a certified arborist. 5. No building permits for the proposed lot #1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. . , THE FOLLOWING CONDITIONS SHALL'BE{SATISFIED .... RI okTO"APPROVAL OF;THE FINAL PLAT Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 6. A public improvement permit and compliance agreement is required for this project to cover the public sanitary sewer, storm drainage and water service connections, as well as any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 7. 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. 8. 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). 9. The face of the final plat shall show the right-of-way dedication for SW Bull Mountain Road to - provide 35 feet from centerline. 10. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Bull Mountain Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, NOTICE OF DECISION - -- MLP_2001-00006/WALL PARTITION PAGE 2 OF 18 411 • C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 11. The final plat shall include a restriction forbidding all lots within this development access directly onto SW Bull Mountain Road. 12. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 13. The applicant shall record a maintenance plan for the private street along with the final plat. 14. 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. 15. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,383.00 and it shall be paid prior to approval of the final plat. 16. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 17. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. =` THE FOLLOWING.CONDITIONS SHALL BE SATISFIED ` ::. °;`. • PRIOR TO;`ISSUANCE'OF BUILDINGPERMITS Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318)for review and approval: 18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 19. Prior to issuance of building permits for Parcels 1 and 2, the applicant shall complete the public improvements associated with this partition and obtain approval from the Engineering Department. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 3 OF 18 • • 20. Prior to issuance of the building permit for Parcels 1 - 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by CWS). THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) .`. ,''` '. MONTHS OF THE EFFECTIVE DATE-OF THIS DECISION NOTED UNDER: Mg-PROCESS AND APPEAL SECTION OFT- 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 no other land use approvals were found to be on file. Site Information and Proposal Descriptions The subject property is approximately 36,154.8 square feet. The site has approximately 124 feet of frontage on SW Bull Mountain Road. The owner is proposing a 3-parcel partition as indicated on the proposed partition plat. Parcel #1 (19,693 square feet) Parcel #2 (5,207 square feet) and Parcel #3 (6,337 square feet). A residential foundation exists on Parcel #3, which is proposed to remain. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Three letters were sent to Staff from Bev Froude, Courtney Lasselle and Keith and Elizabeth Mason. These letters listed the following concems: • Driveway Location. • Increased Traffic. • Property Values. STAFF RESPONSE: The driveway location and traffic issues on SW Bull Mountain Road have been addressed under 18.705 (Access, Egress and Circulation) and 18.810 (Street and Utility Improvement Standards)of this decision. There is no proof that property values may be effected by the proposed partition and is not a requirement for partitions. However the applicant has met all of the Partition Cnteria and partitions are allowed in the R-7 zoning district. Conditions have been put in place to assure the safety and aesthetic value of surrounding properties to the extent that the Community Development Code allows. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval.. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are available to serve the proposal. Therefore, this criterion is met. NOTICE OF DECISION MLP2001-00006ANALL PARTITION PAGE 4 OF 18 • • All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum width of 100.14 feet. Therefore, this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-7 zoning district is 5,000 square feet. The proposed partition creates three (3) lots that are 19,693, 5,207 and 6,337 square feet respectively. The remaining 2,740 square footage will be used for the access easement. Therefore, this criterion has been satisfied. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. The proposed partition plat demonstrates that each lot will have frontage onto a public right-of-way. Parcel#3 has 81 feet of frontage onto SW Bull Mountain Road. Parcel #2 has 52 feet of frontage onto a 20-foot-wide access easement which connects to SW Bull Mountain Road. Parcel #1 has 22 feet on frontage onto the proposed 20-foot-wide access easement. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing foundation on Parcel #3 has a front yard setback of 22.59 feet. The rear yard setback is 30.57 feet, the interior side yard setback is 5.17 feet and the street side, side yard setback is 10.25 feet. Therefore, this standard has been satisfied. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Proposed Lot #1 is a flag lot. However, no development is proposed with this application. Therefore, this standard will be reviewed when building permits are issued. 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 applicant indicates in the narrative that the access will be shared with the adjoining property owner to the west. Therefore, the applicant will not be required to provided screening of the proposed access drive. Shared access agreements are discussed and conditioned later in this section. 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. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 5 OF 18 • The site plan shows a proposed 20-foot access easement to serve all three lots. The applicant has indicated that the adjoining property to the west will also take access off of the proposed drive. The applicant states in his narrative that access easements will be recorded. However, Staff will need copies of the access easements for City records and a plan showing how the adjoining property to the west will take access off of the proposed drive to ensure code requirements are met. Therefore, the applicant must provide copies of access easements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under 18.705 (Access, Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. 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. 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. CONDTION: Provide copies of access easements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. 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.)STAN ARDS IN RESIDENTIAL NTIAL ZONES STANDARD—,.. - _ ��=:., . ....,. . ~�_t;..__ ry.... . �: . .. .. -... .r, v�:f: .:. ....-f 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% - NOTICE OF DECISION - MLP2001-00006/wALL PARTITION PAGE 6 OF 18 S [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage indudes all buildings and impervious surfaces. ' Multiple-family dwelling unit • Single-family dwelling unit A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 19,693, 5,207 and 6,337 square feet meet this standard. Parcel #3 is developed with an existing single-family foundation that is approximately 22.59 feet from the front property line. The side yard setbacks are approximately 5.17 feet from the northern property line and 10.25 feet from the south property line. The rear yard setback will equal 30.57 feet, which meets the setback standards of the R-7 zoning district. Setback standards, required by 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. The applicant has been conditioned earlier in this decision under 18.420 (Land Partitions) to provide copies of access easements and maintenance agreements for the proposed private drive. Therefore, this criterion has been met. 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. The applicant has provided a site plan showing a 20-foot-wide access easement used for access, egress and circulation for all (3) proposed lots. 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. All 3 lots including the single-family home on the adjacent property to the west will take access off of the proposed private drive. Access easements and maintenance agreements have been conditioned earlier in this decision under 18.420 (Land Partitions). Therefore, this standard is satisfied. 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 SW Bull Mountain Road, by a 20-foot access drive. The minimum density for the parcel is 4 dwelling units. The applicant has addressed minimum density later in this decision under 18.715 (Density Computations). The proposed 20-foot-wide access drive is sufficient to serve a total of 6 dwelling units/lots. Therefore, this standard has been met. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion 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 NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 7 OF 18 • • vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. According to Engineering Staff, additional traffic at this location and the placement of the proposed access drive will not create or increase a hazardous condition. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. 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%. The site plan shows the access drive to be 121 feet in length. However, according to the future partition of proposed lot #1, the access drive will be in excess of 200 feet in length. Therefore, the applicant will be required to submit for an adjustment to the cul-de-sac length at time of future partitioning. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have been met. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: • a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the.maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. The total square footage of the subject property is 36,154.8 square feet. However, the square footage of Parcel #3 (6,337 square feet) is subtracted from the calculation because it has a pre-existing single-family foundation. Other subtracted square footage is 2,740 square feet for the proposed access and 1,838 square feet for additional right-of-way needed to - -NOTICE OF DECISION MLP2001-00006JWALL PARTITION PAGE 8 OF 18 • • bring SW Bull Mountain Road up to City standards. Therefore, density is calculated from a total square footage of 25,239 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 4 units and the maximum allowable density to be no more than 5 units. The proposed partition creates 3 separate lots. The applicant has provided a shadow plat showing how minimum density can be met with the proposed partition. Therefore, the applicant will be required to provide an additional shadow plat, approved by the Planning Department, during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parcel #1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. FINDING: Based on the analysis above, the Density Computation Standards have not been met. CONDITION:Provide an additional shadow plat, approved by the Planning Department, during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parcel #1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. 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. This proposed project has a frontage of 100 feet along SW Bull Mountain Road, however, the applicant will be conditioned to enter a Street Improvement Agreement under 18.810 (Street and Utility Improvement Standards), agreeing to participate in future improvements along SW Bull Mountain Road, which will include street trees. The access drive serving the proposed lots is approximately 120 feet in length. Therefore, street trees are required along the access drive and shall be planted in accordance with the standards for size and spacing in this title, under Section 18.745.040.C. The remaining landscape standards are deferred until the time of development, except for screening of the private drive which is addressed in this decision under Section 18.420.050. FINDING: This standard is not met. In order to meet the standard the applicant shall satisfy the following condition: CONDITION: The applicant shall provide a street tree plan for the frontage along the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C, and all other requirements in Section 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 no trees will be removed as a result of this partition. However the site plan indicates there is a 36-inch deciduous tree in the northwest corner of proposed lot #1. Therefore, the applicant will be required to submit a protection plan for the 36-inch tree in the northwest corner of proposed lot #1 prepared by a certified arborist. In addition, no building permits for the proposed lot #1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. 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 conditions: CONDITIONS: • Submit a protection plan for the 36-inch tree in the northwest corner of proposed lot #1 prepared by a certified arborist. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 9 OF 18 • • • No building permits for the proposed lot #1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. 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 pnvate dnveway. 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. The applicant did not submit an impact study. However, Section 18.810 in this decision addresses the impacts of the development. Therefore, this standard can be satisfied through meeting the Engineering Departments conditions in this decision. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is 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. The applicant will be required to pay TIF's of approximately $6,780 based on the use proposed. 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 $21,187.50 ($6,780 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. NOTICE OF DECISION MLP2001-00006JWALL PARTITION PAGE 10 OF 18 • • 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 major collector street to have a 60 to 80 foot right-of-way width and a 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. Developed sites to the east and west of this parcel have ROW widths of 35 feet from the centerline, which complies with the City standard. The applicant's plan shows they will dedicate additional ROW to bring the ROW width to 35 feet from centerline. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The applicant's materials indicate they are willing to enter into this agreement. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. A future circulation plan (Sheet 2/2) was provided by the applicant that shows that the proposed private street into this parcel can function without being a part of a local street network. The two tax lots to the west could feasibly be served from a future cul-de-sac. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 11 OF 18 • • Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plan incorporates a private street that will terminate with a length of approximately 125 feet. A turnaround is not required at this time. With future division of Parcel 1, and potential lengthening of this private street, a hammerhead turnaround would be required if the length exceeds 150 feet. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no existing public streets that stub into this site. The proposed private street intersection location is adequate and will be required to provide access to Tax Lot 200, so driveway entry points can be consolidated. The applicant's plan confirms this. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant is proposing a new private street that will provide access to all of the lots in this development. The pnvate street will also provide ingress/egress rights to Tax Lot 200. This is beneficial because an existing driveway for Tax Lot 200 can be closed, thereby reducing the number of entry points to SW Bull Mountain Road. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. A private street will serve the new lots in this development. With future development of Parcel 1, the private street would serve a total of 5 units, which complies with the development code. NOTICE OF DECISION - - MLP2001-00006/WALL PARTITION - PAGE 12 OF 18 • • The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. 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. The proposed parcels are located along a Major collector, and otherwise are not part of a block system. Therefore, this standard is not applicable. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. • The existing development pattern,precludes the practical application of this standard, as a block pattern does not exist in this general vicinity and there is no logical connection to make via a pedestrian connection. 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. None of the proposed parcels have a lot depth greater than 2.5 times the average lot width, therefore, this standard is met. 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 proposed lots has frontage a minimum of 15 feet of frontage onto a 20-foot-wide private drive that connects to SW Bull Mountain Road. Therefore, this standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By entering into a street improvement agreement, as proposed, the applicant will comply with this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF DECISION MLP2001-00006JWALL PARTITION PAGE 13 OF 18 • • Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has applied for a permit to the Engineering Department to extend a public sewer line from the east to this parcel. That sewer extension is necessary to provide adequate sewer service for these lots. The sewer line must be extended to the applicant's western boundary in order to allow for future service to upstream, unsewered parcels. The proposed construction plan for the sewer line, and the preliminary plan for the partition, show that the sewer line will be extended to western boundary. The applicant has also applied for a building permit to construct one house on what will be Parcel 3. That permit is on hold until the Engineering Department approves the plans for the proposed sanitary sewer extension. 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). The topography of this site slopes to the northeast and this site is very near the top of the hill. The applicant's plan shows that they will extend a public storm drainage westerly in SW Bull Mountain Road and into this site to provide service to the proposed lots. The applicant's engineer will need to analyze whether or not this public line in SW Bull Mountain Road should be extended to the westerly boundary to serve parcels to the west. 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. As was stated previously, the applicant's storm drainage plan involves connection to an existing public storm drainage line in SW Bull Mountain Road. The CWS standard allows an exception for smaller projects, such as land partitions, where onsite detention is not practical. Staffs opinion is that this project would have very little space for a detention facility. Plus, the topography tends to slope away from SW Bull Mountain Road. Therefore, no detention facility is required. 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/pedestrian path is required at this location. NOTICE OF DECISION - MLP2001-00006JWALL PARTITION PAGE 14 OF 18 • • • 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. Not applicable. 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. Not applicable. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for.surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along SW Bull Mountain Road. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 123 lineal feet; therefore the fee would be $ 3,383.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site lies within the area served from the City's public water system. There is an existing 12-inch public water line located in SW Bull Mountain Road that can serve this development. Service laterals will need to be provided to each lot. 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. • NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 15 OF 18 • • • Smaller projects, such as residential land partitions, are permitted to pay the fee in-lieu of water quality. Prior to issuance of each building permit, the applicant shall pay the standard SDC per lot. 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 site plans for each home will need to include a grading and erosion control plan that will be reviewed and approved by the Building Division. 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: • 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 Building Division has reviewed the proposal and offered the following comment: ♦ Provide a fire hydrant within 500 feet of all portions of proposed construction for all 3 parcels. City of Tigard Operations Department has reviewed the proposal and offered the following comment: • Additional detail of water line for fire hydrant will be necessary. City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Clean Water Services comments have been discussed above under Public Facility Concerns. NOTICE OF DECISION MLP2001-00006JWALL PARTITION PAGE 16 OF 18 • • 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. The hydrant shall be located within 500 feet of any structures constructed on the property. (UFC 903.4) 2. 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. (UFC Sec. 902.2.4) Both sides of the private drive shall be provided with fire lane signs, as indicated in item#3. 3. 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) 4. 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) 5. 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) 6. 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) 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 NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 17 OF 18 • • Final Decision: THIS DECISION IS FINAL ON JULY 26, 2001 AND BECOMES EFFECTIVE ON AUGUST 10, 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 AUGUST 9, 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. - July 25 2001 PREPARE B : a ew "eI Fger DATE Assistant Planner . ' � July 25, 2001 APPROVED BY: Richard Bewersdo DATE Planning Manager • UcurplNmathew/mlp/mlp2001-00006.dec NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 18 OF 18 .- ME ilarrnimmIlmla CITY of TIGARD lir Q Wil. „ • i!I OEOO RAPNIC IN FORMATION 9Y9TEM N ♦ V ICINITY MAP SW CHANDLER DRIVE '3 "'� �. 'hill , ,�Fs. MLP2001-00006 a DU . LI , , WALL PARTITION 14 A: A.■B : II . Ct 4 0 41 J Ir. A . , ••• . -.1 1 . 1 imillokeoilliSoll, SUB JECT SITE. i ■ In I-- • BULL MOUNTAIN RD I„11 I� Kato 31111 11 "II ■ S V ._ CT N `• wIi;a 0 100 200 300 400 500 Feet 1'0 379 feet ... Ci of and .we„', ! t Infortna9on on this map Is for ganerel IocaOon ony end should be venried with the Development Services Division. ST. SW AUTUMNVIEW r�r 13125 SW Mall Blvd ■ Tigard,639-4171 97 (5 03) . r. 1 http:/fwvw.ci.tigard.ocus Community Development Plot date:Jun 13,2001;C:\magic\MAGIC03.APR CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT :41 CITY 01 TIGARD ‘ss 5 2 5! . ADOA H ' _- - S ;4 e • • PARETL 2 PARCEL 3 -- --1 SW BUU. MOUNTAIN ROAD L - --- CITY OF TIGARD WALL PARTITION SITE PLAN N MLP2001-00006 (Map is not to scale) •.k ''"r' :'N�•a.:;Spi' �=.'Y`'y - ='4.'I '"lnl,;hl�r ;n; ?,t;:,,r �,::,A;. -. .....�,_ -... TICEa OF TYPE III: • �,1N'.. ,!t'` r.rr„4�,.. ';I'1."Pn'.a':'A k.7.i .w.I�',:r,•. ,4 :y"A.•r.'!t:r,.µ';f"l. 'i',,;.{.. „.•, .iI:O' °r .P .0°.'trH,p='•.�, �'t' • :a4. - �,!.Y �p°� .,I„ .q.; :;,4.�'ii: ?,'ijil.�,•, 'a',,CM: �d {n,.,.. 'rl.,:r1.cPn;' .� '�•I'� ;:, .i"jq�:P;, 4/ �Jp Da' , ":� .,:{:I,;;r„,� `lei. I Isr ':1!'II, .�;i. .� "'.1 rat ,'a_.r'� _�Lj. ?l; ?;�^ie l'�5gi'' ..Jt«'"''.,:"Llii:" 1..; 1 i; '!' n Pnl., "� .r, _ j'••.Nr'':`-f,,, �'��� ��MINOR��LAND PARTITI�O.N� •M�LP ::�2O�1,:000'06 �::� .t;{'.�Y: :I,��f I.I: 'i':eR, 1 '.n;r; °;•r'S'r ),:, i�y,,.7,. `��.,, s.. ,,a,' •I r,t.:r' .z >'rir::,�, •„'^;:. .r., r.f,�.' �,' .^•�5:.!!...:.ar tCITY OF TIOARD ,.,: ;�!� ',I bail',.r,• �i"t[I riA” ..;�. *j. ,.r^,�. „x„+r ..f:�1�C`..,,', .N. I'. 1�1 Jr . ,• '". • ".'ice ,,�.'c'5tp:'`'.. ',y”;'UK'..+�tl!;.n.,>rtn i:.��7':'"''J��r u,.1�.0 a,",'rG,,,l 3",,5 i•t 1.-'7:,i'u.r .,. 1,. 'DC rV E r Y`3 mll 18fC �J. •7 v :91 W ALL PARTITI t'� {. P.:1 ,,, ' f•{dI 120 DAYS =10/17/2001 SECTION I. APPLICATION SUMMARY • FILE NAME: WALL PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00006 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #3 and will meet all applicable setbacks of the base zone. • APPLICANT: George Wall . . 11600 SW Bull Mountain Road Tigard, OR 97224 • OWNER: . Same. 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: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot 00100. PROPOSED PARCEL 1: 19,693 Square Feet. PROPOSED PARCEL 2: 5,207 Square Feet. PROPOSED PARCEL 3: 6,337 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); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION •J. rl� i1,, . ,p 1 r' omrriunit 'Develo rnent,Director• :,' Notice�is°h''ereb Ivan that the..C'i �of�Ti`�a d�C p .r st: ,The find^in'°s"anduconclusions°ori desi nee has'AI?.PR`OVED;:.tle;a_bove aqua g !'ti, 't,1'p ;'V' wp(.. li',.::;. 'I�i :u:... I,..i• -�j,„ ;4W; ,. "yf II:..• i .; ' Vailable I � ',,. ��;wlich'rthe.decision'•is�.based;:are�;:noted.in��the�pfu dec s ;a, ,y '.� !'i+1, tp' ki hi Ci i ..i.;!:.'. .. r .r r� '.u,, J•, ,�=.d....--! •.:. ... ,-.,r,,..t,.wl�.,.�d 1.;.,d�4.r T w.c., .y, • s;. •+ti•. 'f;;� at' .k;� .y;a;,kstl,a..,,:;��:.;', 4k,:.•(of.:+".' 't .rr ',:�. ";✓a. 4.;,. ..•i4';"'' , }7, � '� �a '9"" ,:n'. °]�+. e!,y.P^ 'ICI ^•: N •� x.'..; • " ";a, D�'.;F' �R;�18'`:yMONTHS, r�rfF,r THIS APPROVAL'SHALr t_';• :VALI O �;lila:; .;f•�,^p'` 1djf ,u,NU:,v„h,.,..c rgypl,r+J. .rt,f r e:'•.to' .h;`er •. i; i�".;'r'r.-. Tai'"'Y'I`• "'�"?•? '",1'+s� TIVE1'DATE:OF'.=.THIS"DECISI'ON: > �R:OM��:THE�;E C „,!r:.. •, ;��1-1 ".r7.y:•�".,...i,l r,, ..y'-•Ir,... r�rr'-.' .�;�'.{ ;.ar,, '�t '};N` - .�,. �i�: �'t!�i- ��v�.S'u r�Y.,.l' '1.'i',' ,,,n S.."r'•,Y.!:Y�...'i'7"�n;'l.i'.^".�(r:>.!., '�F`e. _R ..". r. ...«.. _'t.r All documents and applicable criteria in the above-noted file are available for inspection at no cost or' copies can be obtained for twenty-five cents (25c ) per page, or the current rate charged for copies at the time of the request. • SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice e 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 JULY 26, 2001 AND BECOMES EFFECTIVE ON AUGUST 10, 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, 1.3125 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 AUGUST 9, 2001. gi uestionss: 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. i' .I■■■■w _�- • •1_111 Ci tv n'T'0000 �MM. �� „'r =MA VICINITY MAP -■■■�E ill MLP2001-00006 WINNE '!a,,,,,,.!p ill WALL PARTITION go rip.. moll.o.asilmw Ad firmikt ,� •,. i• Pimesa II III mid ii. . Rim..... ...... _____i iii. r■■■o ■ �II kr k irrasn-IN.7 ...1 �, ar ` "Az ciyorTlyd Mit' n sw. w CITY OF TIGARD PUNNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT 4,. �0 i r* 20 0.- ., 1 yr _r�a_.....11.11 n___ — _ _ sr_wu aouxtun eo.o Y OF TIGARD WALL PARTITION CIT aaa=a=aa==aaaaaa sNTS PLAN N MLP2001.00008 (Map Is not to scale) aa=====a=a=====a rOTICE TO MORTGAGEE,LIENHe ER,VENDOR OR SELLER: TI-E TIGARD DEVELOPMENT CODE REQUIRESr1AT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION vsl A MINOR LAND PARTITION Co mu Development _gaping A Better Community DATE OF NOTICE: June 20, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00006 FILE NAME: WALL PARTITION PROPOSAL: Partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. ZONE: R-7 Medium Density Residential. 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: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. 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 JULY 5, 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 JULY 24, 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; Failure of any party to addresie relevant approval criteria wit fficient specificity may preclude subsequent appeals to the Lan se Board of Appeals or Circuit C .t 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." .■■11.a �— • .....CITY of TIGARD .•11•-N tom, -or ... VICINITY MAP in =� m." MINI 1 ME , MLP2001-00006 �■■�■ ■M ' NM Edit Tiommitimpi,•� WALL PARTITION IE.•o�, 4IlIb lt`l co- cT P .,... Mil i lel ■ . _ �r- ■ ■ :_ Mil - I l al , ■ -■■ BULL MOUNTAIN RD mils ' •�■■■■ 1r ww w�ERVI jl W I „swoon ..1l'■■I a. . , k h' ■■ MIMa i , iii �010.. A'1111.1111 , �,I l our .. avo.■ libir ... ST SWA IEW 5 r�1. t]ls SW w.&.e �\ iYll6„l0+, /1/6/6ilOoRlifooP aftweNrs • • R , (, RED Pj�ANNING pp Y JUL 052001 (-e- ; -1rte-?q l /--�d - � frellY OF TtGARD a 0 lQ�r a �. a /4/ --3 ./-1- -- . ,d'._, .011,91-eo iv- / I 02_1 ‘5.5 3 \daft e (______ , q ,}-d, ,91 ., 972l_ci Cci-. (1i l.P M LP0601 - 0 ©oO (p i„- am- ,, ap p I i aD . a� l h 0 V y W Le-i'- ,4_,-, , 1 o - a L -7 `�- --rr�� — U ' i ,_,,,,,c &,-,(9, J---)-L,( P,d0.71 ,,, .74,059-1 -1? 1 P�� d d ) c le)d- q-'),Le ,,a.--t/-9 1-----z--- d---4--e- tv--t--/ k__d ri i a &k,-16(_ N--e cl 7-e__ 1.,-,c 6 P,c.e„6,,, , y, 4-21-e ___ _ V c J /11--2 , IAA-Gu_-c r k■__) ID 61 i Ca LL ip �UtirY,--1 ettei )9/1- 7—e --e--it-1. f�,� �.r . 0 r I ✓2u,�J, 01 C0-,- litrimce d )-2cc.1.6c l 0 ,yylk, U.,)-- m i e d -1 6 0, • h 1J d_e"v, -t e Gi---7 (1, , G de--,-, / a /02/ 7.1`)V q---,1 /c7,-- z ra Y a u ..1 pfQ ca-- C--,Y)1- a maw_ ` eC(_, ,C1-716(_, Goz „_„-� / oz.L,_ od w d),...,,,„„/ a 2 `tom Geld---7- • I Mathew Scheidegger Assistant Planner Planning Division City of Tigard 13125 S.W. Hall Boulevard _ . Tigard, Oregon 97223 • Dear Sir I am writing to you at this time with refference to Minor Land Partition(MLP) 2001-00006.Wall Partition. As I understand from a discussion with Mr. Wall it is proposed that my east driveway be closed off and a connection made to his proposed driveway. This would leave me with a blacktop driveway leading along the eastside of my property blocked off from an entrance to Bull Mountain Road. If my driveway were closed off it would necessitate the removal of conciderable blacktop and additional landscapping to preserve the appearance of my house. I have also been told that eliminating the driveway would reduce the value and saleability of my property. I have been told that an entrance onto Bull Mountain Road at this place and manor is hazardous. This is hard for me to believe in as much as I have been driving in and out of this driveway for fifty years. I will admitt that entering on to Bull Mountain Road or for that matter driving on it takes more care than it used to, however that is true of all roads and highways with the increase in traffic that we have had in past few years. As I understand this development is to be for 3 single family dwellings. It is difficult for me to see why this entrance on to Bull Mountain Road is a problem, when there are numerous developments many times larger with little if as much view both directions as this one has. With some judicious prunning of a tree and some shubberyl can see no reason for not allowing this enterance without removal of my driveway. Thank you for your indulgence. Yours very truly r Tr Al if o i �.Belle f Mr 0Q Mr. Courtney Lasselle 12175 SW Bull Mountain Rd. Tigard,OR 97224 • • RECEIVED PLANNING June 29, 2001 JUL 0 2 2001 Keith and Elizabeth Mason CITY OF TIGARD 14257 SW McFarland Blvd Tigard, OR 97224 Mathew Scheideger Assistant Planner City of Tigard Planning Division 13125 SW Hall Blvd Tigard, OR 97223 RE: MINOR LAND PARTION(MLP) 2001-0006 We wish to express our opposition to the above filing for the following reasons: • The development will be significantly out of character with the rest of the neighborhood. • It will increase already heavy traffic onto Bull Mountain Road. • It will adversely effect property values in the area. For these reason we request that this application be denied. Regards, Cedide/tZ-)0Q. Inakei.01/k eith Mason Elizabeth J Mason 14u&sr R &?4fr*1&V75 Clean Water Services Our commitment is clear. RECEIVED MEMORANDUM JUL 1 8 2001 DATE: July , 2001 CITY OF SiGARD FROM: Ai e ' er, Clean Water Services (formerly USA) TO: Mathew Scheidegger, City of Tigard SUBJECT: MLP 2001-00006, Wall Partition GENERAL COMMENTS The design submittal shall be in accordance with Clean Water Services (the District) Design and Construction Standards, Resolution and Order No. 00-7 (R&O 00-7) and the Erosion Prevention and Sediment Control Manual, December 2000 edition. • The development appears to be the first phase of a future 5-lot subdivision and provisions for sanitary sewer, storm sewer,water quality and water quantity, if the calculations show the need, should be made at this time. SANITARY SEWER • . Each lot in the development shall be provided with a means of disposal for sanitary sewer. The means of disposal shall be in accordance with the above named design standards. The preliminary plat indicates provisions are being made for the future lots. STORM SEWER Each lot in the development shall have access to public storm sewer. Engineer must verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O No. 00-7. Hydraulic and hydrological analysis of storm conveyance system is required. If downstream storm conveyance does not have the capacity to convey the volume during a 25- year, 24-hour storm event, the applicant is responsible for mitigating the flow. The preliminary plat indicates provisions are being made for the future lots. WATER QUALITY Developer should provide a water quality facility to treat the new impervious surface being constructed as part of this development in accordance with R&O 00-7. EROSION CONTROL ' . , An Erosion Control Permit is required. 155 N First Avenue, Suite 270• Hillsboro, Oregon 97124 Phone: (503)846-8621 • Fax: (503)846-3525•www.cleanwaterservices.org • • Clean Water Services Our commitment is clear. MEMORANDUM DATE: Jul 13, 2001 FROM: alker, Clean Water Services (formerly USA) TO: Mathew Scheidegger, City of Tigard SUBJECT: Martin Office Building, SDR 2001-00005 SANITARY SEWER No special conditions. STORM SEWER Engineer must verify that public storm sewer is available to uphill adjacent properties, or extend storm service as required by R&O No. 00-7. Hydraulic and hydrological analysis of storm conveyance system is necessary. If downstream storm conveyance does not have the capacity to convey the volume during a 25-year, 24-hour storm event, the applicant is responsible for mitigating the flow. WATER QUALITY Developer shall provide a water quality facility to treat the new impervious surface being constructed as part of this development. SENSITIVE AREA Service Provider Letter 1084 indicates no sensitive area restrictions. EROSION CONTROL An Erosion Control Permit is required. 155 N First Avenue,Suite 270• Hillsboro,Oregon 97124 Phone: (503)846-8621 • Fax:(503)846-3525•www.cleanwaterservices.org • • MEMORANDUM CITY OF TIGARD, OREGON DATE: July 12, 2001 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: MLP 2001-00006, Wall 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 major collector street to have a 60 to 80-foot right-of-way width and a 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. Developed sites to the east and west of this parcel have ROW widths of 35 feet from the centerline, which complies with the City standard. The applicant's plan shows they will dedicate additional ROW to bring the ROW width to 35 feet from centerline. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 1 • • • states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The applicant's materials indicate they are willing to enter into this agreement. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the. boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. A future circulation plan (Sheet 2/2) was provided by the applicant that shows that the proposed private street into this parcel can function without being a part of a local street network. The two tax lots to the west could feasibly be served from a future cul-de-sac. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only .be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 2 • • • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plan incorporates a private street that will terminate with a length of approximately 125 feet. A turnaround is not required at this time. With future division of Parcel 1, and potential lengthening of this private street, a hammerhead turnaround would be required if the length exceeds 150 feet. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a streetconnection is not possible. The applicant must show why the constraint precludes, some reasonable street connection: There are no existing public streets that stub into this site. The proposed private street:intersection location is adequate and will be required to provide access to Tax Lot 200, so driveway entry points can be consolidated. The applicant's plan confirms this. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 3 • • The applicant is proposing a new private street that will provide access to all of the lots in this development. The private street will also provide ingress/egress rights to Tax Lot 200. This is beneficial because an existing driveway for Tax Lot 200 can be closed, thereby reducing the number of entry points to SW Bull Mountain Road. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. A private street will serve the new lots in this development. With future development of Parcel 1, the private street would serve a total of 5 units, which complies with the development code. The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. , Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate.building sites for the use contemplated, consideration of- needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. (TO BE FILLED IN BY PLANNING) Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 4 • • topographical constraints, existing development patterns, or strict adherence to other standards in the code. (TO BE FILLED IN BY PLANNING) Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. (TO BE FILLED IN BY PLANNING) Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. (TO BE FILLED IN BY PLANNING) Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, • collector and local residential streets. By entering into a street improvement agreement, as proposed, the applicant will comply with this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by 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. The applicant has applied for a permit to the Engineering Department to extend a public sewer line from the east to this parcel. That sewer extension is necessary to provide adequate sewer service for these lots. The sewer line must be extended to the applicant's western boundary in order to allow for future service to upstream, unsewered parcels. The proposed construction plan for the sewer ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 5 • line, and the preliminary plan for the partition, show that the sewer line will be extended to western boundary. The applicant has also applied for a building permit to construct one house on what will be Parcel 3. That permit is on hold until the Engineering Department approves the plans for the proposed sanitary sewer extension. 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). The topography of this site slopes to the northeast and this site is very near the top of the hill. The applicant's plan shows that they will extend a public storm drainage westerly in SW Bull Mountain Road and into this site to provide service to the proposed lots. The applicant's engineer will need to analyze whether or - not this public line in SW Bull Mountain Road should be extended to the westerly boundary to serve parcels to the west. 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 ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 6 • • • • Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. As was stated previously, the applicant's storm drainage plan involves connection to an existing public storm drainage line in SW Bull Mountain Road. The.CWS standard allows an exception for smaller projects, such as land partitions, where onsite detention is not practical. Staffs opinion is that this project would have very little space for a detention facility. Plus, the topography tends to slope away from SW Bull Mountain Road. Therefore, no detention facility is required. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from - such bikeways shall be conditioned to include the cost or construction of bikeway improvements. • Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 7 • • • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a.public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along SW Bull Mountain Road If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 123 lineal feet; therefore the fee would be $ 3,383.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site lies within the area served from the City's public water system. There is an existing 12-inch public water line located in SW Bull Mountain Road that can serve this development. Service laterals will need to be provided to each lot. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 8 • • • • 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. Smaller projects, such as residential land partitions, are permitted to pay the fee in-lieu of water quality. Prior to issuance of each building permit, the applicant shall pay the standard SDC per lot. 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 site plans for each home will need to include a grading and erosion control plan that will be reviewed and approved by the Building Division. 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. ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 9 • • • These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: A public improvement permit and compliance agreement is required for this project to cover the public sanitary sewer, storm drainage and water service connections, as well as any other work in the public right-of-way. Six (6) . sets of detailed public improvement plans shall be submitted for review to - the Engineering Department. NOTE:- these plans are in addition to. any • . . drawings required by the Building Division and should only include.sheets - • relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at : . City Hall and the City's web page (www.ci.tigard.or.us). As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 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 face of the final plat shall show the right-of-way dedication for SW Bull Mountain Road to provide 35 feet from centerline. ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 10 • • The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Bull Mountain Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction.with construction of improvements by others adjacent to the subject site. The final plat shall include a restriction forbidding all lots within this development access directly onto SW Bull Mountain Road. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. The applicant shall record a maintenance plan for the private street along with the final plat. 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. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,383.00 and it shall be paid prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 11 • • Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. . E.-,- Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. . • • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. Prior to issuance of building permits for Parcels 1 and 2, the applicant shall complete the public improvements associated with this partition and obtain approval from the Engineering Department. Prior to issuance of the building permit for Parcels 1 - 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by CWS). is\eng\brianr\comm ents\m 1p\m 1p2001-00006.doc ENGINEERING COMMENTS MLP 2001-00006 Wall Partition PAGE 12 0 • A REQUEST FOR COMMENTS CIT10o TIGARD Community Dere%opment Ihaping A Better Community DATE: June 20,2001 TO: Jim Wolf,Crime Prevention Officer,Police Dept RECEJUN NED 2 PL6 20ANN01 ING FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Ix 3111 CITY OF TIGARD Phone: [5031 639-4171/Fax: [5031684-7297 r,O,O,O,O,O,O,O,O,O,O,G,O,G,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,U,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O� g MINOR LAND PARTITION(MLR 2001-00006 o o ➢ WALL PARTITION Q The applicant is requesting to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. ZONE: R-7 Medium Density Residential. 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 outn ht. 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 Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: July 5,2001. 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. PLEA 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: — ti ~I (Please provide the following information) Name of Person(sl Commenting: J( 1 Phone Numberts): X-y-yo • • A REQUEST FOR COMMENTS CITO TIIGARD Community Deve%opmeat fhaping A letter Community DATE: lune 20,2001 TO: I; d, ; n Roy,Property Manager,Public Works RECEIVED PLANNING FROM: 1 City of Tigard Planning Division JUN 2 5 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 3171 CITY OF TIGARD Phone: [503)639-4171/Fax: [503)684-7291 O,O,O,O,O,O,O,O,O,O,U,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,G,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,G,O,O,O,O� o MINOR LAND PARTITION[MLR 2001-00006 o ➢ WALL PARTITION Q The applicant is requesting to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. ZONE: R-7 Medium Density Residential. 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 Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED. YOUR COMMENTS BACK BY: July 5,2001. You may use the space provided below or attach a separate letter to return your comments. Dm 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. ek_ _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: v I (Pl ease provide the following information) Name of Person[s)Commenting: Phone Number[s): • • �q REQUEST FOR COMMENTS CITY OF IIGARD Community Development fhaping A Better Community DATE: lune 20,2001 TO: Dennis Koellermeier,Operations Manager,Water Dept. RECEIVED PLANNING FROM: City of Tigard Planning Division JUN 2 2 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 3111 CITY OF TIGARD Phone: (5031639-4111/Fax: (5031,684-1291 7/ZV G7 O,O,Or OrOrO/0/0/0r O/0/0/0/0/07 0/0/0/0,Or Or Or OrO,Or OVO/0/0/0r Or Or Or O,Or O,O/0/070/4 7/0/070/070/0/OVOrOrO,OrO.'0A 7.74 74 7/. 74 rGrO/0/0/0rOrOr 7/04 7OrOrO70/O,O/0/0/0,O/Or0,0,07 MINOR LAND PARTITION[MLR 2001-00006 o ➢ WALL PARTITION Q The applicant is requesting to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. ZONE: R-7 Medium Density Residential. 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 CRITRIA: 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 Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: July 5,2001. 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: 11/x/' ��, _ , A -� �� o ! -� — 46rA- /*17's� .� �dn-�S�;C� _ �r�s ilfzekid? otiz+ to .& N - l.I �i� (Bulk 1Y1-61 • 1 c+. 4 .r C� s✓�-� t� crk IdAs J C1<ctI^ uceek3 a ys ., isdci-411J &rota of wAtv (c,4 h 4- o I f 6 wez , . R.So cQ( Lk ti �. (Please provide the following information) Name of Persons)Commenting: Phone Humberto]: • • • 1 REQUEST FOR COMMENTS CITY OF IGARD Community Development fhaping A letter Community DATE: June 20,2001 TO: Long Range Planning ©Duane ❑ Julia o^Joel RECEIVED PLANNING FROM: City of Tigard Planning Division JUN 21 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner Ix 3171 CITY OF TIGARD Phone: (5031639-4171/Fax: (5031684-1291 O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O/O4 MINOR LAND PARTITION[MLR 2001-00006 o ➢ WALL PARTITION Q The applicant is requesting to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. ZONE: R-7 Medium Density Residential. 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 Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: July 5,2001. 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: ti (Please provide the following information) Name of Person[s]Commenting: Phone Number[sl: • • REQUEST FOR COMMENTS CITYO IIGARD Community Deve%opmeot fhaping A Better Community DATE: lune 20,2001 TO: Gary Lampella,Building Official RECEIVED PLANNING FROM: City of Tigard Planning Division JUN 2 0 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 3111 CITY OF TIGARD Phone: (5031639-4171/Fax: (5031684-1297 Fi oro iof of of of of of oio ioiof of or of of of oio/oioiof of viof of of ofoforofofofoioiorofoioio/0/0/.70/.Q 7/oivi oioro/oiof of of oioiof of of of of ofoioioioioiofofofo�oioioiv/Z7A V0i ofofoioioi0/0/0.oioioioio/0/G7.ioio� MINOR LAND PARTITION(MLR 2001-00006 0 ➢ WALL PARTITION Q G rr The applicant is requesting to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. ZONE: R-7 Medium Density Residential. 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 outn._g_ht. 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 Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: lull 5,2001. 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: t). jeto(3.ve Ft e Ia .Y1 Wt-i-E1/A3 SOO' db Ja4.C. P'oQ.Zoak P 04) -44 � N,aazetA, oz.,6 -T - -A-1?-oti�O ,per, -61 - 0.-- degOeux, - 0.1® ' paw•baA e,, Av god�Sa.. 1 atteST A —Qt4 6r•4 • LOrlvtt '�'►())actual Vr ►U. PJre¢ 6 z AD?L1o,w-6 4 (pmt)a as e /Al 44 '► (P1 ease provide the following information) Name of Person(s)Commenting: c�a,..) Phone Number(s): ��� • REQUEST FOR COMMENTS CITY Y OF IIGARD Community Development fhaping A letter Community DATE: lune 20,2001 TO: Per Attached FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Ix 3111 Phone: [5031639-4111/Fax: [503)684-1291 O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O/277, 7,O,0,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,G,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,0/27/z O,G,O,O,O,O,O, MINOR LAND PARTITION IMLPI 2001-00006 o � ➢ WALL PARTITION The applicant is requesting to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. ZONE: R-7 Medium Density Residential. 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 Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: July 5,2001. 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: • v (Please provide the following information) Name of Persons)Commenting: Phone Number[sl: CITY. TIGARD REQUEST FOR CONTS NOTIFICATION LISI FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS / P / / FILE NOS.: Al l i l - ♦O FILE NAME: a�/ it • .,..,, CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ['Central ['East ❑South giWest Proposal Descrip.in Library CIT Book CITY OFFICES 0e LONG RANGE PLANNING/Nadine Smith,Supervisor COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. POLICE DEPTJJim Wolf,Crime Prevention Officer BUILDING DIVISION/Gary Lampella,Building Official NGINEERING DEPTJBrian Rager,Dvlpmnt.Review Enginee _ ATER DEPTJDennis Koellermeier,Operations Mgr. _ ITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager _PUBLIC WORKS/Matt Stine,Urban Forester 7/PLANNER–TIME TO POST PROJECT SITE IF A PUBLIC HEARING ITEM! SPECIAL DISTRICTS . _ TUAL.HILLS PARK&REC.DIST.*I TUALATIN VALLEY FIRE&RESCUE* *TUALATIN VALLEY WATER DISTRICT• Y7FINIFIED SWRGE.AGENCY Planning Manager 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 . LOCAL AND STATE JURISDICTIONS , CITY OF BEAVERTON* _ CITY OF TUALATIN* _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street NE _ Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING* _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE . _ CITY OF DURHAM * 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,GrowthManagement Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP_333 SW First Avenue Mel Huie,Greerapaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments only) PO Box 2946 _CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planer (Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(PowermresinArea) _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(iGANRB) —CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy(IGNuRB) David Knowles,Punning Bureau oir. Regional Administrator _Carl Toland, Right-of-Way Section(Vacations) _Steve Conway(General Ass.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(cPA>zcA)uS,. 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 . UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA 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 (if Pmjed is whin%Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street • Beaverton,OR 97006-4886 Portland,OR 97232 _PORTLAND GENERAL ELECTRIC —NW NATURAL GAS COMPANY —VERIZON _ QWEST COMMUNICATIONS • Jim VanKleek,Svc.Design Consultant Scott Palmer,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 _TCI CABLE(Apps.5.o1Hanm.of99W) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 - Beaverton,OR 97006-5152 Portland,OR 97232 • * INDICATES AUTOMATIC NOTIFICATION IN 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). hApatty\masters\Request For Comments Notification List 2.doc (Revised: 8-May-01) PLAAmiliv6-P SEcRerA LS • • 40. AFFIDAVIT OF MAILING ' CRY OF T1G ARD Community Development SlwpingA 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 ofTigar4"Washington County, Oregon and that I served the following: (Cry AOwoorlaze Bogs)Below} © NOTICE OF DECISION FOR: MLP200I-00006/WALL 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 BMW'B",and by reference made a part hereof, on July 26,2001,and deposited in the United States Mail on July 26,2001, postage prepaid. (Per P :•- -• Wtice) STATE OF Otlit. GOAr ) County of Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the day of jar-i- , 2001. OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.326578 ` 11 " v4 ) MY COMMISSION EXPIRES SEPT.07,2003 NOTARY PUB 1C-OF ORE My Commission Expire : 7 "3 EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00006u°!!' CITY OF TIGARD WALL PARTITION (Development Shaping Better Community 120 DAYS =10/17/2001 SECTION I. APPLICATION SUMMARY FILE NAME: WALL PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00006 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #3 and will meet all applicable setbacks of the base zone. APPLICANT: George Wall 11600 SW Bull Mountain Road Tigard, OR 97224 OWNER: Same. 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: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot 00100. PROPOSED PARCEL 1: 19,693 Square Feet. PROPOSED PARCEL 2: 5,207 Square Feet. PROPOSED PARCEL 3: 6,337 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); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: • • THIS DECISION IS FINAL ON JULY 26, 2001 AND BECOMES EFFECTIVE ON AUGUST 10, 2001 UNLESS AN APPEAL IS FILED. AADpeal: 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 AUGUST 9, 2001. 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. —_ ■. . CITY of TIGARD ' •■■■ ragg n g( p VICINITY MAP MLP2001-00006 ■/X11 �.,,,,,.. ,WALL PARTITION nom� o 441.irsatiopmen, Maar 7 Ii • im Ill arifild AM NI AIi, 1 . II 'ui ice.... . ■ . . :".‘/I‘ Mibratifarli 1MIMMEMANIMPIPk 1 1� kow � 6p■, yotTg t '.°4 . :�^C�'II'1� Ciry of Tigard 111111111411 '— Mr gigAllo idig.CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT 0-- ..a. 1 I•i — — _ _ sr suu.axvux ao.o _ _. CITY OF TIGARD WALL PARTITION SITE PLAN N MLP2001-00006 (Map Is not to scale) _ ===____== •2S11d8C-0120 2S110BD 01100 • E " "__"Z1\1T r AMES ROBERT R AND FAUNCE MICHAEL J a DEBORAH J AMES A GARY AND 11885 SW BULL MTN RD JOHNSON VIRGINIA TIGARD,OR 97224 1801 SW HIGHLAND RD PORTLAND,OR 97221 2S110BD-02300 2S110BC-01300 BAUMAN JEAN G TRUSTEE FROUDE CARL J 11949 SW BULL MTN RD 12200 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-04300 2S110BA-05801 BROWN DAVID E&JANET L GRUHER JAMES&MONICA 31 BELLINGHAM 11905 SW WILDWOOD ST LAGUNA NIGUEL,CA 92677 TIGARD,OR 97224 2S110BA-07100 2S110BA-06500 BULLER JOHN J III/ALMA J HAGERMAN PATRICIA 11975 SW WILDWOOD ST 12160 SW WILDWOOD ST TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-01000 2S110BB-02000 CHORUBY PATRICK S&LORI L HELSETH DENNIS H AND 11925 SW BULL MTN RD NANCY L TIGARD,OR 97224 14420 SW HAZELHILL DR TIGARD,OR 97224 2S110BC-01201 2S110BB-01500 COLEMAN ROBERT E&VERNA M ISHIDA TERRENCE&CONNIE J 12300 SW BULL MOUNTAIN RD 14405 SW HAZEL HILL DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-00700 2S110BC-00500 COUCH RICHARD T JOHNSON PAMELLA SIMS 11870 SW WILDWOOD 12235 SW BULL MOUNTIAN RD TIGARD,OR 97223 TIGARD,OR 97224 2S 110BD-03800 2S 110BC-01600 DAI XIAO PING& JOHN AMELLA SIMS LEE TIFFANY DAI 1223 BULL MOUNTIAN RD 11915 SW ELEMAR CT TIG D,OR 97224 TIGARD,OR 97224 2S 110BA-06800 2S 110B D-04200 DAWSON KENNETH L&MELANIE A JOHNSTON LEE AND JOYCE 12036 SW WILDWOOD ST 11980 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-00801 2S 110BD-05200 EDWARDS ALLEN C JR AND - KALBFLEISCH WAYNE L&F JEANNE CAROLYN 701 S 68TH AVE 11910 SW WILDWOOD YAKIMA,WA 98908 TIGARD,OR 97224 • • 2S1148D-05300` _ 2S110BD-04400 KAM RICHARD LAWRENCE AND OSBORNE DONALD L& LYNNETTE NAOMI MURIEL J TRUSTEES 11979 SW VIEWCREST CT 11938 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S110BD-04100 2S110BA-07000 KENNEDY TIMOTHY R&TRACY J PERRY JAMES W&SANDRA E 11977 SW ELEMAR COURT 11972 SW WILDWOOD TIGARD,OR 97224 TIGARD,OR 97224 2S 110BC-00501 2S 110BA-06400 KUHL JOHN W&JERIALEA A PHILLIPS MICHAEL AND JANET S 14670 SW HAZELTREE TERR 12204 SW WILDWOOD PORTLAND,OR 97224 TIGARD,OR 97224 2S11OBC-00200 2S11OBC-01700 LASSELLE COURTNEY D ROBINSON CONSTANCE A BARBARA M 12000 SW VIEW CREST CT 12175 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97223 2S 110BC-00100 2S 110BD-04500 LASSELLE COURTNEY DANIEL& ROUSE CHARLES& BARBARA M GENDE DIANE M 12175 SW BULL MTN RD 11916 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97223 2S 110BC-01400 2S 110B D-03900 • LOUD ANDREW C& SAYLOR GEORGE W AND ALICE E TAYLOR CONTANCE J 11933 SW ELEMAR CT 12040 SW BULL MOUNTAIN RD TIGARD,OR 97224 TIGARD,OR 97224 2S110BA-06700 2S110BA-06900 MAJORS LIVING TRUST SCOTT GORDON L&LOUELLA E BY WILLIAM JOSEPH MAJORS& 12000 SW WILDWOOD ST MARTHA JANE MAJORS TRS TIGARD,OR 97224 12058 SW WILDWOOD ST TIGARD,OR 97224 2S110BA-07500 2S110BA-07200 MASON KEITH A&ELIZABETH J SEMINARIO STEVEN JOSEPH& 14257 SW MCFARLAND BLVD SEMINARIO PATRICIA WHITE CO-TRS TIGARD,OR 97224 12009 SW WILDWOOD ST TIGARD,OR 97224 2S110BA-07400 2S110BC-00300 MERCER DANIEL E/BE I I Y M SHARP THOMAS J&PATRICIA J 12195 SW WILDWOOD ST 14440 SW HAZELHILL DR PORTLAND,OR 97224 TIGARD,OR 97223 2S110BB-01600 2S110BD-04000 ORNELAS STEVE SMITH KIRK H&CONNIE J 14465 SW HAZELHILL DR 11959 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 • • 2S1 1OPA-06600 SMITH VISION R JR&SUSANN B 12102 SW WILDWOOD TIGARD,OR 97224 2S110BD-05100 SMURTHWAITE THOMAS J& ROSEMARY A 11927 SW VIEWCREST CT PORTLAND,OR 97224 2S110BB-02100 SWANSON WILLIAM A&TERESA L 14390 SW HAZELHILL DR TIGARD,OR 97224 2S110BC-00400 SZALVAY LASZLO&IREN 14550 SW HAZELTREE TER TIGARD,OR 97224 2S110BA-07300 WEBBER JOHN D&CARLA J TRS 12155 SW WILDWOOD ST PORTLAND,OR 97224 2S110BB-02200 WELCH JAMES P&CHERYL B 14340 SW HAZELHILL DR TIGARD,OR 97224 2S110BD-00901 WHITNEY PAUL AND DIANE 12035 SW BULL MTN RD TIGARD,OR 97224 2S 110BD-02200 WRIGHT MARYANN 11964 SW WILDWOOD ST TIGARD,OR 97224 • • Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 is\curpin\setup\labels\CIT West.doc UPDATED: 7-Feb-01 Earl & Marilyn Elias Charlie & Lade 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 • • AFFIDAVIT OF MAILING `'n CITY OF TIGARD Community cDeve(opment Shaping f Better Community I, cPatricia L LIMSfire4 being first duly sworn/affirm, on oath depose and say that I am a SeniorAdminirtrative Specialist for the City ofTigar(Washington County, Oregon and that I served the following: Pled(Aprogiate e045)Below) F3 NOTICE OF DECISION FOR: MLP2001-00006/WALL PARTITION 0 AMENDED NOTICE (File No./Name Reference) City of Tigard Planning Director • A copy of the said notice being hereto attached, marked EXhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXhibit'B",and by reference made a part hereof, on July 26,2001,and deposited in the United States Mail on July 26,2001, postage prepaid. . • • 0./11■ • — (Person tha P -•are o• e) SATE OAF OILEGOAr ) County of Was ington )ss. City of Tigard' ) Subscribed and sworn/affirmed before me on the 3 rot. day of , 2001. OFFICIAL SEAL DIANE M JELDERKS NOTARY PUBLIC-OREGON / COMMISSION NO.326578 ' 1 ' i- MY COMMISSION EXPIRES SEPT.07,2003 I 11' ' I I I j_;14: I ' My Commission 5 I I eS: C�� • S • EXHIBIT A NOTICE OF TYPE II DECISION -- A MINOR LAND PARTITION (MLP) 2001-00006u !!- CITY OF TIGARD WALL PARTITION sCommunity�erC�1ty 120 DAYS =10/17/2001 SECTION I. APPLICATION SUMMARY FILE NAME: WALL PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00006 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single- family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #3 and will meet all applicable setbacks of the base zone. APPLICANT: George Wall 11600 SW Bull Mountain Road Tigard, OR 97224 OWNER: Same. 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: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot 00100. PROPOSED PARCEL 1: 19,693 Square Feet. PROPOSED PARCEL 2: 5,207 Square Feet. PROPOSED PARCEL 3: 6,337 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); 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 MLP2001-00006/WALL PARTITION PAGE 1 OF 18 • CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS, THE FOLLOWING CONDITIONS SHALL BE SATISFIED: Submit the following to the Planning Department (Mathew Scheidegger 639-4171, x317) for review and approval: 1. Provide copies of access easements and maintenance agreements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. 2. Provide an additional shadow plat, approved by the Planning Department, during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parce•#1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. 3. The applicant shall provide a street tree plan for the frontage along the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C, and all other requirements in Section 18.745.040. 4. Submit a rotection plan for the 36-inch tree in the northwest corner of proposed lot #1 prepared by a certified arborist. 5. No building permits for the proposed lot #1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. 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: 6. A public improvement permit and compliance agreement is required for this project to cover the public sanitary sewer, storm drainage and water service connections, as well as any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant t— o 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). 7. 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. 8. 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). 9. The face of the final plat shall show the right-of-way dedication for SW Bull Mountain Road to provide 35 feet from centerline. 10. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Bull Mountain Road adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 2 OF 18 . • C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 11. The final plat shall include a restriction forbidding all lots within this development access directly onto SW Bull Mountain Road. 12. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street will be jointly owned and maintained by the private property owners who abut and take access from it. 13. The applicant shall record a maintenance plan for the private street along with the final plat. 14. 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. 15. The applicant shall either place the existing overhead utility lines along SW Bull Mountain Road underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,383.00 and it shall be paid prior to approval of the final plat. 16. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 17. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedication for SW Bull Mountain Road shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 19. Prior to issuance of building permits for Parcels 1 and 2, the applicant shall complete the public improvements associated with this partition and obtain approval from the Engineering Department. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 3 OF 18 S • 20. Prior to issuance of the building permit for Parcels 1 - 3, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by CWS). THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the City of Tigard. The property is designated Medium Density Residential on the Tigard Comprehensive Plan Map. A record search indicates no other land use approvals were found to be on file. Site Information and Proposal Descriptions The subject property is approximately 36,154.8 square feet. The site has approximately 124 feet of frontage on SW Bull Mountain Road. The owner is proposing a 3-parcel partition as indicated on the proposed partition plat. Parcel #1 (19,693 square feet) Parcel #2 (5,207 square feet) and Parcel #3 (6,337 square feet). A residential foundation exists on Parcel #3, which is proposed to remain. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Three letters were sent to Staff from Bev Froude, Courtney Lasselle and Keith and Elizabeth Mason. These letters listed the following concerns: • Driveway Location. • Increased Traffic. • Property Values. STAFF RESPONSE: The driveway location and traffic issues on SW Bull Mountain Road have been addressed under 18.705 (Access, Egress and Circulation) and 18.810 (Street and Utility Improvement Standards) of this decision. There is no proof that property values may be effected by the proposed partition and is not a requirement for partitions. However the applicant has met all of the Partition Criteria and partitions are allowed in the R-7 zoning district. Conditions have been put in place to assure the safety and aesthetic value of surrounding properties to the extent that the Community Development Code allows. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval.. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are available to serve the proposal. Therefore, this criterion is met. NOTICE OF DECISION MLP2001-00006JWALL PARTITION PAGE 4 OF 18 S • All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. The smallest of the lots has a minimum width of 100.14 feet. Therefore, this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-7 zoning district is 5,000 square feet. The proposed partition creates three (3) lots that are 19,693, 5,207 and 6,337 square feet respectively. The remaining 2,740 square footage will be used for the access easement. Therefore, this criterion has been satisfied. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. The proposed partition plat demonstrates that each lot will have frontage onto a public right-of-way. Parcel #3 has 81 feet of frontage onto SW Bull Mountain Road. Parcel #2 has 52 feet of frontage onto a 20-foot-wide access easement which connects to SW Bull Mountain Road. Parcel #1 has 22 feet on frontage onto the proposed 20-foot-wide access easement. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. The existing foundation on Parcel #3 has a front yard setback of 22.59 feet. The rear yard setback is 30.57 feet, the interior side yard setback is 5.17 feet and the street side, side yard setback is 10.25 feet. Therefore, this standard has been satisfied. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Proposed Lot #1 is a flag lot. However, no development is proposed with this application. Therefore, this standard will be reviewed when building permits are issued. 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 applicant indicates in the narrative that the access will be shared with the adjoining property owner to the west. Therefore, the applicant will not be required to provided screening of the proposed access drive. Shared access agreements are discussed and conditioned later in this section. 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. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 5 OF 18 • • The site plan shows a proposed 20-foot access easement to serve all three lots. The applicant has indicated that the adjoining property to the west will also take access off of the proposed drive. The applicant states in his narrative that access easements will be recorded. However, Staff will need copies of the access easements for City records and a plan showing how the adjoining property to the west will take access off of the proposed drive to ensure code requirements are met. Therefore, the applicant must provide copies of access easements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under 18.705 (Access, Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and whin 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. 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. CONDTION: Provide copies of access easements for the shared private drive and a plan showing how the adjoining property to the west will take access for City records. 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% NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 6 OF 18 • [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 ropposed lot sizes of 19,693, 5,207 and 6,337 square feet meet this standard. Parcel #3 is developed with an existing single-family foundation that is approximately 22.59 feet from the front property line. The side yard setbacks are approximately 5.17 feet from the northern property line and 10.25 feet from the south property line. The rear yard setback will equal 30.57 feet, which meets the setback standards of the R-7 zoning district. Setback standards, required by 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. The applicant has been conditioned earlier in this decision under 18.420 (Land Partitions) to provide copies of access easements and maintenance agreements for the proposed private drive. Therefore, this criterion has been met. Access Plan requirements. No building or other permit shall be issued until scaled plans are presented an approved as rovided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. The applicant has provided a site plan showing a 20-foot-wide access easement used for access, egress and circulation for all (3) proposed lots. 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. All 3 lots including the single-family home on the adjacent property to the west will take access off of the proposed private drive. Access easements and maintenance agreements have been conditioned earlier in this decision under 18.420 (Land Partitions). Therefore, this standard is satisfied. 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 SW Bull Mountain Road, by a 20-foot access drive. The minimum density for the parcel is 4 dwelling units. The applicant has addressed minimum density later in this decision under 18.715 (Density Computations). The proposed 20-foot-wide access drive is sufficient to serve a total of 6 dwelling units/lots. Therefore, this standard has been met. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: Would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only.if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 7 OF 18 • • vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. According to Engineering Staff, additional traffic at this location and the placement of the proposed access drive will not create or increase a hazardous condition. Therefore, this standard has been satisfied. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in.accordance with the provisions of the Uniform Fire Code. This standard will be address under the "Agency Comments" section of this decision. 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%. The site plan shows the access drive to be 121 feet in length. However, according to the future partition of proposed lot #1, the access drive will be in excess of 200 feet in length. Therefore, the applicant will be required to submit for an adjustment to the cul-de-sac length at time of future partitioning. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have been met. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The standards for Density computation deal with the intensity of residential land uses, usually stated as the number of housing units per acre. The total square footage of the subject property is 36,154.8 square feet. However, the square footage of Parcel #3 (6,337 square feet) is subtracted from the calculation because it has a pre-existing single-family foundation. Other subtracted square footage is 2,740 square feet for the proposed access and 1,838 square feet for additional right-of-way needed to NOTICE OF DECISION MLP2001-00006/VVALL PARTITION PAGE 8 OF 18 • • bring SW Bull Mountain Road up to City standards. Therefore, density is calculated from a total square footage of 25,239 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 4 units and the maximum allowable density to be no more than 5 units. The proposed partition creates 3 separate lots. The applicant has provided a shadow plat showing how minimum density can be met with the proposed partition. Therefore, the applicant will be required to provide an additional shadow plat, approved by the Planning Department, during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parcel #1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. FINDING: Based on the analysis above, the Density Computation Standards have not been met. CONDITION:Provide an additional shadow plat, approved by the Planning Department, during the building permit phase for Parcel #1 to insure minimum density can be met for the site. This will have to indicate how any construction on Parcel #1 will meet setbacks related to the potential shadow plat without inhibiting the construction of future lots. 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. This proposed project has a frontage of 100 feet along SW Bull Mountain Road, however, the applicant will be conditioned to enter a Street Improvement Agreement under 18.810 (Street and Utility Improvement Standards), agreeing to participate in future improvements along SW Bull Mountain Road, which will include street trees. The access drive serving the proposed lots is approximately 120 feet in length. Therefore, street trees are required along the access drive and shall be planted in accordance with the standards for size and spacing in this title, under Section 18.745.040.C. The remaining landscape standards are deferred until the time of development, except for screening of the private drive which is addressed in this decision under Section 18.420.050. FINDING: This standard is not met. In order to meet the standard the applicant shall satisfy the following condition: CONDITION: The applicant shall provide a street tree plan for the frontage along the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C, and all other requirements in Section 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 no trees will be removed as a result of this partition. However the site plan indicates there is a 36-inch deciduous tree in the northwest corner of proposed lot #1. Therefore, the applicant will be required to submit a protection plan for the 36-inch tree in the northwest corner of proposed lot #1 prepared by a certified arborist. In addition, no building permits for the proposed lot #1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. 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 conditions: CONDITIONS: • Submit a protection plan for the 36-inch tree in the northwest corner of proposed lot #1 prepared by a certified arborist. NOTICE OF DECISION MLP2001-00006NVALL PARTITION PAGE 9 OF 18 • 0 • No building permits for the proposed lot #1 will be issued until Planning Staff can verify that protection measures have been installed according to the required tree protection plan. 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 pnvate 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. The applicant did not submit an impact study. However, Section 18.810 in this decision addresses the impacts of the development. Therefore, this standard can be satisfied through meeting the Engineering Departments conditions in this decision. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is 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. The applicant will be required to pay TIF's of approximately $6,780 based on the use proposed. 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 $21,187.50 ($6,780 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. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 10 OF 18 • 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 major collector street to have a 60 to 80-foot right-of-way width and a 44-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Bull Mountain Road, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. Developed sites to the east and west of this parcel have ROW widths of 35 feet from the centerline, which complies with the City standard. The applicant's plan shows they will dedicate additional ROW to bring the ROW width to 35 feet from centerline. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(.1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly,improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The applicant's materials indicate they are willing to enter into this agreement. Future Street Plan and Extension of Streets: Section 18.810.030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length. A future circulation plan (Sheet 2/2) was provided by the applicant that shows that the proposed private street into this parcel can function without being a part of a local street network. The two tax lots to the west could feasibly be served from a future cul-de-sac. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 11 OF 18 • Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plan incorporates a private street that will terminate with a length of approximately 125 feet. A turnaround is not required at this time. With future division of Parcel 1, and potential lengthening of this private street, a hammerhead turnaround would be required if the length exceeds 150 feet. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no existing public streets that stub into this site. The proposed private street intersection location is adequate and will be required to provide access to Tax Lot 200, so driveway entry points can be consolidated. The applicant's plan confirms this. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The applicant is proposing a new private street that will provide access to all of the lots in this development. The private street will also provide ingress/egress rights to Tax Lot 200. This is beneficial because an existing driveway for Tax Lot 200 can be closed, thereby reducing the number of entry points to SW Bull Mountain Road. Private Streets: Section 18.810.030.S states that design standards for private streets shall be established by the City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. A private street will serve the new lots in this development. With future development of Parcel 1, the private street would serve a total of 5 units, which complies with the development code. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 12 OF 18 • • The applicant shall place a statement on the face of the final plat indicating the private street(s) will be owned and maintained by the properties that will be served by it/them. The City's public improvement design standards require private streets to have a pavement section equal to a public local street. The applicant will need to provide this type of pavement section. 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. The proposed parcels are located along a Major collector, and otherwise are not part of a block system. Therefore, this standard is not applicable. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The existing development pattern precludes the practical application of this standard, as a block pattern does not exist in this general vicinity and there is no logical connection to make via a pedestrian connection. 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. None of the proposed parcels have a lot depth greater than 2.5 times the average lot width, therefore, this standard is met. 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 proposed lots has frontage a minimum of 15 feet of frontage onto a 20-foot-wide private drive that connects to SW Bull Mountain Road. Therefore, this standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By entering into a street improvement agreement, as proposed, the applicant will comply with this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 13 OF 18 • • Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The applicant has applied for a permit to the Engineering Department to extend a public sewer line from the east to this parcel. That sewer extension is necessary to provide adequate sewer service for these lots. The sewer line must be extended to the applicant's western boundary in order to allow for future service to upstream, unsewered parcels. The proposed construction plan for the sewer line, and the preliminary plan for the partition, show that the sewer line will be extended to western boundary. The applicant has also applied for a building permit to construct one house on what will be Parcel 3. That permit is on hold until the Engineering Department approves the plans for the proposed sanitary sewer extension. 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). The topography of this site slopes to the northeast and this site is very near the top of the hill. The applicant's plan shows that they will extend a public storm drainage westerly in SW Bull Mountain Road and into this site to provide service to the proposed lots. The applicant's engineer will need to analyze whether or not this public line in SW Bull Mountain Road should be extended to the westerly boundary to serve parcels to the west. 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 alfnew 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. As was stated previously, the applicant's storm drainage plan involves connection to an existing public storm drainage line in SW Bull Mountain Road. The CWS standard allows an exception for smaller projects, such as land partitions, where onsite detention is not practical. Staffs opinion is that this project would have very little space for a detention facility. Plus, the topography tends to slope away from SW Bull Mountain Road. Therefore, no detention facility is required. 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/pedestrian path is required at this location. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 14 OF 18 • • • Cost of Construction: Section 18.810.110.8 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. Not applicable. 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. Not applicable. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operaing at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along SW Bull Mountain Road. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 123 lineal feet; therefore the fee would be $ 3,383.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site lies within the area served from the City's public water system. There is an existing 12-inch public water line located in SW Bull Mountain Road that can serve this development. Service laterals will need to be provided to each lot. 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. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 15 OF 18 • • Smaller projects, such as residential land partitions, are permitted to pay the fee in-lieu of water quality. Prior to issuance of each building permit, the applicant shall pay the standard SDC per lot. 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 site plans for each home will need to include a grading and erosion control plan that will be reviewed and approved by the Building Division. 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: • 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 Building Division has reviewed the proposal and offered the following comment: • Provide a fire hydrant within 500 feet of all portions of proposed construction for all 3 parcels. City of Tigard Operations Department has reviewed the proposal and offered the following comment: ♦ Additional detail of water line for fire hydrant will be necessary. City of Tigard Long Range Planning Division has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Clean Water Services comments have been discussed above under Public Facility Concerns. NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 16 OF 18 • • 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. The hydrant shall be located within 500 feet of any structures constructed on the property. (UFC 903.4) 2. 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. (UFC Sec. 902.2.4) Both sides of the private drive shall be provided with fire lane signs, as indicated in item #3. 3. 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) 4. 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) 5. 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) 6. 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) 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 NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 17 OF 18 • • Final Decision: THIS DECISION IS FINAL ON JULY 26, 2001 AND BECOMES EFFECTIVE ON AUGUST 10, 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 AUGUST 9, 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. -/` %' -- Jul 25, 2001 �i ice— Y PREPARE B a ew ei•l:ger DATE Assistant Planner cC July 25, 2001 APPROVED BY: Richard Bewersdo DATE - Planning Manager i/cu rplNmathew/mlp/mIp2001-00006.dec NOTICE OF DECISION MLP2001-00006/WALL PARTITION PAGE 18 OF 18 . ■_M CITY of TIGARD w GEOGRAPHIC INFORMATION SYSi EM MVICINITY MAP SW CHANDLER DRIVE _ ;Tiiiii !1 pli''���� ' MLP2001-00006 WALL PARTITION DU . 041„ gin. It 1111 11"0 Ct o CO 111"fal CT s w w �,1 SUBJECT SI ■ w .E \ • ■- w uIIm• Ill BULL MOUNTAIN RD lir g 1 III u III Sw II , W WINT RVIEW D- psion I'� ■ III IN wan .. ppm i v E CT - ,.111 N 4 ' 0 100 200 300 400 500 Feet •4' •� ...■.IF• thin ' 1"=378 feet Atiii City of Tigard 11111,410PP °,c5:01;,S �� ��.�1 Information on this map is for general location only end Ap• V, , Q �" ,r� should be verified with the Development Services Division. �UMfWf pm ,'� r�' 13125 Sw Hall Blvd t SW AUTUMNVIEW S �� !,t Tigard,OR 97223 `` (503)639-4171 .'� 7 , httpahww+.ci.tigard.or.us �S' It.' �. �' 2001;C:�rrla icWIAGIC03.APR Plot date:Jun 13, Community Development CITY OF TIGARD PLANNING DIVISION/COMMUNITY DEVELOPMENT DEPARTMENT ;, cm Of oAQO • 1 1 1 • 1 • • • • PARCEL R • • • PARCEL 2 • W • g • W� ! • 1 "wm,...... PARCH s rI • ]00 5W BULL MOUNTAIN ROAD L ' . .::. • • W CITY of TIGARD WALL PARTITION SITE PLAN N MLP2001-00006 (Map is not to scale) ' EXHIBIT George Wail 11600 SW Bull Mountain Rd. MLP2001-00006 Tigard, OR 97224 WALL PARTITION Beverly Froude 12200 SW Bull Mountain Rd. Tigard, OR 97224 Mr. Coutney Lasselle 12175 SW Bull Mountain Rd. Tigard, OR 97224 Keith and Elizabeth Mason 14257 SW McFarland Blvd. Tigard, OR 97224 • • �In AFFIDAVIT OF MAILING °TI CITY OF IGARD Community Development Shaping A Better Community STATE OF OREGON ) County of Washington ) ss. City of Tigard ) I, Shirley L. Treat, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist I for the City of Tigard, Washington County, Oregon and that I served the following: (Check Apaoa Box(s) ® NOTICE OF: PENDING APPLICATION FOR: MLP2001-00006/WALL PARITION ❑ AMENDED NOTICE (rype/1Gnd of Notice) (File No/Name Reference) (14-Day Comment Period) ❑ City of Tigard Planning Director ❑ NOTICE OF TYPE I DECISION FOR: AMENDED NOTICE (File No/Name Reference) ❑ City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: E7i ❑ AMENDED NOTICE (File No/Name Reference) (Date of Pudic Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: l7 ❑ AMENDED NOTICE (File No/Name Reference) (Date of Pudic Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B",on June 20, 2001, and deposited in the United States Mail on June 20, 2001, postage prepaid. i (F erson that Prepared Notice) Subscribed and sworn/affirmed before me on the VII day of A K,tl cs f , 20 ey .• S NOTARY PUBLIC OF OREGON ; o17G .b M1Ah�.CASPIE'R :::.- i ;, NOTARY PUBLIC-OREGON My Commission Expires: 3 20&2 x,• COMMISSION NO.323409 I_ ^_MY COMMISSION EXPIRES MAY 19,2003 • 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 Co mu tyDevelopment Ihaping A letter Community DATE OF NOTICE: June 20, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00006 FILE NAME: WALL PARTITION PROPOSAL: Partition one existing lot into 3 parcels for detached single-family residences. An existing foundation for a single-family dwelling exists on the subject parcel. However, the existing foundation will be on proposed Parcel #1 and will meet all applicable setbacks of the base zone. ZONE: R-7 Medium Density Residential. 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: 12155 SW Bull Mountain Road; WCTM 2S110BC, Tax Lot, 00100. 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 JULY 5, 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 JULY 24, 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; -Failure of any party to address relevant approval criteria with �ficient specificity may preclude subsequent appeals to the Land se Board of Appeals or Circuit Coin on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ' ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I I CITY of TI ARD. 1111 m „-, ■ 'a ir. , ;, � VICINITY MAP SW CHANDLER DRNE „'r - NEW I or I 1..." III Mall IMMI. WALL PARTITION ri.Mile .■. ■, 1 . `, c I id Cii1IZi '■ 8l�Iill ' a ,; VI W D W - ►IJ 16141111 CT iii, • • , -■ WA1IIl r ' N r:_ / 6sNill.m ..r . 0 100 I00 000 .00 S00 Fwl 11 ml'- 1i, A _.u.,,„., to r�I it Ntenvbnm0u.nuDb larPnN be.Oen PIy.11D ST gyy A .I, 1/ .ODtDD b v.0f D xM P.Mv.bOm.M..IY1P.DM. ',,'hi IEW S' 0144. Y°I. uus sw w.nna „ Fqw,63 nm _.: mm�m.»a im.m>.. 2S110BC-01200 • 2S11020-01100 AMES ROBERT R AND FAUNCE MICHAEL Allk BORAH J ExHIBg�g+ AMES A GARY AND 11885 SW BULL MTN RD T JOHNSON VIRGINIA TIGARD,OR 97224 1801 SW HIGHLAND RD PORTLAND,OR 97221 2S 110BD-02300 2S 110BC-01300 BAUMAN JEAN G TRUSTEE FROUDE CARL J 11949 SW BULL MTN RD 12200 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S1108 D-04300 2S 110BA-05801 BROWN DAVID E&JANET L GRUHER JAMES&MONICA 31 BELLINGHAM 11905 SW WILDWOOD ST LAGUNA NIGUEL,CA 92677 TIGARD,OR 97224 2S110BA-07100 2S1108A-06500 BULLER JOHN J III/ALMA J HAGERMAN PATRICIA 11975 SW WILDWOOD ST 12160 SW WILDWOOD ST TIGARD,OR 97224 TIGARD,OR 97224 2S 1106D-01000 2S1108B-02000 CHORUBY PATRICK S&LORI L HELSETH DENNIS H AND 11925 SW BULL MTN RD NANCY L TIGARD,OR 97224 14420 SW HAZELHILL DR TIGARD,OR 97224 • 2S 110BC-01201 2S 1106 B-01500 COLEMAN ROBERT E&VERNA M ISHIDA TERRENCE&CONNIE J 12300 SW BULL MOUNTAIN RD 14405 SW HAZEL HILL DR TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-00700 2S 110BC-00500 COUCH RICHARD T JOHNSON PAMELLA SIMS 11870 SW WILDWOOD 12235 SW BULL MOUNTIAN RD TIGARD,OR 97223 TIGARD,OR 97224 2S 110BD-03800 2S 1108C-01600 DAI XIAO PING& JOHN O AMELLA SIMS LEE TIFFANY DAI 1223 BULL MOUNTIAN RD 11915 SW ELEMAR CT TIG D,OR 97224 TIGARD,OR 97224 2S 11 OBA-06800 2S11080-04200 DAWSON KENNETH L&MELANIE A JOHNSTON LEE AND JOYCE 12036 SW WILDWOOD ST 11980 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97224 2S110B0-00801 2S110BD-05200 EDWARDS ALLEN C JR AND KALBFLEISCH WAYNE L&F JEANNE CAROLYN 701 S 68TH AVE 11910 SW WILDWOOD YAKIMA,WA 98908 TIGARD,OR 97224 2S 11 0.8D-05300 2S 11080-04400 KAM RICHARD LAWRENCE AND • OSBORNE DONALD LYNNETTE NAOMI MURIEL J TRUSTEES 11979 SW VIEWCREST CT 11938 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S 110BD-04100 2S 110BA-07000 KENNEDY TIMOTHY R&TRACY J PERRY JAMES W&SANDRA E 11977 SW ELEMAR COURT 11972 SW WILDWOOD TIGARD,OR 97224 TIGARD,OR 97224 2S 110BC-00501 2S 110BA-06400 KUHL JOHN W&JERIALEA A PHILLIPS MICHAEL AND JANET S 14670 SW HAZELTREE TERR 12204 SW WILDWOOD PORTLAND,OR 97224 TIGARD,OR 97224 • 2S 110BC-00200 2S 110BC-01700 LASSELLE COURTNEY D ROBINSON CONSTANCE A BARBARA M 12000 SW VIEW CREST CT 12175 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97223 2S 110BC-00100 2S 110BD-04500 LASSELLE COURTNEY DANIEL& ROUSE CHARLES& BARBARA M GENDE DIANE M 12175 SW BULL MTN RD 11916 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97223 2S 110BC-01400 2S 110BD-03900 LOUD ANDREW C& SAYLOR GEORGE W AND ALICE E TAYLOR CONTANCE J 11933 SW ELEMAR CT 12040 SW BULL MOUNTAIN RD TIGARD,OR 97224 TIGARD,OR 97224 2S110BA-06700 2S110BA-06900 MAJORS LIVING TRUST SCOTT GORDON L&LOUELLA E BY WILLIAM JOSEPH MAJORS& 12000 SW WILDWOOD ST MARTHA JANE MAJORS TRS TIGARD,OR 97224 12058 SW WILDWOOD ST TIGARD,OR 97224 2S 110BA-07500 2S 110BA-07200 MASON KEITH A&ELIZABETH J SEMINARIO STEVEN JOSEPH& 14257 SW MCFARLAND BLVD SEMINARIO PATRICIA WHITE CO-TRS TIGARD,OR 97224 12009 SW WILDWOOD ST TIGARD,OR 97224 2S 110BA-07400 2S 110BC-00300 MERCER DANIEL E/BETTY M SHARP THOMAS J&PATRICIA J 12195 SW WILDWOOD ST 14440 SW HAZELHILL DR PORTLAND,OR 97224 TIGARD,OR 97223 2S 110BB-01600 2S 110BD-04000 ORNELAS STEVE SMITH KIRK H&CONNIE J 14465 SW HAZELHILL DR 11959 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S1108A-06600 • • • SMITH VISTON R JR&SUSANN B 12102 SW WILDWOOD TIGARD,OR 97224 2S 110BD-05100 SMURTHWAITE THOMAS J& ROSEMARY A 11927 SW VIEWCREST CT PORTLAND,OR 97224 2S110BB-02100 SWANSON WILLIAM A&TERESA L 14390 SW HAZELHILL DR TIGARD,OR 97224 2S 110BC-00400 SZALVAY LASZLO&IREN 14550 SW HAZELTREE TER TIGARD,OR 97224 2S110BA-07300 WEBBER JOHN D&CARLA J TRS • 12155 SW WILDWOOD ST PORTLAND,OR 97224 • 2S 1108B-02200 WELCH JAMES P&CHERYL B 14340 SW HAZELHILL DR TIGARD,OR 97224 2S110BD-00901 WHITNEY PAUL AND DIANE 12035 SW BULL MTN RD TIGARD,OR 97224 2S 110BD-02200 WRIGHT MARYANN 11964 SW WILDWOOD ST TIGARD,OR 97224 E • CITY OF TIG•D Ed & Fran Egan 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 is\curpin\setup\labels\CIT West.doc UPDATED: 7-Feb-01 Earl & Marilyn Elias Charlie & Lane 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 _ . . • e 0 George Wall WALL PARTITION 11600 SW Bull Mountain Rd. Tigard, OR 97224 MLP2001-00006 ri....iiii . • rr ,r- LANE W_-_�� +- (ii ■� \ CITY of TIGARD ■ �-��„• ■t'I OEOORAPHIO INFORMATION SYSTEM SW CHANDLER DRIVE N � %i� ",r ■ AREA NOTIFIED .�� "� 1 (50 08) II R. MI DU . VIIIpvi 0 C_. ■ BBO2t0 2anOBB0840 'III4= ' r FOR: George Wall Q_' i T Ba0140 J J 0811065 0 0880150, ` • 181106002100 RE: 2S 110BC, 00100 OBBO180� ��/v 2 um, g 0880 ,0 AMA is i:,ip t OBAO 00 � OBA05:01 . 1••��U CO' CT OB002000 . III .� 28t10BC00i■ 2 r08110880 2; OBB070� ot• oeco oeno 0 oBBOe 00 oeBOO 01 III �� oewl 00 . isrval d for 3 months from information w I : 080022.0 ■ the date printed on this map.• w w t 0 25t108000901 III Q 0: I I,.`:..�.,-1020:1.;?1� t..08001110 A 2 .� 00500 4'0 2 080023,0 • OB0011,0 . SUBJECT SIT:1 _ 1 • BULL MOUNTAIN RD „M I� 0 4,0 .1002 0000 00004'0 '110800.,00 . 25110pconoi l.�frC/�1yt�ilSl:t Sill A s ■ -VI A 1: 2a1108C01400 STS', 1..,p 11111 III OBOOBO `�. ■ :. 08005 00 �.. al t 08005 10 OB00' 110 2an08c01a00 , S CT LIVAIt 281108001700 iiiiii4 281108801200 N ♦ S t� ilt ■ IIIII ' ♦ 0 200 400 600 Feet 100 ftil ■ 1 1"=417 feet Will 11libla w Sr SW AUTUMNVIEW S • raj„.•. , •. ! - ��s '8 ,''—. ', w� City of Tigard NM N 1 ”. � _ ■ G jit Information on this map is for general location ony and .- 4•• j should be verified with the Development Services Division. lip DR t •r• C� 13125 SW Hall Blvd ,s,,;,,. z c, S� Tigard,503)OR 9171 ---6 /\ , �m http:/hw•w.cl.tigard.or.us Community Development Plot date:Apr 17,2001;C:\rnagicWIAGIC03.APR • 2S110l3C-01200 • 2S110BD-01100 AMES ROBEFT R AND FAUNCE MICHAEL J a DEBORAH J AMES A GARY AND 11885 SW BULL MTN RD JOHNSON VIRGINIA TIGARD,OR 97224 1801 SW HIGHLAND RD PORTLAND,OR 97221 2S 110BD-02300 2S 110BC-01300 BAUMAN JEAN G TRUSTEE FROUDE CARL J 11949 SW BULL MTN RD 12200 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 1108 D-04300 2S 110BA-05801 BROWN DAVID E&JANET L GRUHER JAMES&MONICA 31 BELLINGHAM 11905 SW WILDWOOD ST LAGUNA NIGUEL,CA 92677 TIGARD,OR 97224 2S110BA-07100 2S110BA-06500 BULLER JOHN J Ill/ALMA J HAGERMAN PATRICIA 11975 SW WILDWOOD ST 12160 SW WILDWOOD ST TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-01000 2S110BB-02000 CHORUBY PATRICK S&LORI L HELSETH DENNIS H AND 11925 SW BULL MTN RD NANCY L TIGARD,OR 97224 14420 SW HAZELHILL DR TIGARD,OR 97224 2S 110BC-01201 2S 110B B-01500 COLEMAN ROBERT E&VERNA M ISHIDA TERRENCE&CONNIE J • 12300 SW BULL MOUNTAIN RD 14405 SW HAZEL HILL DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-00700 2S110BC-00500 COUCH RICHARD T JOHNSON PAMELLA SIMS 11870 SW WILDWOOD 12235 SW BULL MOUNTIAN RD TIGARD,OR 97223 TIGARD,OR 97224 2S 11080-03800 2S 110BC-01600 DAI XIAO PING& JOHN AMELLA SIMS LEE TIFFANY DAI 1223 BULL MOUNTIAN RD 11915 SW ELEMAR CT TIG D,OR 97224 TIGARD,OR 97224 2S110BA-06800 2S110BD-04200 DAWSON KENNETH L&MELANIE A JOHNSTON LEE AND JOYCE 12036 SW WILDWOOD ST 11980 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-00801 2S 1106 D-05200 EDWARDS ALLEN C JR AND KALBFLEISCH WAYNE L&F JEANNE CAROLYN 701 S 68TH AVE 11910 SW WILDWOOD YAKIMA,WA 98908 TIGARD,OR 97224 2S110,8D-05300„ • 2S110BD-04400 KAM RICHARD LAWRENCE AND OSBORNE DONALD L& LYNNETTE NAOMI MURIEL J TRUSTEES 11979 SW VIEWCREST CT 11938 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S1 10B D-04100 2S110BA-07000 KENNEDY TIMOTHY R&TRACY J PERRY JAMES W&SANDRA E 11977 SW ELEMAR COURT 11972 SW WILDWOOD TIGARD,OR 97224 TIGARD,OR 97224 2S 110BC-00501 2S 110BA-06400 KUHL JOHN W&JERIALEA A PHILLIPS MICHAEL AND JANET S 14670 SW HAZELTREE TERR 12204 SW WILDWOOD PORTLAND,OR 97224 TIGARD,OR 97224 2S110BC-00200 2S110BC-01700 LASSELLE COURTNEY D ROBINSON CONSTANCE A BARBARA M 12000 SW VIEW CREST CT 12175 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-00100 2S110BD-04500 LASSELLE COURTNEY DANIEL& ROUSE CHARLES& BARBARA M GENDE DIANE M 12175 SW BULL MTN RD 11916 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97223 2S 110BC-01400 2S 110B D-03900 LOUD ANDREW C& SAYLOR GEORGE W AND ALICE E TAYLOR CONTANCE J 11933 SW ELEMAR CT 12040 SW BULL MOUNTAIN RD TIGARD,OR 97224 TIGARD,OR 97224 2S110BA-06700 2S110BA-06900 MAJORS LIVING TRUST SCOTT GORDON L&LOUELLA E BY WILLIAM JOSEPH MAJORS& 12000 SW WILDWOOD ST MARTHA JANE MAJORS TRS TIGARD,OR 97224 12058 SW WILDWOOD ST TIGARD,OR 97224 2S110BA-07500 2S110BA-07200 MASON KEITH A&ELIZABETH J SEMINARIO STEVEN JOSEPH& 14257 SW MCFARLAND BLVD SEMINARIO PATRICIA WHITE CO-TRS TIGARD,OR 97224 12009 SW WILDWOOD ST TIGARD,OR 97224 2S 110BA-07400 2S 110BC-00300 MERCER DANIEL E/BETTY M SHARP THOMAS J&PATRICIA J 12195 SW WILDWOOD ST 14440 SW HAZELHILL DR PORTLAND,OR 97224 TIGARD,OR 97223 2S110BB-01600 2S110BD-04000 ORNELAS STEVE SMITH KIRK H&CONNIE J 14465 SW HAZELHILL DR 11959 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 25110°A-06660„ • • • SMITH VISTON R JR&SUSANN B 12102 SW WILDWOOD TIGARD,OR 97224 2S110BD-05100 SMURTHWAITE THOMAS J& ROSEMARY A 11927 SW VIEWCREST CT PORTLAND,OR 97224 2S110BB-02100 SWANSON WILLIAM A&TERESA L 14390 SW HAZELHILL DR TIGARD,OR 97224 2511 OBC-00400 SZALVAY LASZLO&IREN 14550 SW HAZELTREE TER TIGARD,OR 97224 2S 110BA-07300 WEBBER JOHN D&CARLA J TRS 12155 SW WILDWOOD ST PORTLAND,OR 97224 2S110BB-02200 WELCH JAMES P&CHERYL B 14340 SW HAZELHILL DR TIGARD,OR 97224 2S110BD-00901 WHITNEY PAUL AND DIANE , 12035 SW BULL MTN RD TIGARD,OR 97224 2S110BD-02200 WRIGHT MARYANN 11964 SW WILDWOOD ST TIGARD,OR 97224 n, ' • Ed & Fran Egan CITY OF TIGD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 is\curpin\setup\labels\CIT West.doc UPDATED: 7-Feb-01 Earl & Marilyn Elias Charlie & Lade 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 Receipt #: 27200100000000001663 _... Date: 04/19/2001 T I D E M A R K COMPUTER SYSTEMS, INC, Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-27.0000 @$1.00 100-0000-479000 $27.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check GEORGE WALL CONSTRUCTION 0. 1033 $27.00 TOTAL AMOUNT PAID: $27.00 • • • 4 • • t CITY OF TIGARD RECEIVED aZts 44 COMMUNITY DEVELOPMENT DEPARTMENT APR 17 200'i PLANNING DIVISION CITY OF TIGARD COMMUNITY UEVELOPMEIVl Community(Development 13125 SW HALL BOULEVARD Shaping A(Better Community TIGARD, OREGON 97223 PHONE: 503-639-4111 FAX 503-684-1297(Attn: Patty or Shirley/Planning) REQUEST [QIlI ijil jOO Jr ' QPr °RlY MAIIi1NtL USIF Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134AB,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): 5 / � , � 1-7/7 /90 -I? std ��. INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: 2 e5�7 �� (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: 61 /1)2?/---L- PHONE: JO3 ‘YO QP/q — This request may be mailed, faxed, orliand 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: $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * sheets of labels x$2/sheet _ $8.00 x sets = $16.00 3 sheet(s) of labels x$2/sheet = S x a— sets = sL 1_sheets of labels x$2/sheet for CIT area x-_2_sets = $ 4.00 _L sheet(s) of labels x$2/sheet for CIT area = $A x sets = GENERATE LIST = MOO GENERATE LIST = 1140 TOTAL = $31.00 TOTAL = $a 7•61 • //,imiv:dgra (1\ CITY OF TIGARD OREGON June 19, 2001 George Wall 11600 SW Bull Mountain Rd. Tigard, OR 97224 Dear Mr. Wall: RE: Notice of Complete Application Submittal — MLP2001-00006 The City has reviewed your submittal material and finds that your application is complete. Staff will now review your application for Land Partition Approval. A decision will be rendered within 5-6 weeks. I am available to answer questions and otherwise assist you as may be required at 503/639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely/ 1� i% athew h-idegger Assistant Planner i:\curpin\mathew\mIp2001-00006.acc c: MLP2001-00006 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 0 1„,„4,h,Lat CITY OF TIGARD OREGON June 13, 2001 George Wall 11600 SW Bull Mountain Rd. Tigard, OR 97224 Dear Mr. Wall: RE: Notice of Incomplete Application Submittal — MLP2001-00006 The City has not received the information necessary to begin the review of your Minor Land Partition application. Staff has, therefore, deemed your application submittal as incomplete. In order for staff to proceed, the following materials will need to be submitted: Submit 10 additional copies of narrative, site plan and reduced copies of site plan. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincere) #11)0!" Aoi athew c el•eg:r Assistant Planner i:\curpin\mathew\mlp2001-00006.acc c: MLP2001-00006 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772. 0 0 Ate LAND PARTITION ,..Tt lil TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX (503) 684-7297 GENERAL INFORMATION la( PRE-APP. HELD WITH: ,I 0 � �� Property Address/Location(s): 1.2-1-75 SW Bull Mtn. Road DATE OF PRE-APP.: l I. I'b i i ll l Tigard OR 97274 Tax Map&Tax Lot#(s): 2S110 BC-00100 FOR STAFF USE'ONLY .83 Acre . Case No.(s) ' , C '' + ` . Site Size: ,, f ) Other,Case No."(s) -, i 1 "' . Property Owner/Deed Holder(s)*: George Wall Receipt;=No 7 503 670-7814 P, ��� � � � ,, Address:1 1 6 0( cw i 1.� Mt- u pa c Phone: s n 1 ti 3 9-2 9.7 6 Application;Accepted By. r ,.� City: Tigard Date ' , f t..@� , y 9 Zip: 97224 4 , t Applicant*: Same -t .:: i Y * ,., �,,4 -x.;, PP Date Determtned�,Cornplete I:, l£ Y Address: Phone: Rev*i2oo g lcur'pinlmalterslrevisedUariapart doc City: Zip: *When the owner and the applicant are different people, the applicant REQUIRED SUBMITTAL ELEMENTS must be the purchaser of record or a lessee in possession with written (Note: applications will not be accepted authorization from the owner or an agent of the owner with written without the required submittal elements) authorization. The owner(s) must sign this application in the space provided on the back of this form or submit a written authorization with :. this application. b ® Application Form . ‘,, Owner's Signature/Written Authorization PROPOSAL SUMMARY • ifn Title Transfer Instrument or Deed The owners of record of the subject property request permission to ✓ Copy of Pre-Application Conf. Notes allow a Land Partition to: N/ Site/Plot Plan (#of copies based on pre-app check list) divide 36154 . 8 sq. ft. into 3 (total area) (#of parcels) E Site/Plot Plan (reduced 81/2"x 11") containing and \[j Applicant's Statement (sq. ft. or acres) (sq. ft. or acres) / of copies based on pre-app check list) [A USA Sewer Use Information Card Per attached plat (Distributed/completed at application submittal) • (provide any additional information here) fl USA Service Provider Letter %'EJ 2 Sets of Pre-Addressed/Pre-Stamped #10 Envelopes & Copy of 500' Property '3- = 5rpo67 / Owner List Generated by the City {� \/� Neighborhood Mtg. Affidavits &- .o. 6,5-67 Q Filing Fee (City) $ 780.00 (Urban) $2,480.00 1 List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) • THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this J 5 day of `? -// /(1---7 ,20 O /2_7 ijaf/C_ Owner's Signature Owner's Signature George Wall Owner's Signature Owner's Signature 2 • SYSTEMS,__,,� Receipt #: 27200100000000002027 000002027 Date: 05/16/2001 TIDEMARK C Line Items: Case No Tran Code Description Revenue Account No. Amount Due MLP2001-00006 [LANDUS]MLP Application Fee 100-0000-438000 $780.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check GEORGE WALL CONSTRUCTION 0 1081 0 $780.00 TOTAL AMOUNT PAID: $780.00 • 0 CONTENTS COMPLETED APPLICATION FORM TITLE TRANSFER INSTRUMENT WRITTEN SUMMARY AND NARRATIVE IMPACT STUDY PREAPP CONF NOTES USA PROVIDER LETTER ENCLOSURES: 2 SETS ADDRESSED STAMPED ENVELOPES REQUIRED PLANS USA SEWER USE INFORMATION CARD • • PARTITION PLAT REQUEST APPLICANT: George Wall 11600 SW Bull Mountain Road Tigard OR 97224 ENGINEER: Harris-McMonagle Associates, Inc. Engineers-Surveyors 12555 SW Hall Boulevard Tigard OR 97223 DEEDHOLDER: George Wall SITE LOCATION: 12175 SW Bull Mountain Road LEGAL DESCRIPTION: 2S 1 10 BC—TL 100 SITE SIZE: .83 Acres ZONING: R-7 PROPOSAL: 'roperty line adjustment . d partition per attached plan. C 0 • • PARTITION NARRATIVE 2 S 110 BC TL 100 PRE-APP CONFERENCE HELD 11/16/00 PROPOSALS: In conformance with provisions of R-7 zoning the applicant is requesting permission to partition the subject property into three parcels. Two of the parcels are to be sized to meet density standards. The third lot is sized for a current building lot plus enough additional area for two more building lots by future minor partition. Access to services are available. No trees will be removed or need protection. No variances are requested. DESCRIPTION OF SITE AND VICINITY: The property is a slightly skewed rectangle 293 feet deep and 124 feet wide. From the southwest corner to the northeast corner the lot drops 18 feet; approximately 330 feet cross angle distance. This is less than a 6% grade. The property is less than V2 mile off 99W and is in a sparsely populated transitional area of middle class homes. INFRASTRUCTURE IMPROVEMENTS: STREETS: Accessing from Bull Mt. Road, a 20 foot wide paved lane to serve all lots will trail along the west boundary. The lane will be shared with the property to the west and screening of the roadway will be by existing shrubs along side of proposed roadway. No half street improvements or sidewalk along Bull Mt. Road are requested or planned. The applicant will provide a covenant to titles against remonstrance to an eventual LID for street improvement. STORM DRAINAGE: Storm sewer is available in Bull Mt. Road and is at a depth sufficient to service the entire plat. The storm sewer line will be extended to a point center street in line with the east property line of the property. This solution has been discussed and agreed to by the applicant and the city. SANITARY SEWER: An existing sewer line and easement abuts the east property line of the property to the east of the subject property. A utility easement has been negotiated to cross the adjacent property and connect to the sewer. • • WATER: Water access exists at Bull Mt. Road. POWER SERVICES: Gas and electric access exist at Bull Mt. Road. TARGETED CODE CHAPTERS: The following code chapters were requested to be specifically addressed at the pre-application conference. 18.390 Decision Making/Impact Study The provisions of Chapter 18.390 request a discussion of the impact this partition will have on the transportation, drainage, parks, water, and sewer systems and the impact of noise. Storm drainage, sewer and water have been discussed above. Park usage and potential noise should be negligible if the three homes to be built on the property are used in compliance with existing codes, laws, and accepted social standards. The impact of transportation is mitigated by the 15 foot frontage land dedicated to the ROW, the TIF paid with permit fees, and the no remonstrance restriction to be recorded with the titles. A fee in lieu of burying existing overhead utility lines will be paid. Neighborhood input will be addressed by submission to the city of area owners list per Type II procedures. A neighborhood meeting was not requested by the city for this partition. 18.420 Land Partitions The provisions of this chapter provide the applicant an understanding of the rules, regs, and standards for partitions. The applicant is the owner of the property. Engineering and construction will meet the provisions of ORS Chapter 92. It is understood no parcel can be sold until platted and recorded. Provisions within this partition have been made to comply with the needs of future partitioning. Submittal of the final plat will be by an engineer licensed to practice in Oregon. 18.510 Residential Zoning District This minor partition application complies with the standards of R-7 zoning for area, width, depth setback and use. 18.705 Access, Egress and Circulation A 20 foot paved road will be constructed as described above under Streets. Provisions for permanent easement and maintenance of roadway and approach will be recorded on titles. The private drive meets code for width and number of lots served. • 18.715 Density Computations There is no flood plain, land slope in excess of 20%, drainage way, or wetland on the property. See plans for density computations. 18.745 Landscaping and Screening The city requested screening of roadway from the property to the west. However, that property is going to share use of the roadway which should preclude the need for screening. A buffer of plantings currently exists along the east property line of the property to the west. Street trees will be planted per code. 18.765 Off Street Parking There will be no direct access from lots to the public ROW. Each lot will have 2 parking spaces not counting garages. 18.790 Tree Removal No trees will be removed. No trees will be in jeopardy or need protecting. 18.795 Visual Clearance Area Access onto Bull Mt. Road meets the thirty-foot visual clearance requirements. 18.810 Street and Utility Standards Most items this section addresses have been discussed above. All construction will be to city code and standards. All lots meet minimum frontage standards and houses constructed will observe setbacks. All construction will meet or exceed code requirements. Restrictions to be recorded with titles. 1. No remonstrance to Bull Mountain Road Improvement LID. 2. Utility easements per attached plat. 3. Private roadway easement. 4. Shared maintenance of private roadway. e "I::ii 0 ...171,11d pu? NOIJ.1,1AV(...1 Y dTPid 1. 1AVd 'ID •Tyk. cciwf i)N1 :7.11'...,VN011.0.11•1•;1;PIVI•1 . •• ••••••••••••••••••••••••- ••-_-_-_••-• \ 01 NO -Lad V CI -1 -1V i\A •.• ... -............................ ........... ..........-............... . -°°°° •• • .................... ........................ • °' • • . • • . • •='•/ L — — — — - i r 3 - - — / / / ii 20' 'JTILITY EASEME.T 1 / / I ( I I / 122.45' -_ t - / /N 86'35'42' E 1 --- _ / / / ( 1, ( g • .,1 � i 1 12245 `'� --1- - /._T/ / I I I I 1 g>b _w. ( .._. _ / MAO; tS1-1OBA I I Ill g DEED RECORDING / I i I rma 52 ��• NO. 85-024994 0 N O. 1 1 ------------- ---------- T/L 901 I c H .t Q O �N H'"4,1. L J------------------ y ------- - , I R PARCEL 1 MAP 251-1OBA -— J/ / — - — — - A= 19,693 SF - 1— — - NeaT._._ p'uwn'EFSE • 1 / c E! ,� I I :? IV ME PUBLIC SANITARY SEWER __a __ _- \ t F p - EASEMENT. Qn'um - U) a . •Cf - -N I -- ,t - aa Cu 0'WIDE PUBLIC SANITARY SEMFR N. . -_._ -__._- _- _ I _-.-' _-_ _ ___ rll R W ND STORM DRAINAGE ESMT. -� ` `,11_ '--- -Cu • REI LOTS.. m T/L 100 I - �� DEED RECORDING_ _---- 3 N0.85=024994 "M'I M MAP 251-1OBC I P,4L1 MAP 2S 10BA - �%ry, c DEED RECORDING I 200' .` \ I• T L 200 Z #2001-028226 -0 — _-I 2G TOP.CONST.ESMT_ v WS SAW LAMM a.ut^,s EASELS MAP 2S1-1OBC ', - b \ _ — - 1• r a � _ 22.00' N 8972'30'W MAP 2S11�OBC –J I _ – –____ Li 1 5 °� 6ay ( i 100.14' - _ - __-_-.. a - DEEO RECOaowc I. I2om-0.2.8246 t - , . - — — - — — — 20'WIOE PUBLIC SANITARY SEWER - I 'L., S AND STORM DRAINAGE ESMT. • 8 PARCEL 2 8 " f l'\-.. A= 5.207 SF iO ''`. V I 'art woe Fans nrtnrILIER---..4No-erm grww¢mN. I \ \s -- TAXELOT 200 SHALL HAVE RIGHTS c~iw? T-517 I 5. 1 \ '\ __._______ __ _.__--- - J . rgki TO USE TRACT A FOR INGRESS/EGRESS o<<< 1 N 8922'30-W s ( \ a ry o � FOR EXISTING AND FUTURE ` i T i v I • II 22_59' 100.14' I -DEVELOPMENT. a I 2b.5° I I ! ' i I yi o m I W ° eyxel@( ^o^pq SCALE f 22.00' pROPO5E0 L. I I' - 1211!,'yY R/w 0 0t valaEO) I r zaao a�.°^°'.ww+ -- i �'�--� 20.00' ,(EW r f d y �I PARaI] -_ ._ _ _ - ena. 1 - PARCEL 3 I .o • .r l - ..__ _ I ,`'- ---- A=6,337 SF I I y i I I _ __________________________•= 40.44' ( _ ,� 30.72' ,SFI '•. - -=18.0• /, /r L=29.83' 81.00• _ ___________—_ --- ___ - _ - . I I 15'RAW pED{CAnON A° 1.8�¢ _DEOb I SW BU MOUNTAIN ROAD V I 50• W 122.5 --- --- -- S 86'13' .�P � f "- zo.o' J ` o J SW BULL MOUNTAIN ROAD1 _ _ _ — — -=.- = - - H r THE EX. FIRE HYDRANT IS 250' WEST.OF /` \'. THE PROJECT SITE, ON THE SOUTH O ' SIDE OF BULL MOUNTAIN;ROAD. 1: -.��,! -- t • •I r 0. 1• •PRELIMINARY ' PLAT . . I W E QD S " ZZ// • 1.0• LC TL LT D/L I 6 • .., r sm aqq I1• n• t.a e' I I 0 30 60 / • T.C.Rf._C/La,.O,o By I ,IF I 1 , SCALE - /. W PRELIMINARY UTILITY PLAN as • 3-I/r cA�r AA4NLTIC=CRETE .. • r 3/4'()lEVEUNC ROM 7't(-)elY ROGTt PLACE ASPtocr IN 2!tom(SMmE DA S�g 96T• ■ TRACT A NO PAR101/G AIMED ED ON STREET PRIVATE DRIVE AS'SHOWN TYPICAL STREET SECTION NNE N3 m•�r . rNl-NR 2 - - • ��� ���N ���N .- ��' ��� . • | 0 ° - / v � ' ' ' `` ` ' `. / ' ' '' / ' -� �� ' ! -- ' ` \ / ' / � ' .'' .'-- ' ' ` `� / , " � ' ~ � -~' ` `` / ~ / / | m . '------- ``` `� !•�_ ' '_ , `` '� ----__ / / � / ~ __`~-~�===~- ----� --- '-------- , . •• •• / / -- ° / ' | / ~ -,------ -` x -` . / , 1 ��'�� -'`` ` ` • / `` ' / ``` \ � ! '/ - \ �• - '-------'---- ------- --� � `` ' : _-----� ' .�' '`� - / '`.` / /'- -- - ` -� ' ii---� ' ' --' -- 7-___ ` . ' / ----- - `� ` . `- | | . . ° ` -'-- PARCEL ' ` •'` ` ` | | | | / -' • � •` ` ' � / I I • ---- '--���_` ` -`- `` `` ' ` . | � ' / . _.` .__ ` . • . , | ` �� / | `' ` '' ` •• �` . � ' . 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'.� \ - -- -` `` ` ` ` . ``. ` • ` ` � ` ` | ' - `.` . \ ``, � � ` `. u� - ��� `' '` � ` ` � ' ~� � G � �,� -' ' ` � •. `` ` m ^ 0 ^ Q�� -� ` `� ' � � -- �--- ~ g a .' �--� ` . . . . ` ` . =- ` `'` � � ' ` ` ` ' � ` • ` | �� �� \ '' ` `. � �. � � ���` ` '`_ ``` � | ` ! / �KT `--. `. ` ^�^ ^ ` �` ° ��� ' _- ilia:-W '` `.` � �' ��( '-` / / �. �� '` �` ` `� ``_ `, \ '`\ `, `� s\ ' ___L-- �� �- - -' ``` ° ' ` \ `` ' � ' '` i / | `�, n �` ' | ` --- ' _�� � -�--------- =^ __- --- --- --- ______ ���: r� \ ' ` �. ` " ' � = � ------- � __-_----- --� ___'~-�=�� ^-- __--- ���-=----�� ~a���s � ```_ Lr� ' . ` ` =�. --- i ___ __- --- --- _______-_---�--��____������------� y�� �`� _`' � � __ ` � _� ��Q�~ 0 @ ------- - `'` ``` '` ` -- .,/� '` ��W�n �Q�* `` ��_� �~ .` `' `` � `� *w /�°~~ � ` `` -~ ��� •�- p^nc� s ` `` `-' `` i � � -` -` . `` } `` �� \ -'` , :„ 1 ., ,` � � | �. ` ` '' -' • `�' i i � '`� ' ----` �-__i -�- -` ---� - . ` � `' | ' -� ��- `'` ' ^~^� / `, ' __~�------ --- rjiiT±_`` \__ ' | � �--- • � � -��� ` �. �. ` ^ ` �~_- ```� _ - � _�����~-,=�-�'_~^_--.. `--` ________-~_��_ ` . .. ` .' . °�.� '- � ' ' O. --`` SW 8ULL �0UmT�UN ROAD � ___ _�_ __— ___ ___ ` __— � —__ __'�' . . ` --_- __ __- . ' . __- .-__ .' . • • � . . / �--- _� .` `_` \ _____�,--------�-------- , � cc ---- ` ____��--_____- � �� . � �� -_--��---�` ' '` � �� . . ~ � ' \ ____ \ (4.. . / . � ` � \ | ��� � � ' �. ``� � � ! | •� — ~- 24 s _ _ — -- � _—•PRELIMINARY GRADING PLAN __ - — � -` , � '- �� ``� `.��}===,�°c� _-1�-__^� '-_-_ _~ CC . 11--- -----1 I � ``._ ---- -- ���°������� | / | | | | ~ u� • -� ' ' , . / '-- ---~ | � | F---1 | | | | . ", � == ' • ' �mn�� ,*,^n . �� �� � ' ' FUTURE CIRCULATION PLAN * - ��� ��SCALE � . � � °=°= � � , . . ' • ~=~ ' .� �� � ' 10/30/1995 23:09 5035246. GEORGE WALL PAGE 02 0 04/11/01 14:17 FAX 503 640 332S UNIFIED SEWERAGE ®002 Ile Number 1 06,24 l VA !-_. Sensitive Area Pre-Screening Site As - -ment Was Sewerage Agency 4 � of Washington County Jurisdiction i�i4..7iiii�i_i�vs�Y:�: Date Z D / --_ Map &Tax Lot j 5 /D 4 dr., /b0 Owner G' Pex Air G L Site Address Contact • • _ . 4.4 Proposed Activity 3 sid6L/K , rA,Address ��- ., / - lI /4 ";tic S 0117.2- 2--4- Phone gcn 3 .,7 O - ?t/(1- Y N NA Y N NA n ❑ USA Come MtA. ❑ ❑ ❑ as ri 1 infrastructure maps Locally adopted studies or maps Other ❑ ❑ Specify El Specify Based on a review of the above information and the requirements of USA Design and Construction Standards Resolution and Order 00-7: ❑ Sensitive areas potentially exist on site or within 200' of the site.THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. N,46iSensitive areas do not appear to exist on site or within 200'of the site.This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently c scovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT. ❑ The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: A Reviewed B VEZEriEl,ingrigAr 1 Date: WM Post-ItTM brand fax transmittal memo 7671 . WiNEWM1/11111iianbill11111 Returned to . , ,licant cm � � Mail F- ■ C g unler Dept. '�a MU NA - . I I By , ,,1.- ,�, IA WILMTIPLIMIFaxl\ • • •ti • • • i. t:7i@ f ' / w. • • < • • • • • • • • • • • • • i • ?dpi• �� .....;,.,.... ... .. "...• .. Ra ..• • • • • • • �t F. Xa • • • 'NI' : :11••.,.• '+'•:'•••••. „.:„.,•\ • • • • • t‘ w. k . 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I w "I.,.•._..... .ni ':;y xS•✓' ,„/ �'!Yi” 'T 4.• i. � �{• i, y R °i V �x�.t > :�y •'4: :I. � ;E Z> 9�jY.x xd.. � A•v. ••.m......r......... a rr a u ° • ''t a _..r. ... k • • e.Time Order Na 00119045 I rrrertt ; 4-. _ .. °.•AVMs- .. �tst�r 1 /Q .Escrow No.00149015 - Clrtt ta,'��f _ • - -.•ra. • <tf�• i AAsr Rearm Tee M .*,,c': . • PACIFIC NORTHWEST TITLE 503 871 0535; 04/13/01 2:05PM;Jetx #938;Page 3/3 ; r. ,J= • • . • E blbf A • • corner of Section 10. Township 2 South. Rome 1 West, of the Willamette Meridian, in the County or '�-`� • E<RGMNlNG a the Northwest ccxn Waslhir4tott and State of Oregon;thence South along the West lint of said Section.a distance of 1834.5 fat to an iron pipe on the Notch ling of the county Road known as SW Bull Mountain Road:thence E. stMy aeon`he North lint of said road 1110.41 feet tom troll pipe ';.r; •: comet or that attain no conveyed to Courtney D. Lasc11e and Baabara M.Lasagne,husband and wife,as recorded `. �-' l D the�3 � Dad Records,sod the true point of beginning of tre tract herein deecrOed; On Page 53 in Deed Book 354.Washington County Oregon thence Notch alone the Easterly line of sai0 i•asse!!e Tract 293.0 fat to an iron pipe at the Northeasterly coma t taut;therm Westerly clone the North tine of said tract 124.0 feet to a point;thence South,parallel with said Easterly line.293.0 feet to a point on the North 11tte of said road:titencoc Easterly 124.0 feet to the true point of beginning. ° 7:: • • • • • ..1 • ' f • r CITY OF TIGARD RECEIVED -o COMMUNITY DEVELOPMENT DEPARTMENT APR 17 2001 "!!' PLANNING DIVISION CITY OF TIGARD COMMUNITY DEVELOPMENT Community Development 13125 SW HALL BOULEVARD Shaping (Better Community TIGARD, OREGON 97223 PHONE: 503-639-4111 FAX: 503-684-7297(Attn: Patty or Shirley/Planning) REQUESIT FOR f0 qJOOJ 0, ° �Rk Y OjWjNELB MAIMNIL ISlT Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134AB,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): 5 / i /00 10115 INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: 2 csg7-3 (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: 6—fg- Cho��r �— PHONE: JO3 6-70 QP/9 This request may be mailed, faxed, orliand 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: - $11 to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE* * * COST FOR THIS REQUEST * * sheets of labels x$2/sheet = x sets = $16.00 3 sheet(s) of labels x$2/sheet = $ x sets = sheets of labels x$2/sheet for CIT area x-2_sets = $ 4.00 sheet(s) of labels x $2/sheet for CIT area = $aZ x o2 sets = GENERATE LIST = $11.00 GENERATE LIST = $11.00 TOTAL = $31.00 TOTAL = $,27-67) 701 . SW AMES LANE MI>LU CITY o I OEOORAPHIC INFORMATION SYSTEM AREA NOTIFIED SW CHANDLER DRIVE ,,_____ , (500') HI RP I DUC1jILLy C . t, °= ° = Ak■ FOR: George Wall x 25110800220 25110800840 2:�.■0A0740 v 0 II1 -IIII 08901501 J • OBA065,0 . / v 251100002100 RE: 2S110BC, 00100 70110000160■ ��/ 2 OBAO 1 9 0000 10 • I:.1,.Ip > OBAO 00 2 0BA05:01 Mil )- CO' CT 0e90:000 III 25110060031. •1090060'0 OBA070! O2STIDBC01 �� 2, OBAO: 10 . OBA06:00 ,. 00000801 2sno000' 00 Property owner information 1— w is valid for 3 months from ' w \ 2: 000022�o the date printed on this map. w cc 2 OBCQ18 0 ` 251108000901 08001000 Q 51109 i, 00500 0020'�� 2111080011(0 ■ 0��00500 ''," '10 00002310 SUBJECT SIT: I I —� BULL MOUNTAIN RD • ___„� r I 1.1080041002 oeDO.-•, '. , 0900410 40020.100 i 2511o9cm2ot SW ■4" liii R■ 2511oBCOM00 o OBDi. „ y,�0001 151111 n� '1- s 00005 00 08005 ill 0890-00 25noecotaoo SW � ;E CT , • toN�Ry 25110BC01200 2a1108C01700 • Ilk 1 • 4111111 A , ;14 N � 0 200 400 600 Feet 1"=417 feet . oth1(4.11111111 �� ..,1 , ....;! 16116 ST SW AUTUMNVIEW S r�r id JIII t*-.:4a • 4 City of Tigard 01111" �Q� N� A+� Information on this map is for general location only and .• should be verified with the Development Services Division. 6T 13125 SW Hall Blvd ' DR N ..�, y Tigard,OR 97223 /\S,, , 7 (503)639.4171 IOhttp://www.ci.tigard.or.us Community Development Plot date:Apr 17,2001;C:Urlagic\MAGIC03.APR 2S110BC-01200 • 2S110BD-01100 • AMES ROBERT R AND FAUNCE MICHAEL J&DEBORAH J AMES A GARY AND 11885 SW BULL MTN RD JOHNSON VIRGINIA TIGARD,OR 97224 1801 SW HIGHLAND RD PORTLAND,OR 97221 2S 110BD-02300 2S 110BC-01300 BAUMAN JEAN G TRUSTEE FROUDE CARL J 11949 SW BULL MTN RD 12200 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-04300 2S 110BA-05801 BROWN DAVID E&JANET L GRUHER JAMES&MONICA 31 BELLINGHAM 11905 SW WILDWOOD ST LAGUNA NIGUEL,CA 92677 TIGARD,OR 97224 2S 110BA-07100 2S 110BA-06500 BULLER JOHN J III/ALMA J HAGERMAN PATRICIA 11975 SW WILDWOOD ST 12160 SW WILDWOOD ST TIGARD,OR 97224 TIGARD,OR 97224 2S 110BD-01000 2S 110B B-02000 CHORUBY PATRICK S&LORI L HELSETH DENNIS H AND 11925 SW BULL MTN RD NANCY L TIGARD,OR 97224 14420 SW HAZELHILL DR TIGARD,OR 97224 2S110BC-01201 2S110BB-01500 COLEMAN ROBERT E&VERNA M ISHIDA TERRENCE&CONNIE J 12300 SW BULL MOUNTAIN RD 14405 SW HAZEL HILL DR TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-00700 2S110BC-00500 COUCH RICHARD T JOHNSON PAMELLA SIMS 11870 SW WILDWOOD 12235 SW BULL MOUNTIAN RD TIGARD,OR 97223 TIGARD,OR 97224 2S 110BD-03800 2S 110BC-01600 DAI XIAO PING& V JOHN O AMELLA SIMS LEE TIFFANY DAI 1223 BULL MOUNTIAN RD 11915 SW ELEMAR CT TIG RD,OR 97224 TIGARD,OR 97224 2S110BA-06800 2S110BD-04200 DAWSON KENNETH L&MELANIE A JOHNSTON LEE AND JOYCE 12036 SW WILDWOOD ST 11980 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97224 2S110BD-00801 2S110BD-05200 EDWARDS ALLEN C JR AND KALBFLEISCH WAYNE L&F JEANNE CAROLYN 701 S 68TH AVE 11910 SW WILDWOOD YAKIMA,WA 98908 TIGARD,OR 97224 • • 2S110BD-05300 2S110BD-04400 KAM RICHARD LAWRENCE AND OSBORNE DONALD L& LYNNETTE NAOMI MURIEL J TRUSTEES 11979 SW VIEWCREST CT 11938 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 2S 110BD-04100 2S 110BA-07000 KENNEDY TIMOTHY R&TRACY J PERRY JAMES W&SANDRA E 11977 SW ELEMAR COURT 11972 SW WILDWOOD TIGARD,OR 97224 TIGARD,OR 97224 2S110BC-00501 2S110BA-06400 KUHL JOHN W&JERIALEA A PHILLIPS MICHAEL AND JANET S 14670 SW HAZELTREE TERR 12204 SW WILDWOOD PORTLAND,OR 97224 TIGARD,OR 97224 2S 11 OB C-00200 2S1 1 OBC-01700 LASSELLE COURTNEY D ROBINSON CONSTANCE A BARBARA M 12000 SW VIEW CREST CT 12175 SW BULL MTN RD TIGARD,OR 97224 TIGARD,OR 97223 2S110BC-00100 2S110BD-04500 LASSELLE COURTNEY DANIEL& ROUSE CHARLES& BARBARA M GENDE DIANE M 12175 SW BULL MTN RD 11916 SW ELEMAR CT TIGARD,OR 97224 TIGARD,OR 97223 2S 110BC-01400 2S 110BD-03900 LOUD ANDREW C& SAYLOR GEORGE W AND ALICE E TAYLOR CONTANCE J 11933 SW ELEMAR CT 12040 SW BULL MOUNTAIN RDA TIGARD,OR 97224 TIGARD,OR 97224 2S 110BA-06700 2S 110BA-06900 MAJORS LIVING TRUST SCOTT GORDON L&LOUELLA E BY WILLIAM JOSEPH MAJORS& 12000 SW WILDWOOD ST MARTHA JANE MAJORS TRS TIGARD,OR 97224 12058 SW WILDWOOD ST TIGARD,OR 97224 2S110BA-07500 2S110BA-07200 MASON KEITH A&ELIZABETH J SEMINARIO STEVEN JOSEPH& 14257 SW MCFARLAND BLVD SEMINARIO PATRICIA WHITE CO-TRS TIGARD,OR 97224 12009 SW WILDWOOD ST TIGARD,OR 97224 2S110BA-07400 2S110BC-00300 MERCER DANIEL E/BETTY M SHARP THOMAS J&PATRICIA J 12195 SW WILDWOOD ST 14440 SW HAZELHILL DR PORTLAND,OR 97224 TIGARD,OR 97223 2S 110BB-01600 2S 110BD-04000 ORNELAS STEVE SMITH KIRK H&CONNIE J 14465 SW HAZELHILL DR 11959 SW ELEMAR CT TIGARD,OR 97223 TIGARD,OR 97224 • • 2S110BA-06600 SMITH VISTON R JR&SUSANN B 12102 SW WILDWOOD TIGARD,OR 97224 2S110BD-05100 SMURTHWAITE THOMAS J& ROSEMARY A 11927 SW VIEWCREST CT PORTLAND,OR 97224 2S110BB-02100 SWANSON WILLIAM A&TERESA L 14390 SW HAZELHILL DR TIGARD,OR 97224 2511 OBC-00400 SZALVAY LASZLO&IREN 14550 SW HAZELTREE TER TIGARD,OR 97224 2S 110BA-07300 WEBBER JOHN D&CARLA J TRS 12155 SW WILDWOOD ST PORTLAND,OR 97224 2S 110BB-02200 WELCH JAMES P&CHERYL B 14340 SW HAZELHILL DR TIGARD,OR 97224 2S1 10B D-00901 WHITNEY PAUL AND DIANE 12035 SW BULL MTN RD TIGARD,OR 97224 2S 110BD-02200 WRIGHT MARYANN 11964 SW WILDWOOD ST TIGARD,OR 97224 • • Ed & Fran Egan CITY OF TIGARD 14635 SW Bull Mountain Road WEST CIT SUBCOMMITTEE Tigard, OR 97224 is\curpin\setup\labels\CIT West.doc UPDATED: 7-Feb-01 Earl & Marilyn Elias Charlie & Lade 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 c/o 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 , a 44 • :. 4 3 Y.. • .. .:9 i . .., . 0 ,......:...t: ........... , ...: > .. a :......s. r".„.•>q A x Sax ii. v" 0kx: u i^ t•:•::::: /..„,- ,•••.,.... .1:,...,•:::: ..„ •.,f,.... i ••••t:::g.• P •a g&• �:: a'. :..:a:x. :a B a :p r a.•: :•: ....#,: 's<:.. x.. ::. • . L. 'y'4."1r �xx . 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'°P $ . a'a i � w £e ". 4 ' x Mf f ••. .:zE M:u°ig,:i:., y..? i •..47.41!:!M^i x .:.. . .. i " 'rt,•• .„ ' ` a;?4:e:: • : �,, • : a ♦ie:. . . a... ,x F%. 9 . . g' .. ii ?” i . 1� .t'... k.•• ^ '" w> :;.. <x T .w^ :..... ;»' f......=';`f......=';`..:•:'.....r!''''.l.:••'. :p" .x:i d♦";i '.: .v;•8;::" Y :.: • ui i M b:xAI .S :•NT< .; i f..:s .x;. x . r•z . . x i I •.••; i' w -i" ; • BULL M 04 . 1- .:'..1 vx .• :' '.t,w.; ... ... _ i.N:& .... .... :.i c i0:': f .♦'' . <. i :'.I ,<x s i„:4: !:v•• g: ^ 4::,5\ux 1,, .r '.J • .... ........ s xry:A.x • bz.; ..v: T 'Y• • •9w • • • �3� ,� �i ,t �.K i� 34X r �� � ., �../i rrf ;S °t ? -j r t � y #t i .,k',, �,.. n Ti ..J:;;-1,2;,..\,....A S2 s' 7 1 i �G t r S'iKST fG Sf :„..1.,1„..,,,i,. „..-S`9F: , ,.' . .„,�.{. i ar 'ts5- ,.`—, }r , :: X. 1�`."'�, �? t ;v, :P'as..,; '''I,s'i;5� �f i't-4`,•�'p. I i ,.{ F j 4 t ✓.'Cs1.' _,.L }y�r—i S" "K -! q = 4 :--- F: 1.1 "I!1 '!'�".-' ,.t ,4.;04r., C 1) P .-41 .o e + 1 , Cl ; l{. � ti cam, ,?e t a , . t .i I 1 a rc r i 1 t...,! a Nr'��, L.Z«i4 -'e� K 2�aS.+ v� °� I:41.c :�ard?-` `t l:�a. .,e xr:. �/ .F>i }a�,,r ra'J1 'Y fr,4�e-,/i e( v.�i ,may ,{.+}� , -�. -..-P` f E s ./y7 `( j^.'ifi f.4 s^ i1 =.• _''' :tea 4� 'iJ- (: ,�'" 43p , . ^'t,,I: Rte✓ a^sin` stt ,it,1 i'(aon:i edUn: ' ��' .-I -,'/'tom' ru'hiy 0 ►\ a.£j':1` ' ` „ !` ii.✓3 .1 RESIDENTIAL 1u PRE-APP.KM DATE: I _ 0='ail' STAFF AT PA-APP. •A 40P - APPLICANT: bee.-eye G<2 ( AGENT: Phone:(33) 672- J-2$/ft Phone: ( ) ° PROPERTY LOCATION: ADDRESS/GEN.LOCATION: /�/ 7S Std _�� TAX MAP(S)/LOT#(S): .-sv/0.5C_ -O o/CYO r NECESSARY APPLICATIONS: 46k..-..0, .;-.^`.f-7 d9.--7I t ` PROPOSAL DESCRIPTION: i e � v-e-* j �—e--2 :c �ell♦ i - .46 4.4. i COMPREHENSIVE PLAN _ MAP DESIGNATION: �� - ' 1 , - i • ZONING MAP DESIGNATION: - 2 C.I.T. AREA: u.,2,.s4r- FACILITATOR PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:‹6cosq. ft. Average lot width: s-'D ft. Maximum building height:.35 ft. SethackS: Front /5- ft. Side C ft. Rear / 0 ft. Corner / ft.from street. MAXIMUM SITE COVERAGE: 80 % Minimum landscaped or natural vegetation area:XD %. [Refer to Code Section 18. '[t7 I ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as par of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 times the average width, unless the parcel is less than 11, times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.810.060) OW OF TIGARD Pre-Appliation Conference Notes Page I of I kside.tisl Appliatia/Plmeint ni.isioo kaioa • • SPECIAL SETBACKS ➢ Streets: feet from the centerline of ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ Multi-family residential building separation standards apply within multiple-family residential developments. (Refer to.Code Section 182301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. • (See applicable zoning district for the primary structures'setback requirements] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office:-451AG LOT BUILDING HEIGHT PROVISIONS MAXIMUM EIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones sstories, or 35 fee R-12, R-25 or R-40 zones provided that the standards of Code Section-18.730.010X1. aFe satisfied. r RESIDENTIAL DENSITY CALCULATION (See example below) The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. (Refer to Code Chapter 18.7151 I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 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°/Q)for public right-of-way 6.534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3.050(minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist(or the next whole dwelling unit.NO ROUNDING UP IS PERMITTED. *Minimum Prolect Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD.MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Appliation Conference Notes Page 2 of I I tnilaeul Affhabo.Rlanat oirio.SHOO. • • BLOCKS The perimeter of ELKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way (line except where street location is preluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block length greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. (Refer to i de Section 18,810.0901 FUTURE STREET PLAN ','13 EXTENSION OF STREETS - -E .EE ' _IN .il• > Be filed ■ the applicant in conjunction with an application for a subdivision or partition. The plan shall sh• the pattern of existing and proposed future streets from the boundaries of the proposed land •' ision and shall include boundaries of the proposed land division and shall include other par s within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or roposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilif s on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. [Refer to Code Section 18.810.030.FJ PARKING AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. > Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. > Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. . NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: > Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. > Compact parking space dimensio s: 7 feet. 6 inches X 16 feet, 6 inches. > Handicapped parking: All pa ing areas shall provide appropriately located and dimensioned disabled person parki g spaces. The minimum number of disabled person parking spaces to be provided, as ell as the parking stall dimensions, are mandated by the Americans with Disabilities Act (AD ). A handout is available upon request. A handicapped parking space symbol shall be pal ted on the parking space surface and an appropriate sign shall be posted. [Refer to Code Section 18.705 a 18.16 1 BICYCL ' ' KS / BIC CLE RA . - required FOR M -FAMILY, COMMERCIAL AND INDUSTRIAL DE LOP a i S. Bicycle .cks shall be located i reas protected from automobile traffic and in cony- - t locations. [Refer to Code Section 18.1651 an'Of TIGARD Pre-Application Conkrena Notes Page 3 of I Widow!apphczboifiliatung Diviscit Seaion • S ACCESS WAYS 2'a Minimum number of accesses: / Minimum access width: s . Maximum access width: Minimum pavement width: .. 2C� REQUIRED WALKWAY LOCATION . Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. (Refer to Code Section 18.7051 ..452CLEAR VISION AREA .1 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 dassification and any existing obstructions within the clear vision area. (Refer to Code Chapter 18.7951 - ���� BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.7451 The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: along the north boundary. along the east boundary. along the south boundary. rte+& -N.( along the west boundary` STREET TREES "V STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet_inlength. Street trees must be placed either within the public righi-o:way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may indude the use of landscaped berms, decorative walls, and raised planters.. For detailed information on design requirements for parking areas and accesses. (Refer to Code Chapters 18.105,18.145 a 18.1651 UTr Of TIGARD Pre-Application Conferena Notes Page 4 of I I lesideatisl/ppktha/Pt,mot Dieem Seaioo • TREE REMOVAL PLAN REQUIREMENTS • 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 where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [Refer to Code Section 18390.030.CJ RSkMITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated tc allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such treE replacement. [Refer to Code Section 18.190.060. QTY Of TIGARD Pre-Appliation Conference Notes Page 5 of I ksileb I AppGcatioa/PIiri g Oiritios kcao. • • SIGNS • SIGN PERMITS MUST BE OBTAINED 'RIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" andout is available upon request. Additional sign area or height beyond Code standards may •e permitted if the sign proposal is reviewed as part of a development review application. • ematively, a Sign Code Adjustment application may be filed for Director's review. (Refer to.Code Chapter 18. ;0] SENSITIVE(ANDS The Code provides REGU •TIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE 0 AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WET •ND AREAS, ON SLOPES IN EXCESS OF 25%, OR ON UNSTABLE GROUND. Staff will a empt to preliminarily identify sensitive lands areas at the pre-application conference based on a ailable information. HOWEVER, the responsibility to precisely identify sensitive land areas. and heir boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lane s must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides reg• .tions for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPME IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.7151 STEEP SLOPES When STEEP SLOPES exist, prior to issuan.- of a final order, a geotechnical report must be submitted which addresses the approval stand. ds of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving th- requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY[USA]BUFFER STANDARDS,RESOLVE N AND ORDINANCE[R&0]96-44 LAND DEVELOPMENT ADJACENT TO SENSITIV' AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to pr• ect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A NIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive a ea, except where approval has been granted by the Agency or City to reduce the width of a portiot of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of th- vegetated corridor, then the surface water in this area shall be directed to an area of the veget. ed corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall b- 15 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated •rridor within the development or project site can be less than 25 feet in width. In any case, the ave,age width of the vegetated corridor shall be a minimum of 25 feet. • Restrictions in the Vegetate Corridor: NO structures, development, construct •n activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, o other activities shall be permitted which otherwise detract from the water quality protection provide• by the vegetated corridor, EXCEPT AS ALLOWED AS FOLLOWS: QTY OF TIGARD Pre-Appliation Conference Notes Page 6 of I I Iade.tid AppliutiaMlm.og Oircia Seaioa • • • > A GRAVEL WALKWAY OR KE PATH, NOT EXCEEDING EIGHT (8) FEET IN WIDTH. if the • walkway or bike path is pa ed, then the vegetated corridor must be widened by the width to the path. A paved or gravel alkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be constructed so as to minimize disturbance to existing vegetation; and A WATER QUALITY F• ILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approva of the Agency or City. . _.ti. .f V-.-t.tz• _• ti••r: IN ANY RESIDENTIAL ►'EVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separate owne -hip, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall no •e a part of any parcel to be used for the construction of a dwelling unit. (Refer to R a 0 96-44/USA Regula s-Chapter 3,Design for SWIM WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVER •Y DISTRICT. implements the policies of the Tigard Comprehensive Plan and is intended to reso e conflicts between development and conservation of significant wetlands, streams and riparia corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter :Ilows reasonable economic use of property while establishing clear and objective standards to. protect significant wetlands and streams; limit development in designated riparian corridors; m:intain and enhance water quality; maximize flood storage capacity; preserve native plant cover; mi imize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve sceni , recreational and educational values of water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS HE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe ha •or" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require hat "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, hich is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FISH-BEA•t ING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than ,000 cubic feet per second (cfs). > MAJOR STREAMS IN TIGARD IN( LUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBU ARY CREEKS)AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING S REAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Sum er Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries cf the Tualatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY F OM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDt OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as th_ "riparian corridor boundary" in OAR 660-23- 090(1)(d). a11 0f TIGARD Pre-Appliation Conferena Notes Page 7 of I I k,4t,ti� le tioamla ai Nine Seaioa • • ➢ The standard Tualatin River parian setback is 75 feet, unless modified in accordance with this chapter. ➢ The major streams ripari- setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and or streams (including adjacent wetlands) have no riparian setback; however, a 25-foot `w- er quality buffer" is required under Unified Sewerage Agency (USA) standards adopted am, administered by the City of Tigard. (Refer to Code Section 8.197.030] Riparian Setback Reductions _ • The DIRECTOR MAY a •PROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM 'IPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious rfaces otherwise prohibited by this chapter, provided that equal or better protection for identified ma': tream resources is ensured through streambank restoration and/or enhancement of riparian vegetation I - erved portions of the riparian setback area. li•i•'li •r Via -t•- 'n list •ed a To be ELIGIBLE FOR A RIPARIAN SETBAC REDUCTION, the applicant must demonstrate that the riparian corridor was substantially-distu rr ed at the time this regulation was adopted. This determination must be based on the Vege ation Study required by Section 18.797.050.0 that demonstrates all of the following: ➢ Native plant species currently cover I ss than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers I:ss than 50% of the on-site riparian corridor and healthy trees have not been removed from e on-site riparian setback area for the last five (5) years; ➢. That vegetation was not removed ,ntrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 101 year floodplain; and ➢ The average slope of the riparian area is no• greater than 20%. (Refer to Code Section 18.797.100] 9HARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should review code for applicable criteria. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) Oe 18.765(of-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.115(Sensitive Lands Review) 18.350(Panned Development 18.105(cass/EgressiGraduion) 18.780(signs) 18.360(site Development Review) 18.110(accessory Residential Units) 18.185(Temporary Use Permits) 18.310(yariasas/adjustments) �" 18.715(Density Conquations) < 18.190(Gee Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Conpatibikty Standards) 18.195(Visual Clearance dress) 18.385(Hiscenaneaa Permits) 18.125(Enironmenal Periarmstsa Standards) 18.191(Water Resources eta)overlay District) 18.390(Decision Making Procedurs/knpaa study) 18.130(Exceptions To Development Standards) 18.798(Wireless Cutimuniadon Tadkties) 18.410(l)t tine Adjustments) 18.140(Historic overtly) 18.810(Street&Utility Improvement Standards) 18.420(land Partitions) 18.142(Home occupation Permits) 18.430(Subdivisions) Sc 18.145(landscaping&Screening Standards) `� 1 8.510(Residential Toning Districts) 18.150(Manufactured/Mobil Home Regulations) 18.520(commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(kndaovl toning Districts) 18.760(Nonconforming Situations) 0TY Of TIGARD Pre-Application Conference Rotes Page 8 of I' ksikatiif t4 okz c tom.seaia • IMPACT STUDY • tgtl 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 roughly proportional to the projected impacts of the development. - (Refer to Code Sections 18290.040 and 18.390.050) N GHBORH00D MEETING The • ' 'LICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE • 'PROPRI •TE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date -nd the meeting date is required. Please review the Land Use Notification handout concerning sit- •osting and the meeting notice. • NOTE: In order a • o pre tminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. (Refer to the Neighborhood Meeting Handout) BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. (Refer to Code Chapter 18.755) (TTY OF TIGARD Pre-Appliation Conference Notes Page 9 of I lesdatid AppkatioaRla ag Drama Stave • ADDITIONAL CONCERNS OR COMMENTS: 11 i ..� L r i o 'L e-ea2u • PROCEDURE x.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 makinc recommendation on the proposal to the City Council. An additional public hearing shall be �: by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applicati ubmitted • all or •ro• •ed off at he counter without Plannin• Div'sion acce•tance as returned. Applications will NOT be accepted after 3:00 P,M. on Fridays or 4:30 on other v days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. On( 81/2'x 11" reduced scale site plan of the proposed project should be submitted for attachr to the staff report or Administrative Decision. Application with unfolded maps shall no accepted. The Planning Division and Engineering Department will perform a preliminary review of application and will determine whether an application is complete within 30 days of the cot submittal. Staff will notify the applicant if additional information or additional copies of the subrr materials are required. an or TIGARD P e-Appliatioa Conferena Rote . Page k iketid caoam.r:e tom.Sedies • • S The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period follows all d use decisions. An appeal on this matter would be heard by the Tigard 7/P�-e- �P..� . A basic flow chart which illustrates the review process is available fromnning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD .OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). PREPARED BY: `;ii0,e,,f - „ _ : CITY OF GARD NNING i 'ISIs ' - STAFF PERS, H$oING PRE-APP. MEETING PHONE: (503)639-4111 FAX (503) 684-1291 E-MAIL: (staffs first name) @dItigard.or.us TI11E 18 ICI1Y OF TIGARD'S COMMUNITY DEVELOPMENT COBB INTERNET ADDRESS: ci tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) Updated: 28-f eb-2000 O11 0f TIGARD Pre-Application Conference Notes Page 11 of 11 teide.og AppfiatnaNl+u:lg D visas kcooa • S City of Tigard 13125 SW Hall Blvd Tigard OR 97223 //Hn��ah4111,\�,nn� #F Phone(503)639-4171 �'' 1f ,I II Fax: (503)684-7298 Letter of Transmittal r-0 Transmitted By: Date 11/16/00 Project# ® Mail Project:. 2S1 10BC, TL 100 f l Will Call a Other to ,�� George Wall _ 1a r r Address 'F11620 SW Bull Mountain Road r 5 T'igardg OR 97.223 We are Sending you... Transmitted... D Drawings f l Prints 0 For Approval • Specifications 0 Plans 0 As Requested O Copy of Letter Samples ® For Your Use O Change Order M Other 0 Comment #of Copies Description 1 Copy of Engineering Preapplication notes. Items Are... ® Attached 0 Under Separate Cover via Remarks: Please call if you have any questions. G�' I From: Brian D. Rager Ac )ti, r' < c , 1 F< 3-7 �i f -v- z` ' c K< per,, /6, •r ..yyt }£.�s`'}�'_ca .fit � FY �i' >, r, � s �si`��ir-.ya n f �'tktry�,� �:,utt- ,ate' �Ys�-'�r�'st s � +�y`' +3' F t .: '4.y{ r '-i tiI-'r bC 't• �.,-t- .. y��v�..'�:, 411,47 7 q;z1 t. ��' ax•-. N.4..r 11' fx _It"-'- '�"< "' .y�a' � 13 r s � .i{� r�+`�'� S. 'C � +*•.wig.*�"r T+.>. S�`".F �"�'E -.t�c�.s'�s �� ?r et 7 ( t' Ef' --;x r 0- yr_ v� ' C 0 R - F,.'� .,.}t' 'S'4 7'` w„�'`.*:� y-'tttf � 3-_.3, ;� .:t: .. 1_Y3 1'1.4 �....:..Rks .ry c '� t'�s'�`w °:yia � a,�f I r. Q, -- .�5f.� cef.:- •-d', '�, s:4, 7 E r 4. RI: «r y ,,.t ,. ..411, .-�. 1.r. a�'t�i' :_:?3Y �.'Ik. 4R". -11 i.°Sa f 1 ;; _C."' ". ,3 t,t:i ,i•' Z:4: •sus, `�*�;��.5 �' x'tw �L£ i f^ a`.t. ,� i_ lfi :�:�;z:,�« i.�i S,as� -�s.. a r '�.i»'��'a.' 'tea vys y _ i. :�:g "'-3 '4'-- - '4 a (.fir' 1 ^t*.. ' ` .',,--h^."`z'. '.• > -r. z- te k a Isy.c1,,,_'. . - Al- - ::;It•a4i ,n.as'=.-: '�+�:.�... :;J'. �0,,ti :v FF r { , -� ` :. `-=-Development° g w:r... t Better�jy �' • Sliapng�A�:� {%4'L F � r I' -}" • 1 '1, - f • _ „,:-.,-;.,,. .,„.".{,,,,4,,p,,,,-3.,..,,,1-,,,,._- ' 'S."i , ... ., _ , ;eP;. . .`. .,..2-..• •r P.v... r •_f.w .. :.5-'• s 3 f Co=unity PUBLIC FACILITIES Tax Moats): 2S11OBC Tax latish 100 Use Type: Partition[George Wall) The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Bull Mountain Road to 35 feet from centerline. ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OFTIGARD Pro-Anppcatloa Conference Motes Paget of 6 EubsedN ppum at$ietki - • • • ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees. ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along.SW , to include: ❑ feet of pavement ❑ concrete curb ❑ s• torm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ s• treet trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OFTIGARD rro411pOcatlen Ceotenace Maces rage 2 of wa.•tw••ofl.ut$.dl.. Agreement for Future Stre.provements: In some cases, where street improvements or other necessary reic improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) SW Bull Mountain Road. (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the.street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Bull Mountain Road. Prior to approval of the final plat, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. - Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Wildwood Street to the north.. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend a public sanitary sewer line to reach this development, and extend the public sewer to the upstream boundary of the site so adjacent unsewered parcels can be served. The applicant intends to make use of an existing 20' wide utility easement that straddles the lot line between Lots 50 and 51 of the Shadow Hills No. 2 subdivision in order to reach the public sewer in SW Wildwood. The applicant should make sure the "utility"easement will give him the right to install the sewer in that location. The applicant may need to seek to modify the existing easement. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-AntIcanan Cauterence Notes Page 3 et 6 Wanda lissaruac Sa da • Storm Sewer Improvement• S All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. There is no existing public storm drainage system near this site. The applicant will need to have his engineer explore solutions for how to discharge the stormwater from this site. Onsite disposal methods are not allowed due to the high clay content of the soils. • Storm Water Quality: . The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. ® Payment of the fee in-lieu. • Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projecte< impact upon the City's transportation system. The applicant shall be required to pay a fee based upor the number of trips which are projected to result from the proposed development. The calculation o the TIF is based on the proposed use of the land, the size of the project, and a general use based fe( category. The TIF shall be calculated at the time of building permit issuance. In limiter CRY OFTIGARD Pro-Applicatl.a Conference Notes Page 411 I.UlI srt$sitln circumstances, payment of. TIF may be allowed to be deferre ntil the issuance of an occupancy permit. Deferral of the payment until occupancy is perrnissibltly when the TIF.is greater than $5,000.00. Pay TIF at time of building permit issuance. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street.. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY OF TICARD Pre-AppUcatlea Conference Notes Page 5 of I farnsna Isanmatt Ueda Site Improvement mit (SIT). This permit is gener issued for all new commercial, " industrial and multi-family projects. This permit will also bMquired for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. ThE engineer will also be required to indicate which lots have natural slopes between 10% and 20%, a: well as lots that have natural slopes in excess of 20%. This information will be necessary it determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, eact homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shal include topographical contours and indicate the elevations of the corners of the lot. The builder shal also indicate the proposed elevations at the four corners of the building. PREPARED BY: It_ 14.0 ENGINEERING DEP 'TMENT STAFF Phone: (5031639-4111 Fax: (5031684-1291 Llenglbriarvttemplatestpreap notes-eng.dot.doc Revised: April 21,2000 CRT IF TIGARD Pro-AppIIcatlof Conference Notes Page 6 0' fplsattu pputuuttutln i 6r of2- / f NP L L Oa/ PZ 5.0 5 C-- 1-4 boo G ii . 0 moo , it.i4 , t72Z% j74, ,So 3 C 70 -- ?,/z/ - 71°9 43 I - (7 iiil-7,1>(7 0 012-- e 1 02_1---; r,-DAL n /087° ■ 7 # a-*/ 4 .4- Z- vtc I 'gaz si v//(7?-/ 4- 6 Z 1) rs C 1,c/LP-/L/7/- ot) ici/112-1/ ^a o et2 .,/)- ini 7 A- 5 LL/ k 1� LA- ssiG �/z /5oo'-t /a-/2- �/2-,1� J .I t \ ti /< / t J / = � o v r 6 wt-t Ape, 411 it iLl : I -At -i 11 1 1 1 \ 0 lb c . 4-%j -2%x- ,II 1.60 CO''Cp — I Low000 sL w ill f x --' BULL MOUNTAIN ao illt f___ )R WON ' 1 VIM SW VIEW RE CT T > ov II = Milk< . _ . .., .i . ' , W4UOO.—. 1 T'K S it'r.�f L Sj� LJF Li t + JIA© ;.}k r ,,s .�,C,3 ,r,4. ..-Y.T i F . t '::n2 i i ftl'-"{J L T 4 A�.. 1. �abg.;fi� . t 2. r e-• t z yW ; :'i .'9 S' 4 .t r 3'' 1 7 0. :9 K " � a 4' °P ' C 0 i 11 El 4 ;0 L\ - �� i Y° 1 -,,` '+i� ,T''3 i; �i t5 JJ Ty e,,..400:, s r` P ';;;1.'•,,...,3 ` sr :_ `r ?3i—i.:. I+ 4er:1 ;k. � :js: �." - Pre iplica on ._eebng o es miid orfix' 6)' o + , r,r„.,: _ 5 RESIDENTIAL PRE-APP.KG.DATE: / _ ='0 - STAFF AT PRE-APP.-. 'AsP A VP APPLICANT: 6e°'ea ‘Jse,e, AGENT: Phone:(3a3) 67p— 73/f Phone: ( ) PROPERTY LOCATION: _� ADDRESS/GEN. LOCATION: /'-/ 7S , &) - 1t` .t° _ ' TAX MAP(S)/LOT#(S): .2.- " C,3C. —p o/(P-C, NECESSARY APPLICATIONS: i(,►.....f 7r-."7-∎ 0'7-'I PROPOSAL DESCRIPTION: ��,1 -e-e i COMPREHENSIVE PLAN w MAP DESIGNATION: ! -.e."- - / JP - -- ZONING MAP DESIGNATION: F - 7 C.I.T. AREA: a-2e.s G FACILITATOR PHONE: (503) ZONING DISTRICT DIMENSIONAL REQUIREMENTS MINIMUM LOT SIZE:‹6rosq.ft.Average lot width: cv ft. Maximum building height:3S ft. Setbacks: Front '/S ft. Side ft. Rear / 0 ft. Corner I ft.from street. MAXIMUM SITE COVERAGE: SO % Minimum landscaped or natural vegetation area:-z %. [Refer to Code Section 18. cr<9 1 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS MINIMUM LOT FRONTAGE: 25 feet, unless lot is created through the Land Partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 times the average width, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. [Refer to Code Section 18.810.0601 01101 TIGARD Pre-Application Conference Notes Page I of I I Aesidemui Appl uuoa/Pianniag Divitioo section SPECIAL'SETBACKS • • ➢ Streets: feet from the centerline of ➢ Flag lot: A ten (10)-foot side yard setback applies to all primary structures. ➢ Zero lot line lots: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. • ➢ Multi-family residential building separation standards apply within multiple-family residential developments. (Refer to Code Section 18.7301 ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. ' (See applicable zoning district for the primary structures'setback requirements] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are REQUIRED to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. (County Surveyor's Office: 503-648-88841 4fLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 2% stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Code Section 18.730.O10.C.2. are satisfied. RESIDENTIAL DENSITY CALCULATION (See example below) • The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15%of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. (Refer to Code Chapter 183151 EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft.of gross site area 43,560 sq.ft.of gross site area 8.712 sq.ft. (20%)for public right-of-way 6.534 sq.ft. (15%)for public right-of-way NET: ' 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3.050(minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit.NO BOUNDING UP IS PERMITTED. *M"mhnum Protect Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. 011 Of I1GARD Pre-Application Conference Notes Page 2 of I I taideatial AppcatioaRtnninq D,vi oa Scctioa. BLOCKS •• • The perimeter of ELKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way fine except where street location is preluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block length greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. [Refer to i de Section 18.810.090] FUTURE STREET PLAN ..'0 EXTENSION OF STREETS URE ` 'EE ';N .11: ➢ Be filed : the applicant in conjunction with an application for a subdivision or partition. The plan shall sh• the pattern of existing and proposed future streets from the boundaries of the proposed land •i ision and shall include boundaries of the proposed land division and shall include other par s within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or roposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilif s on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. . (Refer to Code Section 18.810.0301.1 PARKING AND ACCESS ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. D Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED'AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: D Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. > Compact parking space dimensio s: 7 feet. 6 inches X 16'feet, 6 inches. D Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parki g spaces. The minimum number of disabled person parking spaces to be provided, as ell as the parking stall dimensions, are mandated by the Americans with Disabilities Act (AD ). A handout is available upon request. A handicapped parking space symbol shall be pai ted on the parking space surface and an appropriate sign shall be posted. [Refer to Code Section 18.105 818.76 ] BICYC ' . KS / BIC LE ;v . - required FOR M -FAMILY, COMMERCIAL AND INDUSTRIAL DE LOP , i S. Bicycle .cks shall be located i reas protected from automobile traffic and in cony- t locations. [Refer to Code Section 18.165] CITY OF TIGARD Pre-Appliation Conference Notes Page 3 of I I taden6+l Appfiation/Planaing Omsaa Seciioa • • • • ACCESS WAYS 2'0 • Minimum number of accesses: / Minimum access width: Maximum access width: Minimum pavement width: REQUIRED WALKWAY LOCATION Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. (Refer to Code Section 18.1051 4p.SLEAR VISION AREA • The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT AT ROAD/DRIVEWAY, ROAD/RAILROAD, AND ROAD/ROAD INTERSECTIONS. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. (Refer to Code Chapter 18.795) BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS ALONG CERTAIN SITE PERIMETERS. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. [Refer to Code Chapter 18.1451 The REQUIRED BUFFER AND SCREENING STANDARDS that are applicable to your proposal area are as follows: along the north boundary. ' along the east boundary. • along the south boundary. 5ereaw lbi-/ /' • along the west boundary. STREET TREES STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two(2) inches when measured four (4) feet above grade. Street trees should be spaced 20. to.40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls, and raised planters.. For detailed information on design requirements for parking areas and accesses. [Refer to Code Chapters 18.105,18.145 a 18.1651 OTT Of TIGARD Pre-Application Conference Notes Page 4 of 11 Atsidmtihl Appiatioa/Phnaot araoa Section • •• PLAN • • ;, P�TREE REMOVAL REQUIREMENTS . 1 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 where possible. The TREE PLAN SHALL INCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D. according to the following standards: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.790.060.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Trees removed within the period of one (1) year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. (Refer to Code Section 18.190.030.CJ . MITIGATION REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property; and ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. (Refer to Code Section 18.190.060.EJ QTY OF TIGARD Pre-Application Conference Notes Page 5 of I I Aaidetil Agda6oe/Fizmiag oiraioa Secuoa S 110 - S IGHS SIGN PERMITS MUST BE OBTAINED 'RIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" andout is available upon request. Additional sign area or height beyond Code standards may •e permitted if the sign proposal is reviewed as part of a development review application. • ematively, a Sign Code Adjustment application may be filed for Director's review. (Refer to.Code Chapter 18. ;0) SENSITIVE LANDS The Code provides REGU •TIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE 0 AREAS WITHIN THE . 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WET •ND AREAS, ON SLOPES IN EXCESS OF 25%, OR ON UNSTABLE GROUND. Staff will a empt to preliminarily identify sensitive lands areas at the pre-application conference based on a ailable information. HOWEVER, the responsibility to precisely identify sensitive land areas. and heir boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive Ian s must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides reg. -tions for,the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPME ' IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.1151 STEEP SLOPES When STEEP SLOPES exist, prior to issuan.- of a final order, a geotechnical report must be submitted which addresses the approval stand- ds of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving th- requirements of Sections 18.775.080.C.2. and 18.775.080.C.3. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS,RESOLUTI N AND ORDINANCE fR&0)96.44 LAND DEVELOPMENT ADJACENT TO SENSITIV. AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to pr. ect the water quality functioning of the sensitive area. Design Criteria: THE VEGETATED CORRIDOR SHALL BE A NIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of the sensitive a ea, except where approval has been granted by the Agency or City to reduce the width of a portiot of the corridor. If approval is granted by the Agency or City to reduce the width of a portion of th- vegetated corridor, then the surface water in this area shall be directed to an area of the veget. ed corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated .i rridor within the development or project site can be less than 25 feet in width. In any case, the ave,age width of the vegetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor: NO structures, development, construct,.n activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, o other activities shall be permitted which otherwise detract from the water quality protection provide• by the vegetated corridor, EXCEPT AS ALLOWED AS FOLLOWS: 01Y Of TIGARD Pre-Application Conference Notes Page 6 of I I Auidtati4 Appliiatioa/Pla aiq Divaioa Seaioa • • > A GRAVEL WALKWAY OR : KE PATH;NOT EXCEEDING EIGHT (8) FEET IN WIDTH. If the • walkway or bike path is pa ed, then the vegetated corridor must be widened by the width to the path. A paved or gravel alkway or bike path may not be constructed closer than ten (10) feet from the boundary of the sensitive area, unless approved by the Agency or City. Walkways and bike paths shall be con:tructed so as to minimize disturbance to existing vegetation; and > WATER QUALITY F• ILITIES may encroach into the vegetated corridor a maximum of ten (10) feet with the approva of the Agency or City. o _-ti. if Ve•etat.. _. '.o : IN ANY RESIDENTIAL EVELOPMENT WHICH CREATES MULTIPLE PARCELS OR LOTS intended for separate owne -hip, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall no se a part of any parcel to be used for the construction of a dwelling unit. (Refer to R&0 96.44/USA Regula Is-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT THE WATER RESOURCES (WR) OVER •Y DISTRICT. implements the policies of the Tigard Comprehensive Plan and is intended to reso e conflicts between development and conservation of significant wetlands, streams and riparia corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter .Ilows reasonable economic use of property while establishing clear and objective standards to. protect significant wetlands and streams; limit development in designated riparian corridors; m:intain and enhance water quality; maximize flood storage capacity; preserve native plant cover; mi imize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve sceni , recreational and educational values of water resource areas. Safe Harbor: THE WR OVERLAY DISTRICT ALSO MEETS HE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe ha sort' provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require hat "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, hich is also a "fish-bearing stream," has an average annual flow of more than 1,000 cfs. Major Streams: Streams which are mapped as "FISH-BEA ING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than ,000 cubic feet per second (cfs). ➢ MAJOR STREAMS IN TIGARD IN' LUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBU ARY CREEKS)AND BALL CREEK. Minor Streams: . Streams which are NOT "FISH-BEARING S REAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Sum er Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries ►f the Tualatin River. Riparian Setback Area: THIS AREA IS MEASURED HORIZONTALLY F'OM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDt 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). QTY OF TIGARD Pre-Application Conference Notes Page 7 of I I ksidea64l A4prtat oo/vtmaeg Qieaioa section • • • • ➢ The standard Tualatin River parian setback is 75 feet, unless modified in accordance with this chapter. ➢ . The major streams ripari. setback is 50 feet, unless modified in accordance with this chapter. ➢ Isolated wetlands and ' or streams (including adjacent wetlands) have no riparian setback; however, a 25-foot "w. er quality buffer" is required under Unified Sewerage Agency (USA) standards adopted an administered by the City of Tigard. (Refer to Code Section 8.797.030) Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM -IPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious • rfaces otherwise prohibited by this chapter, provided that equal or better protection for identified ma': tream resources.is•ensured through streambank restoration and/or enhancement of riparian vegetation i . - erved portions of the riparian setback area. li•i•il' •r ii•a '. S-t. . ' I'.t rbed . a To be ELIGIBLE FOR A RIPARIAN SETBAC REDUCTION, the applicant must demonstrate that the riparian corridor was substantially.distu rr ed at the time this, regulation was adopted. This determination must' be based on the Vege ation Study required by Section 18.797.050.0 that demonstrates all of the following: ➢ Native plant species currently cover I ss than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers I:ss than 50% of the on-site riparian corridor and healthy trees have not been removed from e on-site riparian setback area for the last five (5) years; ➢. That vegetation was not removed .ntrary to the provisions of Section 18.797.050 regulating removal of native plant species; ➢ That there will be no infringement into the 10' year floodplain; and ➢ The average slope of the riparian area is no' greater than 20%. (Refer to Code Section 18.797.100] CrNARRATIVE The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. Applicant should' review code for applicable criteria. • CODE CHAPTERS . 18.330(Condntional Use) 18.620(ligard Triangle Design Standards) 1 8.765(OH-Street Pulang/toading Requirements) 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) 18.175(Sensitive Lands Review) 18.350(Planned Development) ( 18.105(Access/Egress/Gradation) 18.180(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) 18.310(variances/Adjustments) • O 18.115(Density Computations) C.C. 18.790(Free Removal 18.380(Zoning Map/fext Amendments) 18.120(Design Conpatibikty Standards) 18.795(Rua!Oearana Areas) 18.385(miscellaneous Permits) 18.725(Environmental Performance Standards) 18.197(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) 18.130(Exceptions To Development Standards) 18.198(Wrekss Communiation Facihes) 18.410(lot tine Adjustments) 18.740(Historic saveloy) I 1 8.810(street A Utility Improvement Standards) 18.420(land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) S.0 18.145(landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(commercial Zoning District) 18.155(Mixed Solid Waste/Rerydng Storage) 18.530(Industrial Zoning Districts) 18.160(Nonconforming Situations) all OF TIGARD Pre-Application Conference Notes Page 8 of I I ltesideatial t pfiatioa/Planaiag Diraiae Section • • IMPACT STUDY• • As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include impact study with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at .a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users: In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or . provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. (Refer to Code Sections 18390.040 and 18.390.050) N GHBORHOOD MEETING The • "LICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET AND THE • 'PROPRI •TE CIT FACILITATOR of their proposal. A minimum of two (2) weeks between the mailing date -nd the meeting date is required. Please review the Land Use Notification handout concerning sit-' •osting and the meeting notice. NOTE: In order • . o pre It/madly address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. (Refer to the Neighborhood Meeting Handout) BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). • RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a dear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. (Refer to Code Chapter 18.7551 011 OF TIGARD Pre-Appliation Conference Notes Page 9 of I I ksideatiol AppliaGo&Thnuq Dimon section ADDITIONAL CONCERNS OR COMMENTS: - 7- /mss fr E t of 11, ,se Ir-e2u PROCEDURE x 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 recommendation on the proposal to the City Council. An additional public hearing shall be hE by the City Council. APP LICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of it Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applicatior submitted by mail or dropped off at the counter without Planning Division acceptance may I returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other we days. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One {• 8'/2'x 11" reduced scale site plan of the proposed project should be submitted for attachme o he staff re.o or • dministrative Decision. • • •lication with unfolded a.s shall not t accepted. The Planning Division and Engineering Department will perform a preliminary review of ti application and will determine whether an application is complete within 30 days of the count submittal. Staff will notify the applicant if additional information or additional copies of the submitt■ materials are required. • arr OF IIGARD Pr-Appliation Conference Notes . Page 10 o • tesiketial Approcixtrta.:q OiNian kaio• . • • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A ten (10) business day, public appeal period follows all J 1 use decisions. An appeal on this matter would be heard by the Tigard P0.-e- LP--e' . A basic flow chart which illustrates the review process is available fromnning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective .applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior ffo submitting an application. • ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS PRE-APPLICATION CONFERENCE, (unless deemed unnecessary by the Planning Division). i PREPARED BY: : �— CITY OF GARD NING i 'ISI I ' - STAFF PE' • ' H.00ING PRE-APP. MEETING • PHONE: (503) 639-4111 FAX (503)684-1291 E-MAIL (staffs first name) @d.tigard.or.us TITLE 18[CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE]INTERNET ADDRESS: citigard.or.us • • H:\patty\masters\Pre-App Notes Residential.doc (Engineering section:preapp.eng) . Updated: 28-Feb-2000 QTY Of TIGARD Pre-Application Conference Notes Page I 1 of 11 Residential Appriation/%aai g Diruion Section • PRE-APPLICATION CONFERENCE NOTES ?, ENGINEERING SECTION Q City of llama,Oregon Community Development Shaping A Better Community • PUBLIC FACILITIES Tax Map[s): 2S11OBC Tax L011s1: 100 Use Type: Partition(George Wall) The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ❑ SW Bull Mountain Road to 35 feet from centerline. ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • • ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along.SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section . Agreement for Future Streprovements: ' In some cases, where stredWriprovements or other necessary AIL improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) SW Bull Mountain Road. (2.) Overhead Utility Lines: ® Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Bull Mountain Road. Prior to approval of the final plat, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Wildwood Street to the north.. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend a public sanitary sewer line to reach this development, and extend the public sewer to the upstream boundary of the site so adjacent unsewered parcels can be served. The applicant intends to make use of an existing 20' wide utility easement that straddles the lot line between Lots 50 and 51 of the Shadow Hills No. 2 subdivision in order to reach the public sewer in SW Wildwood. The applicant should make sure the "utility" easement will give him the right to install the sewer in that location. The applicant may need to seek to modify the existing easement. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section ' Storm Sewer Improvement. • All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system.- The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. There is no existing public storm drainage system near this site. The applicant will need to have his engineer explore solutions for how to discharge the stormwater from this site. Onsite disposal methods are not allowed due to the high clay content of the soils. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. ® Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited CITY OF TIGARD Pre-AppNcatlon Conference Notes Page 4 of 6 Engineering Department Section . circumstances, payment of gaTIF may be allowed to be deferred/with the issuance of an occupancy • permit. Deferral of the pa nt until occupancy is permissible ly when the TIF.is greater than $5,000.00. Pay TIF at time of building permit issuance. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division, Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section . - Site Improvement !Davit (SIT). This permit is genera ' issued for all new commercial, ' industrial and multi-fay projects. This permit will also be Liluired for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: � . t to o0 ENGINEERING DEP TMENT STAFF Phone: [503)639-4171 • Fax: (503)684-7297 \engthrianr\templates\preap notes-eng.dot.doc Revised: April 21,2000 • • CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section n / RZ 5/410 5c_ 7-/- /op la 0 si.) eutt )Vfy/V rf.3 A- A Y7zz9 174 c03 C70 - 7F/2-7 41 ,,v>vo-e-z._ f4,2_r; rf'e9A-7 n /0 8 7° ''' - QZ - 5 i /f.4 --is,4-- 6 1_ e f-5- G u7212-//V1-- Oct) ell-1:f ---,poi - ,' 7 6914m- t-,iii7 A- 5 L L-1 .- I. f3 a-72- - L A- c c G C-r /500z". `, << Di ' t J l ii 6 ti,t-C ry( A A ( $ e ,_---[9 700 11.° / a 19 17 . Q z E �,_, 1T»Qg�t, / SEE M4P 4 ti) C r I % I:s' 2S I I�A Cr 1600 • W • /AB Ac. �l I— y 0 0 121 r q7. / ` 3osx1 1117.31 W a 74600 .../ W 13- 1 200 100 �.. •501 L2/Ac dt�Ac < c ti • 237S a 3 « = 8 2 500 1 0 0 • 0 3 r V) • • • •.� �.� • - r r � a 131.•5 1 (120.301 .1......2�� •........cM1i� $ MOU IN ROAD W BULL . _ __ _. ' M N 0011.0E NK� 2 i 311. 1 :11.45 VAN T 120. • m ns 1400 1200 1201 1300 2.44Aa 7.44Ae.* I.64AC. I 4854e. S p• M I i .� p 2 -78 p x • = n t I I ,- - I' J.,.. 1 23-77 141.33 EAST ITS 31473 in=1 01 1r 1100 I _ I NS .ell 1../6Ac. 1700 I 2,1 I • I = r. 1~ 1 I r �� NEST 200 1 O • 210 I O O ' • CO • 1 \ THIS MAP IS FURNISHED AS A CONVENIENCE BY PACIFIC NORTHWEST TITLE N This map is not a survey and does not show the location of any improvements. —1 The company assumes no liability for errors therein. MAP#2S110BC 00100 xg 7 r•�I/ /A x4 .1 a a3o • 9 1 ; 4 40 .i,, !qsD IL■ * 1...s.• 1,1 I 81*.)41 b, . ` 460- :.-4. 41011 .4111111101111116A- lor-Ria•w-.iii "-"4" .4"'"'""01= *1111111- : -_-__--,-. 4,..,_:- . smomm•--- i---- -, db wim,„:"N%ip . ow \N-,,. -, ,.- l'aillir9AL WO* wirk 4kwv It N . *.. '3 '°'..i.i. ...- ill' V/1(1° 00 0 . , * 1 7 litsil'oLEVIIIIewromagi% Nii4 . irft Ilk\ i , . 411111 ,it 'I ‘% G e ° 11*(31111ilikki . 1 dca,4,\ 1 GIs \ .t : :013 11 ORCHARD S. 4 I ✓/A riMplieA- ljlei ipllil it \I 41 \\\ irl 4, s I©4111U:-.116:5 "" *4 Ai le -9- �� 0 i ` x _� 101 ITO 11111 WINO _q• i ROAD ��_� 6 MOUNTAIN it a H. ; a uomiiiiiMIkesee/111■24 S.W. BUL MOUNTAIN �, • yL • \J 494.8 © 0 i �a ; y ' ^ r I r . s, , {: • 41 P 9.6.3eno -&cocci/ CITY OF TIGARD fir LAND USE APPLICATIONS CITY OF TIGARD PRE-APPLICATION CONFERENCE CHECKLIST Community Development Shaping,Better Community PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM 8:00-4:00/MONDAY-FRIDAY 1. All of the items identified within this check list are required to be submitted and received by the Planning Division a minimum of one (1). week prior to officially scheduling a pre-application conference date/time to allow Staff ample time to prepare for the meeting. A pre-application conference can usually be scheduled within 1-2 weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are one (1) hour long and are typically held between the hours of 9:00-11:00 AM. 2. The application process for requesting a pre-application conference is initiated by the applicant in the form of a letter and plan (submit 2 copies of each), containing the following pertinent information: �♦ Name, address and telephone number of the. applicant and agent if , applicable. /--♦ A brief description of the proposal and any site-specific questions/issues that you would like to have Staff research prior to the meeting. ♦ Site plan showing the proposed lots and/or building layouts, drawn to scale. Show the location of the subject property in relation to the nearest streets; and the locations of driveways on the subject property and across the street (this is beneficial in providing a more accurate assessment of possible issues concerning development). 4 The proposed uses. • X Tax maps and lot numbers for all subject properties. Current owners of the subject property, if other than the applicant. �► Topographic information (include contour lines if possible). ♦ If the pre-application conference is for a MONOPOLE project, the applicant must attach a copy of the letter and proof in the form of an affidavit of mailing, he-eatt• - : : - ' e - _ • as completed (see Section 18.798.080). ♦ $240 pre-ap lip cation conference fee. IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE. i:lcutpinlmasterslrevised\pre-app Chdddist.doc Revised:11-May-2000 1 LP20o i - ono 6 /"ZAPS 4� -� 1 w .._.) 1..:j . a / / I I I 1 — p' UTILITY EAcSEMENT / I a N $6.35'42' E / • / 122.45 - - - - __ / / / I I _1_ �� 122.45 ' � 7, I � I I I o ____------- . . _ / / �/ ! - I N �J _ -- _ _� _ / �\ MAC ► �ZS1 1 DBA I I ��. I - -- _ _ _ I , J I 1 I� _ / / \ / , _ _ _ �� I /4`i NN \ \ I �j / \ \ \ 1 I I EXIST. 10' EXIST. 15' , z �_ _ ,, z L o _ �` I unuTY UTILITY 1 V ` I \\ \ \ I EASEMENT EASEMENT i E ` DEED RECORDING /Q��/ 5�\ \ \ I ; I 52 0 L 1 NO. 85-024994 5D \\ N \0• 2 ` _1�1--------------- ---_-�- _-_-___� T L 901 H ( 0 W H ���-____� -- , W Lx cr PARCEL 1 r y _ _ _ / �i ` \ \\ \\ I f-- _ A- 16,693 SF MAP 2S1 -10BA , 20' UTILITY E7EIvIENT_ I \ \ 1 \ `� cV / �. \\ \\ \. . \ I ET /� \ \ N. UT ` I I EA ( 15' WIDE PUBLIC SANITARY SEWER -- - - - \ \ N. ` © ,_ EASEMENT. \\ \ `�` ` I N \ \ NI ar) — — — -- — — N _ - - - - - _ _ _ _ _ \\ \ ! _ _ __ - - - - ` . - -I ` ` � AI T N \ \ / 1 - - \ ` rI SC I Cu x' WIDE PUBLIC SANITARY SEWER r A.j — — — — — ~~ ` \\ 1 // II 1 _ - W I - - - ` cW ND STORM DRAINAGE ESMT. 0� I \ \ / I 1 i I� 1 W Cu • ��TURE LO ` �I 1 DEED RECORDING__ - - - , i\ �I I © -- — --- — 3 \\ \\ \ \ NO. 85-aO24994 I I \ 1 Cr) TA_ 100 7 - �W _.._ — , : - - - - \ \ \ 1 \ 1 MAP 2S1-10BC - P".. 1 MAP 2S11-108A -- �_I.. °':f.\ \ \ \ ��—EXIST. 1 © DEED RECORDING `. 20.0' ;: , Q - Th :; \\ 1 \ ! 1 I EASEME CD C ` ` \ \ UC 3 RY rr \ \ 15' WIDE PUB ANITA SEWER _ _ — -- — 2001 -0282 6 _ \ Z 2 • — 1 20' TEMP. CONST. ESMT. 1 .,.. ,; !, FEASEMEhT.\ I I-I T/� Zoo # © _ .� \ \ N \ I MAP 2S1! ©C y -� 0' W�ID{E�STORM SANITARY \ (-_\— \\ \� \ — I ` ~ —_ .STORM NAGE ESMT 1 \ �� . _-_ DRAT \ \ — �/I I IIMI II/_ !N \ `��. 1 �\ _ - "� I I = = W = 22.00' N 69'22'3x" W -- -- - - M 1©B ` \ t 1 \ — l — — ____ - - - - - w T/L 1©© --- 1.. d LAP 2S1 C I— 100.14' - \ 120 0' 1 - - _ ft� 1 „ ;PEED RECORDING \ - I�' � 1 I - o : T ;', "� 21a©1-02�?�26 1 TEMP LENS . AT'� \ / J■ 20' WIDE PUBLIC SANITARY SEWER—•••1 ..— c __ �J `' .\ I \ \\ \ 1 \ t , AND STORM DRAINAGE ESMT. +�' \ \ I © .. ' `. `\ \ \ \ I I \\ \'", i N PARCEL 2 ° N \ \ \ \ I I \ I In A= 5,207 SF `\ I + `N N \\ \\ \1 \N \ \\ ~ - W r-- E l. .... N i '! M1D`{±it RI�N DNIRAINANGEITT � \ \\ \ \ \ \\ NOTE: ` I _ - E ARCEL 2 \ I \ I \ \ \ dm TAX LOT 2 00 SHALL HAVE RIGHTS v ° 5.17' �\ �" \ \\ \ \ \ \ \ — -- — _ _ _ _ — — — _ --� z TO USE TRACT A FOR INGRESS/EGRES ! `� Q N 89'22'30" w S \\ \\ 1 \ \� J N ©�a i. FOR EXISTING AND FUTURE II ___2_2._5_9' 10x.14' \ \\ I \ \ 1 \\ — _ _ _ _ _ _ _ _ _ Q °! �° v� CO i' DEVELOPMENT, Q ; O I t�J I� 3 .57'_____-. 0 20 40 \\ I > �`\ � \ \ \ 11 \ \�ti W � 8 te n^ SCALE \\ N� 1 ^ \\ \\ \\ 1 \ � ' ` ' - - - - - -- - - _ , - - ro © A „Nu) c4u0i N I \ I 1 �` 4 \ \ \1 _ \\ - �� � � �W pv 22.00' `arc, PROPosED ' L._ I \ \ \ \ I 0 vii cc x z,n©�;i S `' oo' PH©° � \ \\ \ -_ -_ - W Q a ,��zc'nvao R/W 4400 '14 p ppURED� R� �va►"s"�` - I \ \\ \ ~ ` I \ (' 0 P p w.-CD X I PUI4DMI I N � T• PARCEL 3 \ \ _ _ - ` _ I \ \ f- PVMT© PARCEL 3 \\ \ — \\ \ \ — ` _ — _ i 1 _- I � A= 6,337 SF I \ \ \ \\ `` `N. --``N -----1---4---- -� __- ___40.44'______. I \`�' ''Y ` \ __\ ^---` - -- 1 ~ } 'J / 0.72 \ \ `, � _ 1 _\ ! / Id _ ___ --- 1,iiii R=18.0' "'i c`!i __ - -.-^ ` I D®I�Ai�ON '� \ ` \ I I■ L=29.65' �� 81.00' ©I _____------ - - \N CONC. 0 ■_ - _` --J\ \ moo' �\ \\ II 1 I —- _� A= 1,838 SF I TAIN ROAD I --- I • W BULL MOU I 15' R/W DEDICATION / I ` I ; 35.0' 1 �� ' - -- - - / i vu. _ - - 2.50 , _ _ / — — _ _ ------- - r 86.13'50" W 12 \ \ ______- ------_ i — ^_ �_ _i----__—�-- --l d Q• 20.0 _�_----- �\ \ I I I ,--- / —�� I I ! ^ z 1— SW BULL MOUNTAIN ROAD _ \-�- , 1 J 1 1 1 11 I \\ I I! 1/ / / CC >" 0 F•—___ . —__ - \ \ 1 I / \ \\A' / © \\ N \\\\\\ 1 ! 1 / n / I-- < ii" ' ..... \ 1 1 1 N / 4),(--,. ________-_--_-_---_....__ . Q -------------------I_ 1 I ! ! _ // /\\ Q I ! I W — _ E // / \ >IN ilm. m cu / 1 ! I / \ a_ cr 3 �. ' / !/ I I S \\\ Q a I 1.0' 1 \ Z PRELIMINARY PLAT i LG , T.C. LT, C/L / / 0 30 60 y _I 2 Q en ~ 6." STD CURB 11 11 1.0' 8' / / .C. RT.- CJL+1.o'10' .� 10' R.U.E. / SCALE �/ Q cc 5.009E — 18" STD CURB. f�l 5.00%..- �j a �'���'.�LLi�.�iti�r� y.4.:...::,,,,,...,., PRELIMINARY UTILITY PLAN J■ I as J 3-1 2' GLASS "C" ASPHALTIC CONCRETE 9 2" 3/4"(-) LEVELING ROCK iY . 7" 21-) BASE ROCK PAVING NOTE: PLACE ASPHALT IN 2 LIFTS (SAME DAY) DATE: . - TRACT A NO PARKING ALLOW ON STREET 5/15/01 (SHEET F PRIVATE DRIVE 5/1 TYPICAL STREET SECTION AS SHOWN 1 NO SCALE DWG. NAME: OF WALL-PRE 2 \Al A IIMIIMII. IIIIIIMMM ID A IR IMITI I IIIM I 0 1\1 *6 '-g 5't• ..: i 1 , . , .., , 1 ..1.....-; ? ,..i21 0 L - - - „,,,,,3 * lg i:r.c...,. i 4 s SW . , --- IA •;.....,.. • I :::, ... , 5 ° if PCFARLANo 3t. P ict , 1.. , ....-. . . ; '7 % I Sil amut. ,:.., Sit tip '''''... ...,,, ; Afig A '".1 PRE , , IMINARY PARTITION PLAT . . , 40s, v hi,,„ 745::: 4 .:i;.'il' :.. . : - .N ° 1 N ''l '''''.... I ill' ?,... 1; ilL . ...,... ..... -- _ _ • Or ff- . v:twc,,, ii. 99W SITE -...: i ati fir TON N „., V / 1 \ I ; -... .,, . a X"- t I N N. / I -.\\ , / I , ... I I * C \\\ 20 / 1 "I 'SO ,-..):?. .. .. - lik ,i', , ' 1 1 f y , cz, \ ss. I 52 "of ,. 4ry ' t ' Pr.7 t? .4„.. I 1 U \ I 1 Ma.: .. 1 t' ..! N 51 I . . . , 5 N 50 II 2 I . f,,,...3,.. 1...., ..... .a, i - 5.1 , 1,‘ `c, N N O. i -.. II ILLS ___ I"\ N 0 V\1 H .. e*-4.., .,..A . , ..•••,.. .„ Y`. 1 9 1 SH AV r , „.......- _ -. . „..av / / 1 ' / 1 / / I _ -__.1- VICINITY MAP ___ _ ______----- e36• DECID. NO SCALE _ , . _________ „ .. p'-§,.r . • ... • • . Vr; . t 'SIT t. 1Pillt . ::. :::...).• 1.4.11%. ... - - • 'I '1J11111111L.:, ----,. :,..17,31K .. 4-'7:Tg(71 . t ' 4' -...•••:. - • .: .,':. A,.." t'......,•:•••'' * • • .• . .411,j4144 ,,..,;" • '.„„,„„js_Laiiii:or...• . •-•',.•'.:% :„ ., - •.:::....:-.: ::,,!1::::iN:,....... • •4,.. ..:.::::::..::.::::i: ••••::::::„.„. • • .....0.•:•.,...• -.&:4•::4' •'• ':•.4111110% • :. ••. •• •••••••:• ... • ....:•::: ::::::•:•••.-...•.••••:.E.!:.......:'':11ii:' ::: :.:.:: :.:..: i...7...;:.,:.:..-:',i'.:. If: - ' -: ..:•4.16,.f....:!::':::w7C.:rn::;.:A:::.•::•:::11...:V::.:::.4:,i:::. . SITE INFORMATION _.,-,,,, . , , , „.... ......•.::;':::::''..:::.:.-::-:-..-: 1.:'':.:b.: . . ..... '. . .!... El:' .. .. 4.• .. 4, •!.: ' .: .. •:•••'..1.':...::.:40siko::::...3•:.. ?•::.: . ....si:::::0:::.„::.:„;:: .... .:9E::: :::•.••,:::::,. - -,-, 12175 SW BULL MOUNTAIN ROAD ;-,...' 1::::::.:::'1 # .-:::i A•' .1,:r s,„ .. ... ::. .,, :•:.:•:..1:::':::::::;':':••:•:'::• :.• : ...:-. •::,:-.. ,.... . . . .'P•:,,...:!., - -, • ..:..::' •-••• :..:•' '-:?: :• - ::!..::.....::::::.tir22:::::inviz„,...:-.:.. .... ..•:.•:::,:i..:.:::::•.,::::•::........,:::::.. ... ...:.lif: . , •'.-: At-••'..-f-.-- • 4` ..::i::‘ . •i A , ... ! . ... v.514.4F:.:... .:..,:....::t..:..:::•:i..;:!..:::i..::..:.:..!.:.„.::::;:::::.•:::...........:..,..:.::•.:::.:T...i7;:........ TIGARD, OREGON 97224 .. '-.•- 4.1i:, -1 'mi. •:•„::::i.:" . - .......-. vikai,., .:.•.:::„ ...4,;., ..I... k „:* . .. •„. . . . ...„,,,,:!.:. iA:':i::!42::.:;•:':'1'1:..:" •, '14. ' •..j'. . ..--.- .• 7.. •• •••••:.' .:..'..-:.....:::.•art,:::::::.:.:::::.in.:.........::.:•.,•:.7:::::::w.::::.::::sn:.:::,„,..:yr.:•.::.4...?:•:...gui4:::•::•.••:.: •4'v. •.••• : : . •:,.:0:10.,:::"1:1:,::!,,:: ••• 1:•:::•:,:oplo ::•• .... ..:. ..,$,.. •,....:,..,.. .., .., PARCEL 1 „jar-.' '''-- ' ,--'' ' ....:::::::P:::.:: ii .:.: iv:::-:.. .:. :..• rs..-.:. ,„„,,, - ...t ifilt •...... • .1:.•::::,... -:-.• ,.41 . .•4'.•.' ' '.1. . ' .•' . "' . . ..::::11r:2::::Or.: :•):..••• •::..::;:::g:::;i1;..1••- 0.,, .s....., . . .. . .....::. :ti rt. • ..Y TAX MAP #2S 1W 10BC •-•,. :.....::' ..:::;:;:l - . ...:11'• • ...tvoffi''':•••••: ::. .jimiwst-:Mt', ,,, ::......:....t: :14) ,,,,,:*4 1.o.. ,. loot • •fi;...i.7.111:444::::::: :: •:01•:?.. .... ::.:.: :, *i4 • ..4.: ...:.::: :- :. ,„ , TAX LOT #100 ::. -4, * . ..:. .„ .::•!•:::.:. • .. .:. . . -, ' -1r 1,.:::::::.::::::„:.:Pitteig ::::i:0:::: . l'''*°; ....# lip.. - - : . . . 1:,:::iiiik::::::::!'1::::L:i::::::•!:•..: ::::17,4 . . '. '111k::. •. S.!::::1.::: i I 1 '••::'::4';::::::;:li7:1-.1d1:.:;11MAIL::' -'84, *4„. --' . - ' , -. -'- '':: N,' ' ' . •,),.;:1:::::F:::..:::::.•:"....:.:::...• :..'Ag. ..4: Air.. • ZONING R-7 (5,000 SF LOTS) 111 • •... 'it. • - ....:::...... ••:.::::;:ill d::::::-:::;.....:::: ..,"1:::::.- 444 ..3i1 _, . 1,:ot . .......,......... .. . . .. .. . • •.::.::•::::...0.•• :•.: •• .. J ..,...........:.....:...:........:.... ,.. . .. .. :::::OH V.!..T.It. GROSS SITE AREA = 35,8-15 SF ::'". --::: .......:?.'•‘• N4 %. ' ....t.•••• . :..::','• ::. ... . • •I'. :....- . "":•••••••••••• ...:„..:.::::::;::: ::: - . ...'••:::::::s.:::::::::::P' i . • 1•:•:-..:::::.x:::::...„:„..:.:::::•.4.: ....::::. : ...:::::. . ..... ..................:::: . . ,, '.. ..f..:mg:.:: 2::21,-.. .1: ... ........:... ....:.:::::::::.... . i 4i......, )$:... ....:.::. : .. :f .:•:.:ma::::,91:•::::-.. •.5.:::•5; - : • •'•.'. ',telf•t;1*::,.• C."." 1 Y,...:: R/W DEDICATION (BULL MTN. ROAD) = 1 ,838 SF •• :: • lir ' .• ::.. :i:.::::. .9.. .; .:. -ti.- . . . . Alio.:ff.- .:: ••:.:!::, .,,:::::::::#No• 41: . - ,., .gq:10.46:1 • 11:.:# •':..:. .lidt :•.: •00"."7 . ‘ ' . . ,-4 . lab, : ", # .+,' , i 'l, ' , ,•R/W DEDICATION (PRIVATE DRIVE) = 2,740 SF ik.:"•,.. - ..:it..:::::•.: 0; . :.:.:• 1---5,•. f , ,h : ':::::' 4'--* ..:•!::'-'.. . i . :-%•,. . . .... . • ■ , ' *7 s .,.. '''' Ihihn•i::::-• 44."''''' .. 2'',.:',.: • •. •4441141fgP: .:... .%'1::• ::.!gli::::. .. ' ' at st: ....* :.,-,-, f :. 4 „,, - ...t... ' '-'-' .' '' '' 4 1 - ' ' : , NET SITE AREA = 35,815 SF - 1 ,838 - 2,740 SF = 31 ,237 SF 1.:::,.: :•,...,• , „Jo. ....1:r ,., . .. ... :.67n N.... •••..••• .. -• : :••::,..„...i. •:::: 1:-:P`.1.1, . . i .. , MAXIMUM DENSITY = 31 ,237 SF = 6.2 UNITS . .in . .....‘ .1,- •:.•1:i:5.... • ',. ,K1 ::%el;: .:.:::::.• ...: ..,-,.. - i......;.:.:,:-.!:.:.::r. iti:r'''?;:,-..:•*"...-- ......A. .'-.-' - s :::::-.'„:: ••• - .:::": •• . .••••••• ."...--":4:i4 . -' -•:.: ..!'-•• .. 4-"` .... : . - .1: . :::::::: • • • •::9::.,-: .:'::: .:,:.:,; !....:::!::-$1, - • -1, 5 = 7,N. „ .:t1F-• - • :.,,,..„:...11 •.::::1:11: .::: ,::.,::" „:.::0: . .. . .... ..... ... .:ProosorAo...:oo:.:11154. , . . 41. -• ' : ...... 5 000 S F - .. :: ::.:::::.:.: - ::•..:...0::: :.. # • .44 % ••.„. . i , ... . ._ , „,::„ . . ........, •:„:::„.„.„ „,.. . ...,,.... , , ..401 p::::::$:: ...... •• . . . .„:.:::::::.: ri ••. ... . ..• 1: •.: '''Nr.- :::,:::!... ::.:F•!:• :::. .. _ .,.• • D..... . 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RI 7 z (I) • (i' -o E 2 \. WALL PATITION 11600 SW BULL MOUNTAIN RD. J.O.H. TIGARD, OREGON 97224 P1 ri 0 0 * PH: 503-670-7814 DRAWN z (1) HARRIS—McMONAGLE ASSOCIATES, INC. J.O.H. i PRELIMINARY GRADING AND ENGINEERS—SURVEYORS 9 9 12555 S.W. HALL BLVD. CHECKED 10 iv FUTURE CIRCULATION PLAN TIGARD, OR 97223-6287 J.O.H. REV. I DESCRIPTION I BY: I APPRVDA DATE PHONE: (503) 639-3453 REFER TO TRACING FOR LATEST REVISION . ,