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MLP2001-00007 /tIlP2oQ _ oo ° 7 411k CITY OF TIGARD Community Development Shaping A Better Community LAND USE -PROPOSAL -DESCRIPTION 120 DAYS = 11/8/0 1 FILE NO.: MINOR LAND PARTITION EMLPI 2001-00007 FILE TITLE: FLESKES PARTITION APPLICANT: Mr. Michael J. Fleskes & OWNER: Same Closing Time, LLC ' 17995 SW Granda Drive Aloha, Oregon 97007 PHONE NO.: (503) 848-9108 REQUEST: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, CRITERIA: 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: Central CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I E TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: JULY 11,2001 DATE COMMENTS ARE DUE: JULY 25, 2001 ['HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 1:00 PM ['PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:30 PM ['CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30 PM Z STAFF DECISION (TENTATIVE] DATE OF DECISION: AUGUST 9,2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION E VICINITY MAP E LANDSCAPING PLAN ❑ ARBORIST REPORT E SITE PLAN ❑ ARCHITECTURAL PLAN ❑ TRAFFIC IMPACT STUDY E NARRATIVE ❑ GEOTECH REPORT ❑ OTHER: STAFF CONTACT: Jodi Buchanan, Current Planning (503) 639-4171 Ext. 315 HALSTEA S 11111, Nt�P gal -©moo ARBORICULTURE Specialists in the care and preservation of trees" CONSULTANTS David Halstead, Consultant,B.S. Phillip Whitcomb, Consultant P.O.Box 1182•Tualatin,OR 97062 (503)245-1383 April 4, 2002 0. S ATTN.: Mr. Jamie Thorpe J. P. L. T Construction 12920 SW Walnut Street 4• Tigard, OR 97223 • Reference: Tree Assessment for Proposed Development w Location: 12920 SW Walnut Street, Tigard, Oregon t Subject: Tree Survey/Mitigation Report : i With your approval, I have inspected the site and the trees for the proposed _' project located at 12920 SW Walnut Street, Tigard, Oregon. The purpose of this inspection was to identify and evaluate the preservation potential of all trees twelve inches in trunk diameter(measured at four feet above ground) and larger under the forthcoming construction in accordance with the City of Tigard's Tree Ordinance Chapter 18.150. I have tagged and numbered all trees, both in the field and in this report that will be affected by construction development using 701 through 734 series tags for easy identification. The first numbered tree starts in the northwest corner of the property. TREE ASSESSMENT • There are a total of thirty-four trees located totally within project boundaries. f "i4 There are twenty-one trees less than twelve inches in trunk diameter measured at four feet above ground and are not required to be part of the City of Tigard's , k "Tree Mitigation Identification Program." Those trees are as follows: 701-704, 714-716, 719, 722-729 and 730-734. This leaves a residual of thirteen trees within project boundaries that are twelve inches in trunk diameter and larger that are required to,be part of the City of Tigard's"Tree Mitigation/Identification Program.° Five of these trees are 1 hazardous, should be removed, and will not be mitigated. 11 Email: hac @spiritone.com www.spiritone.com/-hac CCB#0068646 • • w, we -r° G , Page 2 April 4, 2002 Reference: Tree Assessment for Proposed Development Location: 12920 SW Walnut Street, Tigard, Oregon • Subject: Tree Survey/Mitigation Report Hazardous trees are as follows: Tree numbers: Tree#707: 22 inch in diameter at 4.5 foot above ground Black walnut tree. Tree has been topped removing 100 percent of the foliage. The upper trunk has large areas of decay and the sucker growth growing from these areas are structurally unsound. Tree is hazardous and I recommend it be removed before construction. Tree#710: Double trunk, 12 and 14 inch in diameter at 4.5 foot above ground spruce tree. The tree is growing away from each other; the crotch is split where they join and overcrowded by other more desirable trees. Tree is hazardous to the neighboring property and will become a hazard once the new property is developed. Tree is hazardous and I recommend it be removed before construction. Tree#711: Triple trunk, 6, 10 and 11 inch in diameter at 4.5 foot above ground hawthorn tree. Tree is overgrown,the trunks are split at the crotch, has several areas of decay. Due to its' directional growth it is very likely to split apart in the near future. Tree is hazardous and I recommend it be removed before construction. Tree#712: 25 inch in diameter at 4.5 foot above ground Black walnut tree. The condition is the same as Tree#707. Tree#718: Double trunk, 9 and 12 inch in diameter at 4.5 foot above ground willow tree. Large decay area in the main trunk at ground level and the tree has a 15 percent lean. Tree is hazardous and I recommend it be removed before construction. • Page 3 April 4, 2002 Reference:Tree Assessment for Proposed Development Location: 12920 SW Walnut Street, Tigard, Oregon Subject: Tree Survey/Mitigation Report Trees that will be preserved are as follows: Tree numbers: 705-06, 708-09, 713, 717, 720 and 721. Tree#705: Multiple trunk 37 inch in diameter at 4.5 foot above ground Western Red cedar tree. Although the tree has past injures and has formed several large sub trunks the tree is solid, and over all structurally stable. There are several watershoots and/or limb shoots that have formed a forest of trunks around the main trunk and canopy of the tree. These water and limb shoots are growing at an accelerated rate in comparison to the main portion of the tree and are defoliating the main trees' limbs and sub-trunks. Further they are not adding to the health and/or structure of the tree. It is recommend that the watershoots and/or limb shoots be removed back to the main trunk and sub-trunks' original drip line. Tree#706, 708-09, 713, 717, 720 and 721: Tree#705 and the remaining preserved trees will survive the forthcoming construction trauma providing their root zones are not overly disturbed and the tree care and the preservation guidelines listed below are followed. Amount of Preservable Tree Retainage = 100% "Retainage of 100 percent or greater of existing trees over 12 inches in caliper requires no mitigation" according to City Ordinance 18.150.025—2b". Tree Care and Preservation Guidelines Before construction begins, preserved tree(s) root zone(s) will need to be protected by the installation of orange colored Tree Protection Fencing out to the canopy dripline of preserved tree(s). • • Page 4 April 4, 2002 Reference: Tree Assessment for Proposed Development Location: 12920 SW Walnut Street, Tigard, Oregon Subject: Tree Survey/Mitigation Report Fencing needs to be attached to 7-foot tall steel fence posts placed eight feet apart on center forming a protective line around the preserved trees and fence posts need to be securely anchored in the soil to a depth of two feet. A small diameter cable and/or heavy wire should be weaved and sewn through the protective fencing two feet above ground to secure the fencing. The fencing, as described,will need to be maintained throughout the entirety of the project. Before any work is done within the protected area and/or if the fencing needs to be adjusted due to hardscape construction, it will first require the approval of the consulting arborist and then be supervised on-site. Structural and deadwood tree pruning will also need to be completed during construction site preparation/site clearing in order to make these trees safe for surrounding persons and property. The arboriculture technicians working within the trees will also need to inspect the tree/s very carefully to make sure that preserved trees are well prepared for the forthcoming construction. After project completion, therapeutic fertilization will be necessary for all preserved trees to help stimulate new root growth from roots damaged during construction and replenish any loss of soil nutrients for optimum tree growth. Hazardous tree removal within project boundaries needs to be completed in a careful manner as to not damage any preserved trees. Any tree or existing stump removed within 15 feet of a preserved tree needs to have the stump groundout rather than excavated to reduce overall root trauma. If I can be of further assistance and/or if more technical information is needed, please contact me immediately. Sincerely, David Halstead BS, CA ASCA R-05-2002 13:17 FROM:HALSTEADS ARBO CONS 503-848-7627 TO:503 284 8530 P. 002'003 • 0/-0 6.5 HALSTES'S ARBORICULTURE "Specialists in the care and preservatinn of rreA.e' • CONSULTANTS Davin Halstead,Consultant,tl.S. Pt Itjp WhitGws,b,Curoullanr • I, Sax 1182-Tualatin,OR 37062 (503)2a5.1383 April 6,2002 • • ATTN.: Mr. Jamie Thorpe J. P. L.T Construction t 12920 SW Walnut Street Tigard, OR 97223 • { Reference:Tree Assessment for Proposed Development t•_" . Location: 12920 SW Walnut Street, Tigard. Oregon Subject Tree Survey/Mitigation Report Itt • Per your request I have inspected the site and the Western Red cedar tree located on the east side of the residence at 12920 SW Walnut Street, Tigard. .10t Oregon. The purpose of this inspection was to evaluate the preservation needed . for the Western Red cedar tree during the placement of a utility line under and/or near center the tree from north to south. The tree the is tagged of and numbered 705 in the fieid. It is a multiple trunk 37 inch in diameter at 4.5 foot above ground Western Red cedar tree.Although the tree has past injures and has formed several large sub trunks the tree is solid,and over all structurally stable. There are several watershoots and/or Ilmb shoots that have formed a forest of trunks around the main trunk and canopy of the tree. These water and limb shoots are growing at an accelerated rate in comparison to the main portion of the tree and are defoliating the main trees' limbs and sub-trunks. further they are not adding to the health and/or structure of the tree. I have recommended the watershoots and/or limb shoots be removed back to the main trunk and sub-trunks' original drip line. It is my understanding that in order to bore a utility line under the trees' root system one must first dig a hole on each side of the tree large enough for the bonng equipment. Ellklli:hauQspirituii*.com www.sp l nto n e.co rrv-h ac ccsu arenas; -APR-05-2002 13:17 FROM:HALSTEADS ARS0 CONS 503-646-7627 TO:503 284 8530 P. 003/003 • • Page 2 April 5, 2002 Reference:Tree Assessment for Proposed Development Location: 12920 SW Walnut Street,Tigard, Oregon Subject: Tree Survey/Mitigation Report It does not matter how deep and/or how large the boring hole is as long as the edge of the hole closest to the cedar tree is no closer than the drip line of the main trunk and sub-trunks' original drip fine.The north to south utility hole that passes under the trees' root system needs to be at least 3 feet and/or more below ground level, If I can be of further assistance please call. Sincerely, David Halstead BS CA ASCA 'r 4r, �LZ'"4i: .Iri;1�I•t'f:• r:;�; rl{ r:y� J: 1!f" m Ir'�� I t<'I lft1a'kl�.�,; ';.Li r'I'G; :`o,.• r 'I�,';:�' _ 'i .n L;; r' '.1�•I�I, r ., l• rl. ,;��i�l r'Fi ,,'�: :1, .+: ,v- ka ':'�.4.i.i.';•i.'1.: r'k.;r ,.�:.y,i,i L" i.'��.r,�''��`�a rh,'tr :� e.a,• �IL i',j' it �,a:. -MINOR::LAND-:PAR I 0 I' a r;^I I � y,�� v r 1 Ir / ` �'.- r� •, I I, ,y� OFTIOARD 'I Ira I. ,, � ,�! }' ,� �. '.,J,nA, r ka".; '1• w 'i`�'.ilr �.Community Development•.,' 1 I'• I il•; 1 LM H• ,� ��,.1'•Y� ,.•:i:•Y di 'd•`:.•.'.,rr+�I::�u,;• „ ,„ i I ,rb i I' tl;h' . I:,al.` .! '.iwo-li:,~'x.a, ^si;iaG.',.5•.»..,L�.11i,.L'',(S.rSa:,{I:.u:rct:l9:k�..,.._.ru,rl, 120 DAYS = 11/8/2001 SECTION I. APPLICATION SUMMARY FILE NAME: FLESKES PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00007 PROPOSAL: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,5.57 square feet. respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. APPLICANT: Michael J. Fleskes & Closing Time, LLC 17995 SW Granda Drive Aloha, OR 97007 OWNER: Same ZONING DESIGNATION: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 3300. PROPOSED PARCEL 1: 13,697 Square Feet PROPOSED PARCEL 2: 7,609 Square Feet PROPOSED PARCEL 3: 7,557 Square Feet PROPOSED TRACT A: 11,087 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards) 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION } 'r 't yr�1 ''mm"'`nit�.'D`"�velo m'eifDi ecor:s �" No""fice'C�is�.h:ereb: ven;that-th`eGit`°,of:Ti 'aid,C'o u e. des/- nee.has'APPROVEDafie�'atiove`�re`nest:�{:Tfi�e�:fidin's'`ari'd�-conc�lusions�d . ;which the decisiontis.based'are nofed ih;thef,ull decision,;,ava,.iIlable;.at.City.,Hall i' v; .,.. r ...,! ,"..�'c :�.. '. I,ii,a.', .'IG.,:v�• ..., ,�... „. . . . ,",�.,. .".,�i.,lf r,. r•.�. ,, ..'.i.. ,:�51 .-... .. ,._,.;d.. a,. - ...,.. ,. '�'... . ...r ph Ijl nj 1I I' 'I 'N H• TiHfS:APRROVAL ,SHALL" BE'VA'LID"F.O;R,.1>8 M:0 T a+ �..1 „8,..r,, . :1:%44rr'x;:4?,.rc i'., ' Ib!Py� dl �"ut 1,"y 9•"' � `.FROMti THE::EFFECTIVE°�DATE�;OF THIS.DECISION..:, IIM , ' % ' ar� ^�r '11 il, ref, I,I'�w" nil:I �,•,�M1'. '.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 (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 0 a . Final Decision: THIS DECISION IS FINAL ON AUGUST 16, 2001 AND BECOMES EFFECTIVE ON AUGUST 31, 2001 UNLESS AN APPEAL IS FILED. VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment eriod. Additional evidence concerning, issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 30, 2001. uestions: For further information please contact the Planning Division Staff Planner, Jodi Buchanan at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ■ \ i___E,ul . ar s a IAN 411111 .J 7 CITY nII(: IiU I %1IkE ii■a ® .1 III IC • 14 ' ®I ayk MLP2001-00007 ■• ■.Iii ■- Eauu of ._ate �v Nal IN v El•,fa al folio's S 173111.•• � ' •, FLESKES PARTITION .. F ST . jj1j .•- -�� .� 0 _may■ ,T 1�� i� ,! �� ` iv/ '!JiS1I1i1 __ I I Mil II Ill 1 III INV* u 10 -I. g_-7--_- -5---. - - 1 N II♦�I rant t..` �```, - Nw 1111 u#, Ir 11111 Ciry ofTlg.rd ■ ' .........................rw.. .w.... yN�l I ' i SW WALNUT ST. ..,,... . , ti o .,...��.�.. 1111 FA "4, c• I// — _,td Z i , ' PARCEL 1 , Z a. T -:4 a s I:. Q re lti�e. I = C7 ft— i 17-. — I (1„ i• f,��a,. i —'1 f— 0 ▪ —'71a{.r PARCEL 1 1 PARCEL 3 - SITE PLAN ? FLESKES PARTITION EXHIBIT MAP N MLP2001-00007 S NOTICE OF TYPE II DECISION MINOR LAND-PARTITION-(MLP 2001-.00007: . ` CRY OF TIGARD:,,r Community,cDeve(opment, FLESKES'PARTITION Skpmg tte�commumty°; 120 DAYS = 11/8/2001 SECTION I. APPLICATION SUMMARY FILE NAME: FLESKES PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00007 PROPOSAL: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet. respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. APPLICANT: Michael J. Fleskes & • Closing Time, LLC 17995 SW Granda Drive Aloha, OR 97007 OWNER: Same ZONING DESIGNATION: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 3300. PROPOSED PARCEL 1: 13,697 Square Feet PROPOSED PARCEL 2: 7,609 Square Feet PROPOSED PARCEL 3: 7,557 Square Feet PROPOSED TRACT A: 11,087 Square Feet APPLICABLE Community Development Code Chapters 18.390 (Decision-Making Procedures); REVIEW 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access CRITERIA: Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards) 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice°is.:hereby given that-the City of Tigard Community DevelopmentDi,rector's;designee-haS'_ .APPROVED the above request subject t6.certain conditions. The findings_and • conclusions on which the decision is based are noted`in Section V NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 1 OF 15 • • CONDITIONS OF APPROVAL ,PRIOR_TOTHE�APPROVAL OF THE FINAL PARTITION:PLAT;;_" : ' : THE FOLLOWING SHALL BE SATISFIED Submit to the Planning Department (Jodi Buchanan, 639-4171, ext. 407) for review and approval: 1. The applicant shall revise the landscape plan showing required screening along the west property line where the access abuts neighboring property in accordance with Section 18.745.040. 2. The applicant shall submit a copy of the recorded reciprocal easement and final partition map. 3. The applicant will be required to turn in revised tree mitigation calculations based on the cost of 2- inch caliper trees, and to pay the fee in-lieu to mitigate the required 98 caliper inches. 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: 4. A public improvement permit and compliance agreement is required for this project to cover the public sewer line installation, public storm main tap, public water main taps, the private street approach, and 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). 5. 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. 6. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s), all on-site private utility installation (water, private storm, etc.) and all on-site driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way. 7. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 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). NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 2 OF 15 • 9. The final plat shall show a right-of-way dedication for SW Walnut Street to provide 33 feet from centerline. 10. The final plat shall indicate the name of the proposed private street to be "SW 129th Place". 11. The final plat shall contain a plat restriction that will prevent direct vehicular access to SW Walnut Street from any lot in this development. 12. The final plat shall show that the new private street will provide ingress/egress rights to Tax Lot 3301 to the south. 13. The applicant's construction plans shall show that they will physically remove the concrete driveway apron adjacent to the west property line and replace with concrete curb and sidewalk to match existing. 14. The applicant's construction plans shall show that they will extend an 8-inch public sanitary sewer main southerly in the new private street to the south property line of this development. Each lot shall have an individual sewer lateral provided. 15. 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. 16. 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. 17. 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. 18. 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 Walnut Street shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E: Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 3 OF 15 • • _ . • . •,_ HIS.APPROVAL IS°VALID IF EXERCISED WITHIN:EIGHTEEN(18)- :MONTHS OF THE.,EFFECTIVE DATE OF;THIS DECISION.NOTED UNDER. • • s THE PROCESS AND APPEAL SECTION OF THIS DECISION: SECTION III. BACKGROUND INFORMATION Property History The subject parcel was annexed into the City of Tigard through a Zone Change Annexation (ZCA98- 00002). A search of City records shows that a Minor Land Partition (MLP97-00015) of this lot was applied for in 1997, and a decision was issued, but the partition was never completed. There are no additional records for this site. Site Information and Proposal Descriptions The property is designated Low-Density Residential on the Tigard Comprehensive Plan Map. There are no sensitive lands present on the site. The existing home and accessory structure on the site is to remain within the proposed Parcel 1. The applicant is requesting a Minor Land Partition to partition the existing 40,075 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet. respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. • SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. No letters were received addressing the land partition. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are available to serve the proposal. Therefore, this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction at which time the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 4 OF 15 • The minimum average lot width required in the R-4.5 zoning district is 50 feet. The smallest of the lots has a minimum width of 64.84 feet. Therefore, this criterion is met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet. The proposed partition creates three (3) lots, the smallest of which is 7,557 square feet. Therefore, this criterion is met. 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 Parcel 1 fronts SW Walnut Street for 64.84 square feet. Parcel 2 and 3 are served by a 25-foot wide access easement. Parcel 2 fronts the access easement by 40 feet, and Parcel 3 fronts this easement by 39.05 feet. Therefore, this criterion is met. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. However, the Preliminary Parcel Plat shows 20-foot front yard setbacks, 5-foot side yard setbacks, and 15-foot rear yard setbacks for Parcels 2 and 3. The existing structure on Parcel 1 shows setbacks of at least 22.9 feet on all four sides. Site plans show an existing accessory structure on Parcel 1 with an 11.3-foot setback. Setback requirements for the R-4.5 zone sates that the minimum front setback requirement is 20 feet, side yard setback is 5 feet, and the rear yard setback is,15 feet. Accessory structures are required to be located no less then 5 feet from the property line. Therefore, this criterion is met. 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. None of the proposed lots are flag lots, therefore, this criterion does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Screening will be required along the west property line between the paved drive and the neighboring property. Screening should consist of a solid barrier, such as a six-foot good neighbor fence or a continuous evergreen hedge. FINDING: The landscaping map and application materials do not show adequate screening along the west property line, therefore this criterion is not satisfied. CONDITION: The applicant shall revise the landscape plan showing proposed screening along any pavement in accordance with Section 18.745.040. 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. Tualatin Valley Fire and Rescue reviewed the plans and commented that no additional fire hydrant was necessary. 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. CONDITION: Tract A is proposed as a common drive to serve all three parcels. At the time that the final partition map is platted, a note should be added to the plat that Tract A is a tract for common access. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 5 OF 15 . It_ This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The partitioned lot is not adjacent to a one hundred-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. No variances or adjustments have been submitted with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Land Partition standards have been met once the conditions have been satisfied. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STAN Parc el.#T` Minimum Lot Size - Detached unit 7,500 sq.ft. 13,697 sq.ft. 7,609 sq.ft. 7,557 sq.ft. - Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width -Detached unit lots 50 ft. 64.84 ft 67.67 ft 67.67 ft - Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage N/A N/A N/A N/A Minimum Setbacks - Front yard 20 ft. 20 ft. 20 ft. 20 ft - Side facing street on corner&through lots 15 ft. -Side yard 5 ft. 33ft. &26.8ft. 5 ft. 5 ft. - Rear yard. ' 15 ft. 22.9 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 35 ft. <35 ft. N/A N/A Minimum Landscape Requirement N/A N/A N/A N/A [1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage indudes all buildings and impervious surfaces. ' Multiple-family dwelling unit ** Single-family dwelling unit A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes of 13,697, 7,609 and 7,557 square feet meet this standard. Parcel #1 is developed with an existing single-family structure with a detached accessory structure. The detached accessory structure is located approximately 63 feet from the front lot line, and 11.3 feet from the south lot line. The single-family NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 6 OF 15 • • k. home has the setbacks shown in the table above. Parcels 2 and 3 are currently vacant, but the preliminary plat shows the setbacks shown in the table above. Therefore, this criterion is satisfied. FINDING: Based on the analysis above, the Residential Zoning District andards have been met. Access. Egress and Circulation (18.705): Access, Egress and Circulation is partially addressed under Chap er-1,8.420 in this decision. In addition, the following provisions are applicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Parcel #1 has access to SW Walnut Street. Parcel #2 and #3 have access to a private driveway (called Tract A), that leads to SW Walnut Street. Therefore this criterion is met. Inadequate or hazardous access. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: Would cause or increase existing hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only.if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion is addressed in the Street and Utility Improvement Standards (Section 18.810) below. FINDING: Based on the analysis above, the Access, Egress and Circulation Standards have been met. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 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. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 7 OF 15 • • 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 40,075 square feet. There is a total of 11,099 square feet of public and private street dedications. The minimum number of residential units is three (3) and the maximum number of residential units is three (3). The applicant has submitted a plot plan showing exactly three (3) parcels. Therefore, this criterion is satisfied. FINDING: Based on the analysis above, the Density Computation Standards have been met. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, .parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has submitted a certified arborist's report, and has stated in his narrative that he wishes to pay the fee in-lieu to mitigate the required 98 caliper inches. However, the calculations for the fee contained within the report were for 1.5-1.75 inch trees, and the minimum standard is 2-inch caliper trees. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. CONDITION: The applicant will be required to turn in revised mitigation calculations based on the cost of 2-inch caliper trees, and to pay the fee in-lieu. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually.clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. The proposal does not involve erecting anything on the lots within the clear vision area. Any new houses or improvements constructed on the lots will be required to meet the clear vision requirements. All clear visions areas currently existing at the site conform to the standard. Therefore, this criterion is met. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. 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 NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 8 OF 15 • 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. Any required street improvements to certain collector or higher volume streets and 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 is being required to dedicate right-of-way to allow an ultimate right-of-way width of 30 feet for a total of 398.04 square feet (a 132.68 long stretch that is 3 feet wide) of improvements. The Engineering Department has estimated that right-of-way acquisition to be approximately $3 per square foot. It is estimated, therefore, that the value of land being dedicated is $1,190.52. Upon completion of this development, the applicant will be required to pay TIFs of approximately $6,780 ($2,260/completed dwelling). 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 can be valued at 13,216.98. Given the estimated cost of the half-street improvement and the unmitigated impact, the dedication requirement meets the rough proportionality test related to the impact of the development. 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 Walnut Street, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessors map. The applicant should dedicate additional ROW to provide 33 feet from centerline, to match ROW widths east and west of this site. The applicant's preliminary plan map shows that they will provide this ROW dedication. SW Walnut Street was recently improved by the City adjacent to this site, except for street trees, as a part of the SW Gaarde Street/SW Walnut Street intersection improvements. Two concrete driveway approaches were provided to this site because there are currently two access locations. Section 18.810.030.G.1 states that staggering of streets making `T' intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created. Since a new street intersection is proposed, and since a jog is not permitted, only one access will be permitted to support this partition, and the approved access location must be across from the future SW 129 Avenue improvements. The easterly access location is presently across from SSW 129 ' Avenue. The applicant's plan appropriately shows the new private street to align with SW 129 Avenue. In order to fully comply with Section 18.810.030.G.1, the applicant will be required to physically remove the concrete approach adjacent to the west boundary of this site, as a part of the improvement work for this partition. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 9 OF 15 • 1 Access Easement Required The access into this site also serves Tax Lot 3301 directly to the south. The new driveway configuration will need to specify that ingress/egress rights will be continued for Tax Lot 3301. 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 public street is not necessary through this site, as it will currently only serve 4 parcels (three proposed plus Tax Lot 3301). There is no logical connection point to the south, east or west, for a public street, due to existing development patterns and access locations. A private street makes sense for this site and Tax Lot 3301. When and if Tax Lot 3301 is ever developed, there would be a limitation as to the number of lots that could be developed, based upon the private street standard (see TDC Section 18.810.030.S). It appears that Tax Lot 3301 could only yield three lots, based upon its size. 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. Although the private street is not considered a cul-de-sac, the proposed length of 300 feet will require a turnaround for fire trucks and garbage collection vehicles. The applicant's plan shows a hammerhead turnaround will be provided. 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. As was stated previously, this site will be served from a private street. At present, the street will only serve four parcels (the three lots proposed, plus Tax Lot 3301). Therefore a private street is acceptable. Due to the location of this street, the name of the private street should be called, "SW 129th Place". 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: NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 10 OF 15 • • • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No blocks are associated with this minor lot partition. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. No bikeways/pedestrian paths are required as part of this decision. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Parcel 1 is greater than 1.5 times the minimum lot size of 7,500 square feet for this zone. Its lot depth is 177.1 feet and its lot width is 107.67. Its depth is less than 2.5 times its width. Parcels 2 and 3 are both less than 1.5 times the minimum lot size for this zone. Therefore, the three proposed lots meet this criterion. 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. The proposed partition plat demonstrates that Parcel 1 fronts SW Walnut Street for 64.84 square feet. Parcel 2 and 3 are served by a 25-foot wide access easement. Parcel 2 fronts the access easement by 40 feet, and Parcel 3 fronts this easement by 39.05 feet. Therefore, this criterion is satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Sidewalks already exist across the frontage of this site. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line located in SW Walnut Street that has sufficient capacity to serve this site. The applicant's plan shows that they proposed a private sanitary sewer line to be extended from the main. This is not permitted. Each new lot must have a direct connection to a public sewer line, per Uniform Plumbing Code (UPC) and CWS requirements. The applicant will need to extend an 8-inch public sewer main southerly in the private street to serve the new lots. In addition, that sewer main shall be extended to the south property line of the site to serve Tax Lot 3301. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 11 OF 15 • • 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). There are no upstream flows that affect this site. The storm drainage system in SW Walnut Street is sized sufficiently to handle the upstream basin. 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 storm water 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 on-site detention facilities, unless the development is located adjacent to Fanno Creek, or if the project is small and will result in an increase of impervious area of no more than 5,000 square feet. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will result in the addition of two homes, which will likely increase the impervious area of this site by roughly 5,000 square feet. Since there are no downstream deficiencies in the City's storm drainage system in this area (per a previous downstream analysis prepared by the applicant's engineer), and since this site is relatively small in size, Staff recommends the applicant pay the water quantity fee in-lieu for the two additional lots. The applicant's plan shows that they will install a private storm drainage line across the site to pick up the drainage from each lot. This is acceptable to the City. The private storm line will tie into the storm main in SW Walnut Street. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional- use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 12 OF 15 • • 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 no overhead utility lines adjacent to this site. The overhead lines were placed underground as a part of the SW Gaarde Street intersection improvements. . ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: As was stated previously, a fire truck turnaround is required because this private street exceeds 150 feet in length. The plan provides for such a turnaround. Public Water System: There is an existing public water main in SW Walnut Street that has sufficient capacity for this site. The applicant will need to provide water services for the new lots, as shown on the preliminary plan. Storm Water Quality_ The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcels 2 and 3. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. 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. • NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 13 OF 15 • • 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. A grading and erosion control plan will be required to be submitted to the Building Division as a part of the site permit plan review. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, private storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. 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 Long Range Planning was notified, but returned no comments. City of Tigard Building Division was notified, but returned no comments. City of Tigard Public Works was notified, but returned no comments. City of Tigard Operations Department has reviewed the proposal and offered the following comments: • At the time of the construction preview it will be determined which manhole covers will be required by the applicant. Most likely a manhole cover will be required where the private storm line attaches to the water service in SW Walnut Street. The suggested course of action is to place a second manhole cover where the private storm line reaches the property line along SW Walnut, and then make the portion of private storm line from the edge of the property to the water service line in the center of SW Walnut Street a public storm line. Then the City will be responsible for the maintenance of everything in the street, and everything on the property will be the responsibility of the property owner. • It is also suggested that the clean outs or CB's be installed at any joints or bends in the private storm line for the ease of maintenance in the future. • It is suggested that the applicant consider sizing the water meters for extended runs to new lots at 1" instead of the smaller proposed size. • Please locate water meters in the landscapes only, with no exceptions. • Existing water valve boxes should be updated per detail if applicable. City of Tigard Police Department has.reviewed the proposal and offered the following comment: • We request that the applicant place an address marker at the foot of the driveway of the private access road identifying all the house addresses the road serves. This will minimize any delay for emergency services. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 14 OF 15 • S SECTION VII. AGENCY COMMENTS, Department of Land Use and Transportation was notified, but returned no comments. • Tualatin Valley Fire and Rescue was notified, and stated that the plans posed no conflict with their interests. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 16, 2001 AND BECOMES EFFECTIVE ON AUGUST 31, 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 30, 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. Zez-aW.,/-idig j /� August 16, 2001 ARED BY: Jodi Buchanan Current Planning t � ti % •� August 16, 2001 APPRO ED BY: Dick Bewersd.u Planning Direc or NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 15 OF 15 r .�,. =NI -- _. 0- CITY of TI ARD Watt) Oe0011�PNIC INfOe MOTION !YlTEM a eg Tab iii.... ', . iti Sm M 4 VICINITY MAP i 2001-00007 �' Wili MLP Ililu. is a mi.m •1111 ` _� e ' •, FLESKES PARTITION wa , • OUNEFF ST . ■_ ,, • ••" F111u1 ■ sw Milt - !ha t4B/Pt.frAd 1 .■ •RIE OT mi.Lu � wq. n�P, MINN Id 1 a �T �,.. ' tic I . � — ST �?� SUBJECT SITE ) la* . 0 Mill / Id 4 ■Qi-f l milli - Ir III r asst!wir . N lb.� i .Pit 1111111 WV743.1 I —I 0 100 200 300 400 500 Feet C' ' �� . �I " ■∎. Q' �� 1".378feet IIMENE lifaV...�.►,.� 111 eo 4,,,,,i„.,A. • cam.., ``fie'` Cityo gard ` . ` Uu Information on this map is for general location only end •FIELD CT should be verified with the Development Services Division. . 13125 igar,O Rag Blvd Tigard,OR 97223 "" I: • (503)839.4171 •, ArAiwaviss, http:llwww.ci.tigard.or.ua • '- Plot date:Jul 10,2001;C:\magic\MAGIC03.APR Community Development II . • • CRY O.11W® • • 25' I 25' Mull W I CI) . r I I 7' SW WALNUT ST. I -0, Z ti S88•31'09'E 132.68' aiw 12.01' 25.82' 61.81' DRIVEWAY 6 UTILITY EASEMENT ^(� .: FRONT --I'M? • \ / LL i CI TRACT A 0 y`h % ! I SIDE ZONy i 10696 SF ,ery' r i _i SSE TRACK • `� ?''// " PARCEL 1 21 Z . / i'A / '3697 SF 1,i I ., , J h"/'S' 7 - Z Z / II I ' 33.1). : I I --j -STORM ED 1 ASE : I I STORM E am 15' SIDE/I� • rSETBACKI 1.5 STORY I h 1 52920 GLN1r Zi I 1 Q h tri 1 vArm, N . I "''....' COYE_8= o o1,i ; iii IS' n BACK °' '" ♦ . `! SETBACK I , 7 107.67'1 p I ^ ! Ls. N§ a v I BACK ...77„ B —.SETBACK O TAI""—� SECK 1TYPI I PARCEL 2 s /609 SF. PROPOSED 't_�__— STORLIRIVATE F. `1S 15' EASEMENT NI*? SIOE/ROAD - -�N SIDE S SETBACK 1 SETBACK ITYPI 15 • 67.67 1 4 }} t 15' ' x by i 1 1 . I °o • PARCEL 3 n 7957 5F ' i II I ___ __107767_-- -_J N88.38'0211 577.67' • • • SITE PLAN t FLESKES PARTITION EXHIBIT MAP N MLP2001-00007 (map is not to scale) 08/03/01 14:17 $503 284 8530 WB WELLS & ASSOC 11001 r 411 , N r JP• i47.4' surveyors 0 Abet, r ' , L engineers "1 9 '':;!,,l, planners 4230;NE Fremont Street Portland; Oregon 97213 Phone: (503) 284-5896 Fair: (503) 284-9530. Trarismitial • To! Jodi Buchanan,City of Tigard From: Derek McCurdy Address: 13125 SW Hall Blvd Date: August 3, 2001 Tigard, Oregon 97223 Re: Fleskes planning submittal ' PH: (503)639-4171 ext 315 Job Number: Tigard Pre App 2001-00006 IP0 Urgent 0 For Review ❑ Please Comment LI As Requested Jodi Buchanan, Enclosed is a more accurate tree plan for SW Walnut St. There was a tree mislabeling error in our topo. The 42"fir that was previously shown at the southwest corner of the property Is actually a 27"fir. There is a 42"fir tree, but is located south of our property. The previously shown 27"fir north of the 42"tree is actually a 12"fir. The previously shown 12"fir north of both those trees does not exist. Thank you, .., 02 jdka.C40%. Derek McCurdy • If there are any questions or if you do not receive all documents,Please call(503)284-5896 P:101-0B81pIanning\NARRA77VE1trans&.03-01.doC . 08/03/01 14:18 $503 284 8530 WB WELLS & ASSOC j 002 ill 0 W I CO Na i � I _ _--- SW WALNUT ST. - - Alk. Alli lb 4116, , PROPOSED STREET • TREE ITl'PiCAL1 1 i / fi t • TREE TABLE : 1 8" OECIOLIOUS 22 6"HAWTHORNE TRe jt+A 2 0' DEC 10=15 23 <12" FRUIT "— 3 10' DECIDUOUS 24 S12' FRUIT 4 t I' FRUIT 25 <r6" HOLLY ,,� 5 36 CEDAR 6 14' SPRUCE 27 B"FRUIT 1 7 23' WALNUT 20 8"FIR il •9 12"" FRUIT •30 "7 I�. PARCE •10 18' SPRUCE •31 (12" HAWTHORNE I •11 24' HAWTHORNE •32 8" FRUIT , 12 25' WALNUT 33 7"FRUIT •13 27' FIR •34 12"F1R /" 14 18" FRUIT •16 10" HAWTHORNE •17 40' FIR 10 15" MAPLE :20 20' MAPLE 1 is • ■TO Di REMINED NOTES NY,' 1. VARIEN AND SPACING OF NEW STIMMT TREES TO BED NFL DT CITY CF TICARD STANDARDS AT TINE LF CONSTRUCTICF - :�� 2. SEE ARAORIST'S TREE PLAN S p i p g p�y�P COPY (ISA RIp��p AND0RiST) FOR RE40h 21DATI0tK, TREE PROTECTION R :�'IREIENTS. TREE MITIGATIDN. AHD OMER DETAILS REGARDLNG TREES ON THIS SITE. VAt 20 PARCEL 2 451 22 240 1* t _•31 PARCEL 3 26 ft 30 1191.100119101 :Sh*Pr 02 • • ;I iv-Ir. r NOTICE TO MORTGAGEE,LIENHC.R,VENDOR OR SELLER: 11 THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE D USE APPLICAlkt• MINOR LAND PARTITION CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: July 11, 2001 FILE NUMBER: MINOR LAND PARTITION IMLPI 2001-00007 FILE NAME: FLESKES PARTITION PROPOSAL: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. 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 25, 2001. All comments should be directed to Jodi Buchanan, Current Planning, 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 AUGUST 9. 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Raise any issues and/or concern3lieved to be important with sufficientidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. ♦ City.Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to,notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." :.vz,IrfPIHi1I �� E '. .,, �, VICINITY MAP ■ 115 °=�1 ., e: * ', MLP2001-00007 ■;__ �1 1 mi I� �� 0 �� 1 I '_t •, • •, FLESKES PARTITION pm ' ■ •��.. •.' � :• F ST . ■11111, ,, ,•. 1 &W 10- px1Mulhl IN ...mom IOW 111 Ira " III. 40 Fmnrimorll 1.---argipripp, rug iii 11111A:41,4411117614111 wee pi II al _ ST ignippm.9 INIslini ird I Wag 1 1....a! r. 1 -b �mil ;p iN IN MINN WM Me !► ,� t ,....,,,A\. , � i E. � - .00 4410 iii ... \ V tq, MY 1,31eWw M p C II n r...........................u Commund,Development Plot rote:Jul 10,2001;C:NU0fc GIC03.APR 'ReAUeST CptvtA4EA/T5 • • REQUEST FOR COMMENTS CITY OF IIGARD Community Development Shaping A Better Community DATE: July 11,2001 TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Jodi Buchanan,Current Planning,ext.315 Phone: (503)639-4171/Fax: [5031684-1291 x/.0/0/4 0/0 70/0/.07.0'A 7/. 7/.oio 7.7141/o/o/0/0%oioioi74 7oio/.070/277,7/ofoio7o/oioiaio 7274 7/0/0/0/070/0/41/0/0/0/47/0 7/0/070ioioio/0/0/0/oiof oio/0/0/0ioio/oioioioio/0/Z7/47/47/070/1 o MINOR LAND PARTITION[MLP12001-00001 o o ➢ FLESKES PARTITION Q REQUEST: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. ZONE: R-4.5 Low Density Residential. The R- 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 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 25,2001. 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: — 5 ; h (I u�P ibt � rev tyli l t e ref, Ca, Pi 4-iv 'i o; 2- 61 ( ee v o. ¢✓.vc t ¢ p d 1.V 4.4-'c 54-o c an ect se m ern.' I vZ 17e ref. 1-o a p pvjve rk f� v t7 �i c to 0 � �/ P iT A-Rvl i3 r ✓ -e 5 foes► eo1,ye011 steed s +0 .be v'eDiced 5.0 tie S 49 v f 1 K t 13 riku./�� L4/ / A /f/ ee, r (Please provide the following information) Name of Personfsl Commenting: I Phone Numberfsl: I JUL-23 01 23:59 FROM:WASHCO LAND DEU SERU 503-846-2908 T0:5036847297 PACE:01/01 WASHINGTON COCINTY, OREGON Mk Department of Land Use and Transportation,Land Development Services 155 North First Avenue,Suite 350-13,Hillsboro,Oregon 97124 (503)846-8781 •FAX:(503)846-2008 July 24, 2001 Jodi Buchanan Current Planning City of Tigard Community Development 13125 SW Hall Boulevard Tigard, OR 97223 FAX: 503-684-7297 # of Pages: 1 RE: Fleskes Partition City File Number: MLP 2001-00007 Location: 12920 SW Walnut Street Tax Map and Lot Number: 2S1 4AD / 3300 is -ill Ali . A __,..:_...:K. :v. mini..: a 3_____ 'Ii1� ■ r 1►� . Mil Narmi Washington County Department of Land Use and Transportation has received materials regarding the above noted development application but will not be submitting any requirements/conditions. The project site is not adjacent to County maintained road sections nor is it part of a phased development that has previously been determined to significantly impact a County roadway. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-8131. ' 01-24.....e..-.. l'''''(1.-4-.-z . Anne LaMountain Associate Planner F:\Shared\LDSIWPSHARBTRANSP\TIG\FleskeaNOCOMM.doc • • JOit• . /Irni Fi/ -N4- CiewFLtcrs- in (Dug_ i wTh..r STS - ~ do- d !4Tiot JAL.__.Flaw' 171-lA iz•4NTS 1 ECZSSI _ o64& - dera47°SC - t7R7"sto/L 464 -1 ir_4✓-Are-a4,1/46 1S /4.1) ,(414„- - --- -- ---------- --- - ------ - - - - • • REQUEST FOR COMMENTS CITY OF IIGARD Community Development Shaping A Better Community DATE: July 11,2001 TO: Dennis Koellermeier,Opertions Manager,Water Department RECEIVED PLANNING FROM: City of Tigard Planning Division- - JUL 232001 STAFF CONTACT: Jodi Buchanan,Current Planning,ext.315 Phone: (503)639-4111/Fax: (503)6841291. CITY OF TIGARD PAX 0YL7/07, 70/.17 717/o/o/oZ07o 717/o/o/o/470/o/o/o/o/070/o/o/o/o/0747/07,7/07.71770/07G7o/o7o/070/o/o/o∎o/o7o/o/o/o/477,7 417/o/G70Z=7/o/o/o7o7o/.%Me7/07. 7/4 7/070. ,0/0/.07G70/0/0Z0 7/.17/o/o/o7o7oCo/4,4 MINOR LAND PARTITION IMLP12001-00001 00 ➢ FLESKES PARTITION Q REQUEST: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. ZONE: R-4.5 Low Density Residential. The R- 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 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 25,2001. 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: / y, – e_ Al, J P– ' rte he-el. 447, * 27 44 mid �sizi i 06k/te d ici new 4 ,rA 6e /"ket,-mtleA-.r.! GA A, t Ax- ..74c/% L'Mh Cad' ace4 J 0,24 -/i° c°xt' t r/ 11CJ/ r c belt. Ale 4r4z of /y/ jv/t a.b la . �d { ^� (Please provide the following information) Name of Person(s)Commenting: I Phone Number(s): • • • REQUEST FOR COMMENTS CI OF IGARD Community Development ' Shaping A Better Community DATE: lu 112001 RECEIVED PLANNING TO: Ro Pro a Mena er FROM: City of Tigard Planning Division JUL 1 2001 CITY OF TIGgRp STAFF CONTACT: Jodi Buchanan,Current Planning,ext.315 Phone: 15031639-4111/Fax: 15031684-1291 a/.0/O/O/B/dW.7.4%O/d/O/O/O/O/O/O/O/O/tl/O/!J/O/O/O/O/O/O/O/O/O/tl/O/O/O/O/O/O/O/O/O/.O/O/tl/O/O/O/O/O/O/0 70/O/O/O/.O/O/O/O/O/O/O/L7/O/O/p/O/O/O/O/d/O/O7 274 7/O/O/O/00/O/O/O/s7/LJ/O/4/O/O/®/O/O/O/4747/O.O/O� 0 MINOR LAND PARTITION IMLP12001-00007 °'o / ➢ FLESKES PARTITION Q eV,'7,7%,/,/n/aZ/7%7V7�/f1/non,7/,7.7//74.7 7,7,7 rn/7,7/17,7,7,7,7,7/m/J/,7,7,7,7%7,7l,7,1//l//7//7//77/7//7/LLLO�zmrnr7,7%.f/rY/,/,%/7//27/7/0 /ll/rnmr�n/./7,7//7//9/,7/./7/!%/747%7V.,7.7 74,/,7/s%mlJ/m✓,,,,9,74,7�/rsVr7//s/ir. REQUEST: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. ZONE: R-4.5 Low Density Residential. The R- 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 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 25,2001. 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 I E CHECK THE FOLLOWING ITEMS THAT APPLY: I We have reviewed the proposal and have no objections to it. — Please contact of our office. — Please refer to the enclosed letter. Written comments provided below: — I(Please provide the following information) Name of Perseids]Commenting: Phone Number[s): • • REQUEST FOR COMMENTS CITY IGARD Community Development Shaping A Better Community DATE: July 11,2001 TO: Jim Wolf.Crime Prevention Officer,Police Department RECEIVED PLANNING FROM: City of Tigard Planning Division STAFF CONTACT: Jodi Buchanan,Current Planning,ext.315 JUL 1 2 2001 Phone: 15031639-4111/Fax: (5031684-1291 CITY OF TIG,gRD 4177. 7,27/.7L Or G,O/0/04 0r O,O,O,O,O,O,O,O,G,O,G,G,O,O,O,O,O,U,G,G,O,O,O,O,O,O.&7/G 7,O,O,O,O,O,O,O,70/0/O,G,O,07.0%7 O,O,G,O,O,O,O,O,O,O,O,U,O,G/0/0/,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,O,07,7/04 Z/04 MINOR LAND PARTITION IMLPI 2001-00001 ➢ FLESKES PARTITION Q ��lraurin�ir>�ir�rrrnnarirrisiirris�r'r�iisi�i�o�iriro�i i rr�mi�rnis�i�lsrisn�r/rrnrnnr��rsirsrr>irnr>ii>i�irv��i�rr�iszr�r��nr�ir�i i��i�i��is��r�ir�irsasir�ir�i i rri�r�i�i�ir>n>i REQUEST: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. ZONE: R-4.5 Low Density Residential. The R- 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 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 25,2001. You may use the space provided below or attach a separate letter to return your comments. N 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. L Written comments provided below: 9.400Qs\/ (MAA4 , ■hc,AGIA o -Co c 4 aovty a ( io.kt .(oadl) a■RAAIC C'11`"3 a1\ hover Uda t9->t S. TA1h v)% \ N'A,'A,rnrve, ern\e 6 rn cf.x.A ccs, (Please provide the following information) Name of Person(sl Commenting: Jlth Wo\c I Phone Number(sl: X a46 Si kisi aim Yid vai:363c ivov./Y‘ridr • • AFFIDAVIT OF MAILING CITY OF TIGARD Community'Development Shaping Better Community I, cPatricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of gigareC Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) © NOTICE OF DECISION FOR: MLP200I-00001/FLESKES PARTITION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'11",and by reference made a part hereof, on August16,2001,and deposited in the United States Mail on August16,2001, postage prepaid. / .,�7- (Person t = Prepare- 'otice STATE OF OeRTGON ) County off Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the o2 day of , 2001. f OFFICIAL SEAL P• DIANE M JELDERKS y:; NOTARY PUBLIC-OREGON COMMISSION NO.326578 / t /67-- MY COMMISSION EXPIRES SEPT.07 2O!! ' PT , N, ii, ' :LICOFO ' My Commission Exil . l'"'_ OFFICIAL SEAL ti DIANE M JELDERKS NOTARY PUBLIC-OREGON "' COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 • • • EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001.00007 ��' CITY OF TIGARD FLESKES PARTITION SFiiping)1 Bette Community 120 DAYS = 11/8/2001 SECTION I. APPLICATION SUMMARY FILE NAME: FLESKES PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00007 PROPOSAL: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet. respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. APPLICANT: Michael J. Fleskes & Closing Time, LLC 17995 SW Granda Drive Aloha, OR 97007 OWNER: Same ZONING DESIGNATION: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 3300. PROPOSED PARCEL 1: 13,697 Square Feet PROPOSED PARCEL 2: 7,609 Square Feet PROPOSED PARCEL 3: 7,557 Square Feet PROPOSED TRACT A: 11,087 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards) 18.745 (Landscaping and Screening); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION • Notice: Not ci 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 AUGUST 16, 2001 AND BECOMES EFFECTIVE ON AUGUST 31, 2001 UNLESS AN APPEAL IS FILED. ■ VA eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON AUGUST 30, 2001. uestions: For further information please contact the Planning Division Staff Planner, Jodi Buchanan at (503) 639-4171,Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. -, . - ., 41' .l ., CITY PI ilGAliD O .F. t Isi.nib I ��„E ,. at, ® ., VICINITY MAP ■ -: . .- -�� • ii td MLP2001-00007 •;I. I;..■■/l� s _`�•�I : moo, FLESKES PARTITION 4.' IRMO ■ ■_- 111, -hi al IN 411.1 44.4MP4IPAI lie 1�■� i �� ►�i►�,11� �- •�// 11111 I io n ■ III mi III 11111 . Hp 01 Elm:1A` T 11 N �=�♦ 1�' �i� `moo z rifer►'��" 4 °...� Willi:�11 A, I akt CIry , „„ n•I n 1 SW WALNUT ST. ...,,.. I .,.. g .-71 ii o I TA / }' ti; 1- -d"'° Zl T X PARCEL l t• Z r i , Z � , Q 11 I ^ G a i I 0 CL R L. _ ..f,4 , 0 : u.. i -lit:, PARCEL 2 . ; 1 PARCEL 3 1.-- SITE PLAN t FLESKES PARTITION ` EXHIBIT MAP N MLP2001-00007 (mPP h nol b sc,kl _ ___ ___ 4 , 0 EXHIBIT B 2S164AD-00200 • 2S1040A-11100 ABEL GARY B WENDY BRO ONE HOMES LLC 12785 SW MARIE COURT 12670 68TH ST#200 TIGARD,OR 97223 POR LA ,OR 97223 2S104AC-01500 2S1040A-11200 AUNGIER LOIS M& BRO N ONE HOMES LLC GEISLER W PAUL CO-TRUSTEES 12670 68TH ST#200 9025 SW BURNHAM ST PO D,OR 97223 TIGARD,OR 97223 2S104AC-07700 2S104DA-11400 BARTEL THOMAS A&DAWN R BR TONE HOMES LLC 12762 SW MORNING HILL CT 1267 W 68TH ST#200 TIGARD,OR 97223 PO. D,OR 97223 2S104AC-01300 2S10 A-15600 BASKIN WILLIAM S&RACHEL L BRO TONE HOMES LLC 12832 SW 132ND.AVE 1267 S 68TH ST#200 TIGARD,OR 97223 PO TLAND,OR 97223 2S 104DA-10700 2S104DA-14000 BORMANN ANN M BR• ■N TONE HOMES LLC 12875 SW BEAGLE CT 1267f .W 68TH ST#200 TIGARD,OR 97223 PO- LA,I,OR 97223 2S 104AC-08300 2S 104DA-1 300 BOWEN GREG S&DEBORAH M BR TONE HOMES LLC 12594 SW 131ST AVE 1267 W 68TH ST#200 PORTLAND,OR 97223 PO LA D,OR 97223 2S104AC-04800 2S104DA-13900 BROWN DON L&SHELLEY R BR• i 'STONE HOMES LLC 12756 SW 131ST AVE 126 0 •W 68TH ST#200 TIGARD,OR 97223 P•RT • D,OR 97223 2S104AD-01300 2S104DA-11600 BROWN DOUGLAS L BR TONE HOMES LLC STEPHANIE L 1267fr 68TH ST#200 12725 SW WALNUT PO TLA D,OR 97223 TIGARD,OR 97223 2S104DA-15500 2S1040A-11800 BROWNSTONE HOMES LLC BR STONE HOMES LLC 12670 SW 68TH ST#200 126 W 68TH ST#200 PORTLAND,OR 97223 PORT ND,OR 97223 2S104 -11000 2S1040A-12000 ■ BROW ONE HOMES LLC BRO STONE HOMES LLC 12670 68TH ST#200 126 W 68TH ST#200 POR LAN ,OR 97223 P T D,OR 97223 ' 1 1 2S104DA-07600 2S104AD-03501, • BROW T NE HOMES LLC CRISPIN CRAIG A&JULIE A 12670 S 68TH ST#200 12820 SW WALNUT ST PORT ,OR 97223 TIGARD,OR 97223 2S1040A-11500 2S104AD-03504 BRO ONE HOMES LLC CULWELL LESLIE D AND 12670 68TH ST#200 DIANNA L POR ,OR 97223 . 12800 SW WALNUT TIGARD,OR 97223 2S104DA-11900 2S104AD-03503 • BRO S ONE HOMES LLC CULWELL LESLIE D/DIANNA L 12670 68TH ST#200 12800 SW WALNUT ST PORT N ,OR 97223 TIGARD,OR 97223 2S104DA-17100 2S104A0-04800 BR N ONE HOMES LLC EASLEY JOHN H&MARGARET M 12670 68TH ST#200 12923 SW WALNUT ST PO ,OR 97223 TIGARD,OR 97223 2S104DA-1'•I 1 2S104AD-01000 BRO `, TONE HOMES LLC ENDICOTT JOHN A 1267' S 68TH ST#200 12730 SW 128TH AVE PO`TLA r,OR 97223 TIGARD,OR 97223 . 2S104DA-14100 2S104AC-08100 BRO ONE HOMES LLC FREY MARC A&ILEANA Y 12670 68TH ST#200 12656 SW 131ST PO LA D,OR 97223 TIGARD,OR 97223 2S1040A-17000 2S104DA-10900 BRO TONE HOMES LLC GAMEL BARBARA J 1267 68TH ST#200 12895 SW BEAGLE CT PO LAND,OR 97223 TIGARD,OR 97223 2S104AD-01900 2S104AC-01600. BUNCH ARTHUR L&MELANIA S HAMPTON HARRY B&ELISABETH C 12625 SW 128TH AVE 9747 SW APPALOOSA PLACE TIGARD,OR 97223 BEAVERTON,OR 97008 2S104A0-03300 2S104AC-07900 CLOSING TIME LLC HARRELL CHRISTOPHER J& 4240 SW CEDAR HILLS BLVD HARDIN HEATHER L STE A 12700 SW MORNING HILL CT BEAVERTON,OR 97005 TIGARD,OR 97223 2S104AC-01501 2S104AD-01700 COSNER BRENDA L&ROBERT S HENRY LARRY J&DEANNA L 13070 SW HAMPTON CT 12705 SW 128TH TIGARD,OR 97223 TIGARD,OR 97223 2S164AC-10160 • 2S104AD-01800 HICKMAN BRADLEY T& MARTWICK JEAN M JEANMARIE 12655 SW 128TH 12655 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 104AC-07800 2S 104AC-08000 HODGKINSON GREGORY MICHAEL MAYLACK MARKO 12734 SW MORNING HILL CT 12698 SW MORNING HILL CT TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-01600 2S104AC-01000 KLEFFNER THOMAS ANTHONY MORFORD BURL D PERRI FRANCIS TIMOTHY JUDITH K 4975 SW 65TH AVE 12930 SW 132ND PORTLAND,OR 97221 TIGARD,OR 97223 2S104AC-02100 2S104AD-03100 KULP W ROGER&MARILYN J MUELLER VERA EVELYN REVOCABLE 13080 SW HAMPTON CT LIVING TRUST TIGARD,OR 97223 BY VERA MUELLER TR 12988 SW WALNUT TIGARD,OR 97223 2S104AD-03101 2S104AD-00701 LANG GARY A&LAURA S MURPHY DENNIS D 12976 SW WALNUT MARY A TIGARD,OR 97223 12750 SW MARIE CT TIGARD,OR 97223 2S104AC-01502 2S104AD-02700 LEPIRE ERIC&ELIZABETH MURPHY RONALD V&CATHERINE L 13060 SW HAMPTON CT 12915 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S 104AD-03401 2S 104AC-08200 LEWIS BRIAN C&CHRISTINE C NGUYEN DUOC V 12828 SW WALNUT ST 12622 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03301 2S104AC-00900 LORENCE WALTER P&DEBI D NORTON BRIAN D& 12950 SW WALNUT ST MARGARET E TIGARD,OR 97223 12980 SW 132ND AVE TIGARD,OR 97223 2S 104AD-02000 2S 104AD-03700 LU RANDY S/LORNA K OLSON KENNETH&ELEANOR F 12605 SW 128TH 12730 SW WALNUT ST • TIGARD,OR 97223 TIGARD,OR 97223 2S 104AC-01900 2S 104AD-03800 LUNGBERG RENATE J&ROBERT L TR OLSON NORRIS A 4150 GLACIER LILY 13660 SW ASH AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 104 080b • 2S DA 1 2S104AD-00800 • PANAITESCU KRISTEN N& RANKIN STEVEN L&TERESA L PANAITESCU DAN R 12770 SW MARIE CT 12885 SW BEAGLE CT TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-07600 2S104AD-01500 PAPPAS LOUIS J RASMUSSEN VENETA M& 12773 SW MORNING HILL CT PAUL VICTOR TIGARD,OR 97223 12755 SW 128TH . TIGARD,OR 97223 2S104AD-03400 2S 104AC-04900 PELOQUIN ROBERT S&MERCEDES N ROOKS REBECCA 12900 SW WALNUT 12732 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97224 2S104A0-02601 2S 104AD-00900 PETTERSON THOMAS W SCHOBLASKE JON M&ANN T ELTING PAULINE M 12790 SW MARIE CT . 12921 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-04600 2S 104AD-02900 PHAM HAO D SELLIKEN HAZEL A NGUYEN LAI T 12955 SW WALNUT 12949 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-02800 2S104DA-11700 PH AO D SONG TERANCE R NG [Al T 13001 SW MERLIN PL 12 9 SW WALNUT TIGARD,OR 97223 TI ARD,OR 97223 2S104A0-03000 2S104AC-04700 PHIPPS WILLIAM H&SHERRYL D SU ANITA TAM&GEORGE 12996 SW WALNUT ST PO BOX 2286 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104AD-03502 2S104AD-01100 PURKEY DENNY J&DIANE E TALMADGE ROBIN C 12810 SW WALNUT ST 12760 SW 128TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03505 2S104AC-02000 PURKE ENNY J/DIANE E TAYLOR MICHAEL W 12810 ALNUT ST 13075 SW HAMPTON CT TIGA D,OR 97223 TIGARD,OR 97223 2S104DA-16900 2S104AC-0 00 QUAIL HOLLOW-TIGARD LLC TIG CITY OF BY HEARTHSTONE ADVISORS INC 1312 W HALL BLVD 16133 VENTURA BLVD#1400 TI D, R 97223 ENCINO,CA 91436 . i . • 2S1d4AC-017d0 •X TIG CITY OF 1312 W HALL TI OR 97223 2S104AC-06400 TI CITY OF 131 SW HALL TI AR ,OR 97223 2S104AD-03500 UEBEL AUDREY G AND MCLEOD H JOYCE 12790 SW WALNUT TIGARD,OR 97223 2S104AC-05000 VALUSEK LUCIUS&ZORA M 12721 SW 131ST AVE TIGARD,OR 97223 2S104AC-07500 VO THUVAN THI 4661 ALBANY CIR UNIT 130 SAN JOSE,CA 95129 2S104AC-01100 WEYMOUTH BRET M WEYMOUTH JACQUELINE M 12900 SW 132ND AVE TIGARD,OR 97223 2S104AC-01400 WHITE ELLEN E 13090 SW WALNUT TIGARD,OR 97223 2S104AD-01200 WILLENBERG ROBERT T&JOYCE G 12745 SW WALNUT ST TIGARD,OR 97223 2S 104AD-02600 WIRTHLIN JOSEPH E 12919 SW WALNUT TIGARD,OR 97223 • • • 0 • Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 Mary Skelton 10355 SW Walnut Street is\curpin\setup\labels\CIT Central.doc UPDATED: 19-Jun-01 Tigard, OR 97223 Kathleen Anderson 12132 SW Lansdowne Lane Tigard, OR 97223 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don &Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 • • -• • a.T� la AFFIDAVIT OF MAILING CITY OF TIGARD Community(Development Shaping Better Community • I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of 7igar 'Washington County, Oregon and that I served the following: (check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: MLP200I-00001/FLESKES 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 August 16,2001,and deposited in the United States Mail on August 16,2001, postage prepaid. • jib (Person that Prepared ■ •tic-d • STATE op o(1i4cow ) County of Was ington )ss. City of ward ) Subscribed and sworn/affirmed before me on the n -day of '% - , 2001. c OFFICIAL S "�,�- aANE IH EAL NO7ggy p JELDERKS UBLIC-OR _ MY COMMISS101N ION lyp �'ON �s�.a EXPIRES SE�p 07 ' r;0.- I I I :I". I `I! My Commission 5,11 6 EXHIBIT, - NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00007 -' CITY OF TIGARD FLESKES PARTITION Community B Community 120 DAYS = 11/8/2001 SECTION I. APPLICATION SUMMARY FILE NAME: FLESKES PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00007 PROPOSAL: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet. respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. APPLICANT: Michael J. Fleskes & Closing Time, LLC 17995 SW Granda Drive Aloha, OR 97007 OWNER: Same ZONING DESIGNATION: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot 3300. PROPOSED PARCEL 1: 13,697 Square Feet PROPOSED PARCEL 2: 7,609 Square Feet PROPOSED PARCEL 3: 7,557 Square Feet PROPOSED TRACT A: 11,087 Square Feet APPLICABLE Community Development Code Chapters 18.390 (Decision-Making Procedures); REVIEW 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access CRITERIA: Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards) 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 1 OF 15 • • CONDITIONS OF APPROVAL PRIOR TO THE APPROVAL OF THE FINAL PARTITION PLAT, THE FOLLOWING CONDITION SHALL BE SATISFIED: Submit to the Planning Department (Jodi Buchanan, 639-4171, ext. 407) for review and approval: 1. The applicant shall revise the landscape plan showing required screening along the west property line where the access abuts neighboring property in accordance with Section 18.745.040. 2. The applicant shall submit a copy of the recorded reciprocal easement and final partition map. 3. The applicant will be required to turn in revised tree mitigation calculations based on the cost of 2- inch caliper trees, and to pay the fee in-lieu to mitigate the required 98 caliper inches. 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: 4. A public improvement permit and compliance agreement is required for this project to cover the public sewer line installation, public storm main tap, public water main taps, the private street approach, and 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). 5. 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. 6. Prior to approval of the final plat, the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s), all on-site private utility installation (water, private storm, etc.) and all on-site driveway construction. NOTE: this permit is separate from any permit issued by the Engineering Department for work in the public right-of-way. 7. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 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). NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 2 OF 15 • • • 9. The final plat shall show a right-of-way dedication for SW Walnut Street to provide 33 feet from centerline. 10. The final plat shall indicate the name of the proposed private street to be "SW 129th Place". 11. The final plat shall contain a plat restriction that will prevent direct vehicular access to SW Walnut Street from any lot in this development. 12. The final plat shall show that the new private street will provide ingress/egress rights to Tax Lot 3301 to the south. 13. The applicant's construction plans shall show that they will physically remove the concrete driveway apron adjacent to the west property line and replace with concrete curb and sidewalk to match existing. 14. The applicant's construction plans shall show that they will extend an 8-inch public sanitary sewer main southerly in the new private street to the south property line of this development. Each lot shall have an individual sewer lateral provided. 15. 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. • 16. 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. 17. 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. 18. 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 Walnut Street shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 3 OF 15 • • 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 was annexed into the City of Tigard through a Zone Change Annexation (ZCA98- 00002). A search of City records shows that a Minor Land Partition (MLP97-00015) of this lot was applied for in 1997, and a decision was issued, but the partition was never completed. There are no additional records for this site. Site Information and Proposal Descriptions The property is designated Low-Density Residential on the Tigard Comprehensive Plan Map. There are no sensitive lands present on the site. The existing home and accessory structure on the site is to remain within the proposed Parcel 1. The applicant is requesting a Minor Land Partition to partition the existing 40,075 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet. respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. No letters were received addressing the land partition. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are available to serve the proposal. Therefore, this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the permit process and during construction at which time the appropriate review authority will insure that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 4 OF 15 • • The minimum average lot width required in the R-4.5 zoning district is 50 feet. The smallest of the lots has a minimum width of 64.84 feet. Therefore, this criterion is met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet. The proposed partition creates three (3) lots, the smallest of which is 7,557 square feet. Therefore, this criterion is met. 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 Parcel 1 fronts SW Walnut Street for 64.84 square feet. Parcel 2 and 3 are served by a 25-foot wide access easement. Parcel 2 fronts the access easement by 40 feet, and Parcel 3 fronts this easement by 39.05 feet. Therefore, this criterion is met. Setbacks shall be as required by the applicable zoning district. No development is proposed with this application. However, the Preliminary Parcel Plat shows 20-foot front yard setbacks, 5-foot side yard setbacks, and 15-foot rear yard setbacks for Parcels 2 and 3. The existing structure on Parcel 1 shows setbacks of at least 22.9 feet on all four sides. Site plans show an existing accessory structure on Parcel 1 with an 11.3-foot setback. Setback requirements for the R-4.5 zone sates that the minimum front setback requirement is 20 feet, side yard setback is 5 feet, and the rear yard setback is 15 feet. Accessory structures are required to be located no less then 5 feet from the property line. Therefore, this criterion is met. 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. None of the proposed lots are flag lots, therefore, this criterion does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Screening will be required along the west property line between the paved drive and the neighboring property. Screening should consist of a solid barrier, such as a six-foot good neighbor fence or a continuous evergreen hedge. FINDING: The landscaping map and application materials do not show adequate screening along the west property line, therefore this criterion is not satisfied. CONDITION: The applicant shall revise the landscape plan showing proposed screening along any pavement in accordance with Section 18 745.040. 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. Tualatin Valley Fire and Rescue reviewed the plans and commented that no additional fire hydrant was necessary. 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. CONDITION: Tract A is proposed as a common drive to serve all three parcels. At the time that the final partition map is platted, a note should be added to the plat that Tract A is a tract for common access. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 5 OF 15 • • • This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. i This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The partitioned lot is not adjacent to a one hundred-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. No variances or adjustments have been submitted with this application. Therefore, this standard does not apply. FINDING: Based on the analysis above, the Land Partition standards have been met once the conditions have been satisfied. • Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS'IN RESIDE NTIAL ZONES STANDARD R-4.5 Parcel#1 Parcel#2 Parcel#3 Minimum Lot Size -Detached unit 7,500 sq.ft. 13,697 sq. ft. 7,609 sq.ft. 7,557 sq. ft. - Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width -Detached unit lots 50 ft. 64.84 ft 67.67 ft 67.67 ft -Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage N/A N/A N/A N/A Minimum Setbacks - Front yard 20 ft. 20 ft. 20 ft. 20 ft -Side facing street on corner&through lots 15 ft. -Side yard 5 ft. 33ft. &26.8ft. 5 ft. 5 ft. - Rear yard 15 ft. 22.9 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 35 ft. <35 ft. N/A N/A Minimum Landscape Requirement N/A N/A N/A N/A [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 7,500 square feet is required for each lot. The proposed lot sizes of 13,697, 7,609 and 7,557 square feet meet this standard. Parcel #1 is developed with an existing single-family structure with a detached accessory structure. The detached accessory structure is located approximately 63 feet from the front lot line, and 11.3 feet from the south lot line. The single-family NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 6 OF 15 • • home has the setbacks shown in the table above. Parcels 2 and 3 are currently vacant, but the preliminary plat shows the setbacks shown in the table above. Therefore, this criterion is satisfied. FINDING: Based on the analysis above, the Residential Zoning District Standards have been met. Access, Egress and Circulation (18.705): Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition, the following provisions are applicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Parcel #1 has access to SW Walnut Street. Parcel #2 and #3 have access to a private driveway (called Tract A), that leads to SW Walnut Street. Therefore this criterion is 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 traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. This criterion is addressed in the Street and Utility Improvement Standards (Section 18.810) below. FINDING: Based on the analysis above, the Access, Egress and Circulation Standards have been met. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 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. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 7 OF 15 • • 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 40,075 square feet. There is a total of 11,099 square feet of public and private street dedications. The minimum number of residential units is three (3) and the maximum number of residential units is three (3). The applicant has submitted a plot plan showing exactly three (3) parcels. Therefore, this criterion is satisfied. FINDING: Based on the analysis above, the Density Computation Standards have been met. Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, .parcel or combination of lots or parcels for which a development application for a subdivision, partition site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has submitted a certified arborist's report, and has stated in his narrative that he wishes to pay the fee in-lieu to mitigate the required 98 caliper inches. However, the calculations for the fee contained within the report were for 1.5-1.75 inch trees, and the minimum standard is 2-inch caliper trees. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. CONDITION: The applicant will be required to turn in revised mitigation calculations based on the cost of 2-inch caliper trees, and to pay the fee in-lieu. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight 8 feet in height (8) (trees may be placed within this area provided that all branches below eight 8 feet are removed). A visual clearance area is the triangular area formed by measuring a -foot distance points with a straight line. The proposal does not involve erecting anything on the lots within the clear vision area. Any new houses or improvements constructed on the lots will be required to meet the clear vision requirements. All clear visions areas currently existing at the site conform to the standard. Therefore, this criterion is met. FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been met. 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 NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 8 OF 15 • • 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. Any required street improvements to certain collector or higher volume streets and 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 is being required to dedicate right-of-way to allow an ultimate right-of-way width of 30 feet for a total of 398.04 square feet (a 132.68 long stretch that is 3 feet wide) of improvements. The Engineering Department has estimated that right-of-way acquisition to be approximately $3 per square foot. It is estimated, therefore, that the value of land being dedicated is $1,190.52. Upon completion of this development, the applicant will be required to pay TIFs of approximately $6,780 ($2,260/completed dwelling). 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 can be valued at 13,216.98. Given the estimated cost of the half-street improvement and the unmitigated impact, the dedication requirement meets the rough proportionality test related to the impact of the development. 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 Walnut Street, which is classified as a major collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 33 feet from centerline, to match ROW widths east and west of this site. The applicant's preliminary plan map shows that they will provide this ROW dedication. SW Walnut Street was recently improved by the City adjacent to this site, except for street trees, as a part of the SW Gaarde Street/SWpWalnut Street intersection improvements. Two concrete driveway approaches were provided to this site because there are currently two access locations. Section 18.810.030.G.1 states that staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created. Since a new street intersection is proposed, and since a jog is not permitted, only one access will be permitted to support this partition, and the approved access location must be across from the future SW 129 Avenue improvements. The easterly access location is presently across from SW 129u' Avenue. The applicant's plan appropriately e shows the new private street to align with SW 129 Avenue. In order to fully comply with Section 18.810.030.G.1, the applicant will be required to physically remove the concrete approach adjacent to the west boundary of this site, as a part of the improvement work for this partition. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 9 OF 15 • • Access Easement Required The access into this site also serves Tax Lot 3301 directly to the south. The new driveway configuration will need to specify that ingress/egress rights will be continued for Tax Lot 3301. 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 public street is not necessary through this site, as it will currently only serve 4 parcels (three proposed plus Tax Lot 3301). There is no logical connection point to the south, east or west, for a public street, due to existing development patterns and access locations. A private street makes sense for this site and Tax Lot 3301. When and if Tax Lot 3301 is ever developed, there would be a limitation as to the number of lots that could be developed, based upon the private street standard (see TDC Section 18.810.030.S). It appears that Tax Lot 3301 could only yield three lots, based upon its size. 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. Although the private street is not considered a cul-de-sac, the proposed length of 300 feet will require a turnaround for fire trucks and garbage collection vehicles. The applicant's plan shows a hammerhead tumaround will be provided. 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. As was stated previously, this site will be served from a private street. At present, the street will only serve four parcels (the three lots proposed, plus Tax Lot 3301). Therefore a private street is acceptable. Due to the location of this street, the name of the private street should be called, "SW 129th Place". 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: NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 10 OF 15 • • • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No blocks are associated with this minor lot partition. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. No bikeways/pedestrian paths are required as part of this decision. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Parcel 1 is greater than 1.5 times the minimum lot size of 7,500 square feet for this zone. Its lot depth is 177.1 feet and its lot width is 107.67. Its depth is less than 2.5 times its width. Parcels 2 and 3 are both less than 1.5 times the minimum lot size for this zone. Therefore, the three proposed lots meet this criterion. 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. The proposed partition plat demonstrates that Parcel 1 fronts SW Walnut Street for 64.84 square feet. Parcel 2 and 3 are served by a 25-foot wide access easement. Parcel 2 fronts the access easement by 40 feet, and Parcel 3 fronts this easement by 39.05 feet. Therefore, this criterion is satisfied. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Sidewalks already exist across the frontage of this site. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sewer line located in SW Walnut Street that has sufficient capacity to serve this site. The applicant's plan shows that they proposed a private sanitary sewer line to be extended from the main. This is not permitted. Each new lot must have a direct connection to a public sewer line, per Uniform Plumbing Code (UPC) and CWS requirements. The applicant will need to extend an 8-inch public sewer main southerly in the private street to serve the new lots. In addition, that sewer main shall be extended to the south property line of the site to serve Tax Lot 3301. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 11 OF 15 • • 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). There are no upstream flows that affect this site. The storm drainage system in SW Walnut Street is sized sufficiently to handle the upstream basin. 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 storm water 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 on-site detention facilities, unless the development is located adjacent to Fanno Creek, or if the project is small and will result in an increase of impervious area of no more than 5,000 square feet. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. This partition will result in the addition of two homes, which will likely increase the impervious area of this site by roughly 5,000 square feet. Since there are no downstream deficiencies in the City's storm drainage system in this area (per a previous downstream analysis prepared by the applicant's engineer), and since this site is relatively small in size, Staff recommends the applicant pay the water quantity fee in-lieu for the two additional lots. The applicant's plan shows that they will install a private storm drainage line across the site to pick up the drainage from each lot. This is acceptable to the City. The private storm line will tie into the storm main in SW Walnut Street. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. No pedestrian/bikeways are proposed with this application. Therefore, this standard does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 12 OF 15 • • • • 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 no overhead utility lines adjacent to this site. The overhead lines were placed underground as a part of the SW Gaarde Street intersection improvements. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Fire and Life Safety: As was stated previously, a fire truck turnaround is required because this private street exceeds 150 feet in length. The plan provides for such a turnaround. Public Water System: There is an existing public water main in SW Walnut Street that has sufficient capacity for this site. The applicant will need to provide water services for the new lots, as shown on the preliminary plan. Storm Water Quality:, The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcels 2 and 3. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. 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. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 13 OF 15 • • • 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. A grading and erosion control plan will be required to be submitted to the Building Division as a part of the site permit plan review. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, private storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. 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 Long Range Planning was notified, but returned no comments. City of Tigard Building Division was notified, but returned no comments. City of Tigard Public Works was notified, but returned no comments. City of Tigard Operations Department has reviewed the proposal and offered the following comments: • At the time of the construction preview it will be determined which manhole covers will be required by the applicant. Most likely a manhole cover will be required where the private storm line attaches to the water service in SW Walnut Street. The suggested course of action is to place a second manhole cover where the private storm line reaches the property line along SW Walnut, and then make the portion of private storm line from the edge of the property to the water service line in the center of SW Walnut Street a public storm line. Then the City will be responsible for the maintenance of everything in the street, and everything on the property will be the responsibility of the property owner. • It is also suggested that the clean outs or CB's be installed at any joints or bends in the private storm line for the ease of maintenance in the future. • It is suggested that the applicant consider sizing the water meters for extended runs to new lots at 1" instead of the smaller proposed size. • Please locate water meters in the landscapes only, with no exceptions. • Existing water valve boxes should be updated per detail if applicable. City of Tigard Police Department has reviewed the proposal and offered the following comment: • We request that the applicant place an address marker at the foot of the driveway of the private access road identifying all the house addresses the road serves. This will minimize any delay for emergency services. NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 14 OF 15. • • SECTION VII. AGENCY COMMENTS Department of Land Use and Transportation was notified, but returned no comments. Tualatin Valley Fire and Rescue was notified, and stated that the plans posed no conflict with their interests. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON AUGUST 16, 2001 AND BECOMES EFFECTIVE ON AUGUST 31, 2001 UNLESS AN APPEAL IS FILED. Aea�l: 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 30, 2001. uestions: • If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. , 00 G ,� �� lG�? August 16, 2001 P PARED BY: Jodi Buchana4(177/ Current Planning / C 4= l August 16. 2001 APPRO ED BY: Dick Bewersd Air Planning Direc or NOTICE OF DECISION MLP2001-00007/FLESKES PARTITION PAGE 15 OF 15 1 . -�.�� - 111 ■ CTY of TIGARD .. — GEOGRAPHIC INFORMATION SYSTEM ,, � = _ VICINITY MAP � _ va I-00007 0 MLP200• ■ ■ ■►� IRA win,if, .„....■ • a TITION III a VC 11011111* mull" 47' I II I 1Ik w.v le 1l.e 1II0 0 1Aeb0.I 4i•lli°44 _� •, FLESKES PAR ■ . l i1 III JPIW � 1 r■■O ■r ■ ►,fr ■■■ ■'- I SUBJECT SITE_Iliflip 1-i1 rqo-l rillell _ _Iiiiuiii1 N"ii4t,,■, ' ?-II n iam I l .propt MEiliI tff,M aI i C • "```, 0 100 200 300 400 500 Feet _• " . ■ • 1"-378 feet ■ r ,r.-, ``"1 P 1111 City of Tigard - . Air* Information on this map is for general location only and should be verified with the Development Services Division. FIELD CT �. 13125 7)Hen Blvd 1;NrA�� „■■■I Ti�ard,OR 97223 503)639.4171_ - ``' http://www.ci.tigarc\M Plot date:Jul 10,2001;C:\magic\MAGIC03.APR Community Development , , 0 ..•• _ _ _ _ _ . . . . 25' J 25' . . X I in NQI . r I • 7. SW WALNUT ST. I o! WW= z °� • 0 S88.31'09'2 1 g1C m 132.68' ;d 42.01' / 25.62' l 64.84' , co d UTILITY EASEMENT n i .z._..- -.._.. FRONT a Ailr 25• ti.--._. 1.._..lSEBPtj1 ii ,,mh i / ! Cl tip/ - ; 1 • TRe'TA �� %l 1 1 SIDE 0 /10696 Si o,>' / 1 —.j ,'.--SETBACK Z Ogyi/ ?� /' j I �'•, PARCEL I 12 z "1 N // ..ii...i. 13697 SF I i^ 1 l // l 33..' mlwil--'1 i 1 I --PROP05E0 1 STORM EASE SIDE/ I i i • --SROAD AKI I.5 STORY 11. I 12920 MALNUT 1 /wT' ..e�.......q COVER= „ c 1I • ; `„.°., ` .- I I n 280 O Me a •' BACK ' V SETBACK 1 7 107.67'i p • I P c i N v - i BACK h BACK O FRONT L._ (iYPI SETBAACK 1 PARCEL 2 1 7609 SF g n I. - PRDPOSED 10 PRIVATE J •�- -_-_� STORM 9 15' N.\EASEMENT q4'?� SIDE/ROAD SIDE S.' SETBACK SETBACK (TYPI 15' (TYPI 67.67'. n 15 % 1 R^y i / 1 I p 1 i PARCEL 3 ” 1 7551 SF i 1 n l 1 25.00' N88.36'02'W 132.67' SITE PLAN I FLESKES PARTITION EXHIBIT MAP N M LP2001-00007 (map is not to scale) • • • Michael J. Fleskes & EXHIBIT B Closing Time, LLC 17995 SW Granda Drive MLP2001-00007 Aloha, OR 97007 FLESKES PARTITION • AFFIDAVIT OF MAILING `'''' CITY OF TIGARD 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 Appropriate Box(s)Below) ® NOTICE OF PENDING APPLICATION FOR: FLESKES PARTITION/NILP2001-00007 ❑ AMENDED NOTICE (Type/Kind 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: ❑ AMENDED NOTICE (File No./Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public 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 NOTICE'S) 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'1",on July 11, 2001, and deposited in the United States Mail on July 11, 2001, postage prepaid. �(Prson that Prepared Notice) Subscribed and sworn/affirmed before me on the III day of ,4 14 g u(s1— , 200/. _ J _.; .. NOTARY PUBLIC OF OREGON My Commission Expires: 13 2.003 ®® IErin ""'4 MYCOMMi ✓)I I R_S PMY10, • NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: • c'X1118.a 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 ' i!! MINOR LAND PARTITION CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: July 11, 2001 FILE NUMBER: MINOR LAND PARTITION IMLPI 2001-00007 FILE NAME: " FLESKES PARTITION PROPOSAL: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. ZONE: R-4.5 Low Density Residential. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. 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 25. 2001. All comments should be directed to Jodi Buchanan, Current Planning, 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 AUGUST 9. 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific"Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Raise any issues and/or concern•Iieved to be important with sufficient•dence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City.Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." -�'�.III. -m _• t CITY of TIGARU a III �erw �- �_•f�� •� 6.i UU1N,11V *W ��„E �m'� ® VICINITY MAP ■�- .y alas� ��*so A '°�� ; 'd MLP2001-00007 III Illi Al, Ma 1 IN NM 1 UJIj l iss :=tv • ., FLESKES PARTITION I 114 . F Sf � 1_♦jw1IIe4�� No w�� 2 1 la:lt.�,r11�0a7i Em, ■ r `,..t* &i *- ST v 1 �� 1 \/ Iii I . I. I al :-.:-:--A- --a-rictin 1011"ir ' m_.1 ..._-_., F...- .....=_ �' �tj�1 P l •I 1,„.. vs/ MI Ilk NOMMIftiligila 31V A ip ill c.;,t,-,,.:,... ....: Aletb-\AIII■stamin II Community Development Plot gate:Jul t0.2 mm 001;C:YnapicIIAGIC03 •q • • 2S104DA-11100 EXHIBIT B ABEL GARY B WENDY BRO ONE HOMES LLC 12785 SW MARIE COURT 12670 68TH ST#200 TIGARD,OR 97223 POR ,OR 97223 2S104AC-01500 2S104DA-11200 AUNGIER LOIS M& BR N ONE HOMES LLC GEISLER W PAUL CO-TRUSTEES 12670 68TH ST#200 9025 SW BURNHAM ST PO D,OR 97223 TIGARD,OR 97223 2S104AC-07700 2S104DA-11400 BARTEL THOMAS A&DAWN R BR TONE HOMES LLC 12762 SW MORNING HILL CT 1267 W 68TH ST#200 TIGARD,OR 97223 PO. D,OR 97223 , 2S104AC-01300 2S10 A-15600 BASKIN WILLIAM S&RACHEL L BRO TONE HOMES LLC 12832 SW 132ND.AVE 1267 S 68TH ST#200 TIGARD,OR 97223 PO TLAND,OR 97223 2S104DA-10700 2S104DA-14000 BORMANN ANN M BR N TONE HOMES LLC 12875 SW BEAGLE CT 1267 W 68TH ST#200 TIGARD,OR 97223 PO ,OR 97223 2S104AC-08300 2S104DA-1 300 BOWEN GREG S&DEBORAH M BR TONE HOMES LLC 12594 SW 131ST AVE 1267 W 68TH ST#200 PORTLAND,OR 97223 PO LA D,OR 97223 2S104AC-04800 2S104DA-13900 BROWN DON L&SHELLEY R BR• 4 'STONE HOMES LLC 12756 SW 131ST AVE 126 • •W 68TH ST#200 TIGARD,OR 97223 • P•RT '1 D,OR 97223 2S104AD-01300 2S104DA-11600 BROWN DOUGLAS L BR N TONE HOMES LLC STEPHANIE L 1267�i' 68TH ST#200 12725 SW WALNUT PO TLA D,OR 97223 TIGARD,OR 97223 2S104DA-15500 2S1040A-11800 BROWNSTONE HOMES LLC BR STONE HOMES LLC 12670 SW 68TH ST#200 126 W 68TH ST#200 PORTLAND,OR 97223 PORT ND,OR 97223 25104 -11000 2S 1040A-12000 BROW ONE HOMES LLC BRO ■)'STONE HOMES LLC 12670 68TH ST#200 126 4 W 68TH ST#200 POR LAN ,OR 97223 Pr.-T D,OR 97223 • • 2S 104DA-07600 2S 104AD-03501 BROW T NE HOMES LLC CRISPIN CRAIG A&JULIE A 12670 S 68TH ST#200 12820 SW WALNUT ST PORT N ,OR 97223 TIGARD,OR 97223 2S1040A-11500 2S104AD-03504 BRO ONE HOMES LLC CULWELL LESLIE D AND 12670 68TH ST#200 DIANNA L POR ,OR 97223 . 12800 SW WALNUT TIGARD,OR 97223 2S 104DA-11900 2S 104AD-03503 BRO S ONE HOMES LLC CULWELL LESLIE D/DIANNA L 12670 68TH ST#200 12800 SW WALNUT ST PORT N ,OR 97223 TIGARD,OR 97223 2S104DA-17100 2S104AD-04800 X BR ONE HOMES LLC EASLEY JOHN H&MARGARET M 12670 68TH ST#200 12923 SW WALNUT ST PO LA ,OR 97223 TIGARD,OR 97223 2S104DA-1.600 2S104A0-01000 BRO s TONE HOMES LLC ENDICOTT JOHN A 1267' S 68TH ST#200 12730 SW 128TH AVE PO`TLA 0,OR 97223 TIGARD,OR 97223 2S104DA-14100 2S104AC-08100 ABRO ONE HOMES LLC FREY MARC A&ILEANA Y 12670 68TH ST#200 12656 SW 131ST PO LA D,OR 97223 TIGARD,OR 97223 2S104DA-17000 2S1040A-10900 BRO TONE HOMES LLC GAMEL BARBARA J 1267 68TH ST#200 12895 SW BEAGLE CT PO LAND,OR 97223 TIGARD,OR 97223 2S104A0-01900 2S104AC-01600. BUNCH ARTHUR L&MELANIA S HAMPTON HARRY B&ELISABETH C 12625 SW 128TH AVE 9747 SW APPALOOSA PLACE TIGARD,OR 97223 BEAVERTON,OR 97008 2S104AD-03300 2S104AC-07900 CLOSING TIME LLC HARRELL CHRISTOPHER J& 4240 SW CEDAR HILLS BLVD HARDIN HEATHER L STE A 12700 SW MORNING HILL CT BEAVERTON,OR 97005 TIGARD,OR 97223 2S104AC-01501 2S104AD-01700 - COSNER BRENDA L&ROBERT S HENRY LARRY J&DEANNA L 13070 SW HAMPTON CT 12705 SW 128TH TIGARD,OR 97223 TIGARD,OR 97223 • • 2S104AC-10100 2S104AD-01800 HICKMAN BRADLEY T& MARTWICK JEAN M JEANMARIE 12655 SW 128TH 12655 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-07800 2S104AC-08000 HODGKINSON GREGORY MICHAEL MAYLACK MARKO 12734 SW MORNING HILL CT 12698 SW MORNING HILL CT TIGARD,OR 97223 TIGARD,OR 97223 • 2S104AD-01600 2S104AC-01000 KLEFFNER THOMAS ANTHONY MORFORD BURL D PERRI FRANCIS TIMOTHY JUDITH K 4975 SW 65TH AVE 12930 SW 132ND PORTLAND,OR 97221 TIGARD,OR 97223 2S104AC-02100 2S104A0-03100 KULP W ROGER&MARILYN J MUELLER VERA EVELYN REVOCABLE 13080 SW HAMPTON CT LIVING TRUST TIGARD,OR 97223 BY VERA MUELLER TR 12988 SW WALNUT TIGARD,OR 97223 2S 104AD-03101 2S 104AD-00701 LANG GARY A&LAURA S MURPHY DENNIS D 12976 SW WALNUT MARY A TIGARD,OR 97223 12750 SW MARIE CT TIGARD,OR 97223 2S104AC-01502 2S104AD-02700 LEPIRE ERIC&ELIZABETH MURPHY RONALD V&CATHERINE L 13060 SW HAMPTON CT 12915 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S104A0-03401 2S104AC-08200 LEWIS BRIAN C&CHRISTINE C NGUYEN DUOC V 12828 SW WALNUT ST 12622 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03301 2S104AC-00900 LORENCE WALTER P&DEBI D NORTON BRIAN D& 12950 SW WALNUT ST MARGARET E TIGARD,OR 97223 12980 SW 132ND AVE TIGARD,OR 97223 2S104AD-02000 2S104AD-03700 LU RANDY S/LORNA K OLSON KENNETH&ELEANOR F 12605 SW 128TH 12730 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 • 2S704AC-01900 2S104A0-03800 LUNGBERG RENATE J&ROBERT L TR OLSON NORRIS A 4150 GLACIER LILY 13660 SW ASH AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 • 2S104DA-10800 2S104AD-00800 PANAITESCU KRISTEN N& RANKIN STEVEN L&TERESA L PANAITESCU DAN R 12770 SW MARIE CT 12885 SW BEAGLE CT TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-07600 2S104AD-01500 PAPPAS LOUIS J RASMUSSEN VENETA M& 12773 SW MORNING HILL CT PAUL VICTOR • TIGARD,OR 97223 12755 SW 128TH TIGARD,OR 97223 2S104AD-03400 2S104AC-04900 PELOQUIN ROBERT S&MERCEDES N ROOKS REBECCA 12900 SW WALNUT 12732 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97224 2S104A0-02601 2S104AD-00900 PETTERSON THOMAS W SCHOBLASKE JON M&ANN T ELTING PAULINE M 12790 SW MARIE CT 12921 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-04600 2S104AD-02900 PHAM HAO D SELLIKEN HAZEL A NGUYEN LAI T 12955 SW WALNUT 12949 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-02800 2S104DA-11700 PH O D SONG TERANCE R NG LAI T 13001 SW MERLIN PL 12 9 SW WALNUT TIGARD,OR 97223 TI ARD,OR 97223 2S104AD-03000 2S104AC-04700 PHIPPS WILLIAM H&SHERRYL D SU ANITA TAM&GEORGE 12996 SW WALNUT ST PO BOX 2286 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104AD-03502 2S104AD-01100 PURKEY DENNY J&DIANE E TALMADGE ROBIN C 12810 SW WALNUT ST 12760 SW 128TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03505 2S104AC-02000 PURKE ENNY J/DIANE E TAYLOR MICHAEL W 12810 ALNUT ST 13075 SW HAMPTON CT TIGA D,OR 97223 TIGARD,OR 97223 2S104DA-16900 2S104AC-0 00 QUAIL HOLLOW-TIGARD LLC TIG CITY OF BY HEARTHSTONE ADVISORS INC 1312 W HALL BLVD 16133 VENTURA BLVD#1400 TI D, R 97223 ENCINO,CA 91436 • • S 2S104AC-01700 TIG CITY OF 1312 W HALL TI OR 97223 2S 104AC-06400 TI CITY OF 131 SW HALL TI AR ,OR 97223 2S104AD-03500 UEBEL AUDREY G AND MCLEOD H JOYCE 12790 SW WALNUT TIGARD,OR 97223 2S104AC-05000 VALUSEK LUCIUS&ZORA M 12721 SW 131ST AVE TIGARD,OR 97223 2S104AC-07500 VO THUVAN THI 4661 ALBANY CIR UNIT 130 SAN JOSE,CA 95129 2S104AC-01100 WEYMOUTH BRET M WEYMOUTH JACQUELINE M 12900 SW 132ND AVE TIGARD,OR 97223 2S104AC-01400 WHITE ELLEN E 13090 SW WALNUT TIGARD,OR 97223 2S104AD-01200 WILLENBERG ROBERT T&JOYCE G 12745 SW WALNUT ST TIGARD,OR 97223 2S104AD-02600 WIRTHLIN JOSEPH E 12919 SW WALNUT TIGARD,OR 97223 • • Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 Mary Skelton 10355 SW Walnut Street is\curpin\setup\labels\CIT Central.doc UPDATED: 19-Jun-01 Tigard, OR 97223 Kathleen Anderson 12132 SW Lansdowne Lane Tigard, OR 97223 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 Mr. Michael J. Fleskes & FLESKES PARTITION Closing Time, LLC MLP2001-00007 17995 SW Granda Drive Aloha, OR 97007 y • • A REQUEST FOR COMMENTS CITY Y O TIIGARD Community Development Shaping A Better Community DATE: July 11,2001 TO: Per Attached FROM: City 01 Tigard Planning Division STAFF CONTACT: Jodi Buchanan,Current Planning,ext.315 Phone: 15031639-4111/Fax: 15031684-7291 /o/o/o7a/0/0/o/o/04747/070/o/o/oho/o/o/o/o/o/o/o/o/oho/o/o/o/o7o/o/070/o/o/o7o/o/o/07070/o/o7o/o/o/o/o/o�o4o/o/.0Yo/o7o/o/o/o/or 4747/o/o/o/o/o/o/o/o/o/o 747/o/o/o/v/o/o/o%oho/o/o/o/v/o7o/o/04 7/47/4745 o MINOR LAND PARTITION IMLPI 2001-00007 1➢ FLESKES PARTITION Q Gs /rrr/si�rrizzs�isi�riirnrnrii�ii�irsirnrl REQUEST: The applicant is requesting a Minor Land Partition to partition the existing 39,950 square foot lot into 3 parcels consisting of 13,697, 7,609, and 7,557 square feet respectively. The remaining 11,087 square footage will be classified as Tract A, and is utilized by the private driveway and utility easement. LOCATION: 12920 SW Walnut Street; WCTM 2S104AD, Tax Lot, 03300. ZONE: R-4.5 Low Density Residential. The R- 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 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 25,2001. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: — (Please provide the following information) Name of Person(s)Commenting: I Phone Number[sl: I CITY, TIGARD REQUEST FOR COIENTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: ma) ,2 oh I -nn be FILE NAME: i-LA PA.A kt1 t tA-1 . CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: Central DEast ❑South ❑West ElProposal Descrip.in Library CIT Book CITY OFFICES ffONG RANGE PLANNING/Nadine Smith,Supervisor _ MMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. LICE DEPTJJim Wolf,Crime Prevention Officer - 'UILDING DIVISION/Gary Lampella,Building Official _ GINEERING DEPTJBrian Rager,Dvlpmnt.Review Engineer_W .TER DEPTJDennis Koellermeier,Operations Mgr. _CITY ADMINISTRATION/Cathy Wheatley,City Recorder _ UBLIC WORKS/John Roy,Property Manager '-'PUBLIC WORKS/Matt Stine,Urban Forester ✓PLANNER—TIME TO POST PROJECT SITE IF A PUBLIC HEARING ITEM! SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*_ TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* • UNIFIED 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,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP_333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French(Comp.Plan Amendments Only) PO Box 2946 —CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Powedines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. . Bonneville Power Administration Aeronautics Division 155 N.First Avenue —CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 • Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Anne LaMountain(IGAIURB) CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator hil Healy(IGA/URB) — David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Steve Conway(General Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(CPNZCA)MS 14 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209 4037 _Jim Nims(zcA)MS 15 Portland,OR 97204 _Doria Mateja(zCA)MS,a _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 Northern/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 Project is within'/.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.E.ofrlamN.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). 2 hApattylmasters\Reguest For Comments Notification List 2.doc (Revised: 8-May-01) __ CITY of TIGARD - ;' •- • GEOGfl APHIC IN FOfl NATION SYSTEM .. Il ill-.A. SW AREA NOTIFIED ?.o.) old11111111W- x, �� 111 (500') 211 D eoo 2*1042004800 040020 R ■ IIII 04110082 0 041101 0 04110019 0 ■ . ,. 041100810 281040002800 211047002801 2 ggp0002 ppr 005 0 S Iii 41•44 8�•, 041100180 liltir , t, ,..e ,.1�,, aue9 ,FOR: Michael Fleskes 211047002800 .o4110017P" 0410009 0• '—CDC,b • ,,. 000 00 I.. , pgppg, q /am .� coaeo� � -' omome 1 o : 04110010,o 2*19411002800 RE: 2S104AD, 3300 o47COalo 17 tt o M047002700 ,e'••, I, 0470015,0 :0410011,0 . ,..10100 in Il / .04110, 00 l SUBJECT SITE 04220320, T ' co190 ��2505 eo140 041180300 f o4w0250l Property owner information \` r � \ MOO ("I � is valid for 3 months from 04200200 c0200 the date printed on this map. 231041c01500 • II ' 04110021 0 • ,I. -'f .0411/10850, 0411C 0411002 .042003400 21104700 � I ilik 281o411cono9,n,.I 900 MI LI 211041601/00 211o41DO3900 J 281047401000 281041100880' 28to411o03s01 281067UO81od 281047000900 Pik 11 i._0 :�IrIU iu!1miaR,ITITII'�I l IIIII r fR1.RToO 2, .... ..., X47 a ilTko, . . • .. '1.4) 0 100 200 300 400 feet 00 RIM MIMI I r - _ Q� �� 1"=290 feet D 2810401115500 MEN �' �Q� P TO'?p< .MUM Miri&O� Z �� "".` i 2 ` ` City of Tigard `(��O' Information on this map is for general location only and .� ` v ` should be verified with the Development Services Division. i. ` 13125 SW Hall Blvd •� Tigard,OR 97223 (503)839.4171 � http:/1wNV✓.ci.ti9ard.or.us • Plot date:Jul 9,2001;C:\magic\MAGIC03.APR Community Development • 2S104AD-00200 2S104DA-11100 • ABEL GARY B WENDY BRO ONE HOMES LLC 12785 SW MARIE COURT 12670 68TH ST#200 TIGARD,OR 97223 POR LA ,OR 97223 2S104AC-01500 2S104DA-11200 AUNGIER LOIS M& BRO N ONE HOMES LLC GEISLER W PAUL CO-TRUSTEES 12670 68TH ST#200 9025 SW BURNHAM ST PO D,OR 97223 TIGARD,OR 97223 2S104AC-07700 2S104DA-11400 BARTEL THOMAS A&DAWN R BR TONE HOMES LLC 12762 SW MORNING HILL CT 1267 W 68TH ST#200 TIGARD,OR 97223 PO, LA D,OR 97223 2S104AC-01300 2S10 A-15600 BASKIN WILLIAM S&RACHEL L BRO TONE HOMES LLC 12832 SW 132ND AVE 1267 S 68TH ST#200 TIGARD,OR 97223 PO TLAND,OR 97223 2S104DA-10700 2S104DA-14000 BORMANN ANN M BR N TONE HOMES LLC 12875 SW BEAGLE CT 12670 W 68TH ST#200 TIGARD,OR 97223 PO LA ,OR 97223 2S104AC-08300 2S104DA-1 300 BOWEN GREG S&DEBORAH M BR TONE HOMES LLC 12594 SW 131ST AVE 1267 W 68TH ST#200 PORTLAND,OR 97223 PO LA D,OR 97223 2S104AC-04800 2S104DA-13900 BROWN DON L&SHELLEY R BR• 4 •STONE HOMES LLC 12756 SW 131ST AVE 126 I ,W 68TH ST#200 TIGARD,OR 97223 P•RTLA D,OR 97223 2S104AD-01300 2S104DA-11600 BROWN DOUGLAS L BR TONE HOMES LLC STEPHANIE L 1267 I.68TH ST#200 12725 SW WALNUT PO TLA D,OR 97223 TIGARD,OR 97223 2S104DA-15500 2S104DA-11800 BROWNSTONE HOMES LLC BR STONE HOMES LLC 12670 SW 68TH ST#200 126 W 68TH ST#200 PORTLAND,OR 97223 PORT ND,OR 97223 2S104 -11000 2S104DA-12000 BROW ONE HOMES LLC BRO STONE HOMES LLC 12670 68TH ST#200 126 W 68TH ST#200 POR LAN ,OR 97223 P T ND,OR 97223 • 0 2S104DA-07600 2S104AD-03501 BROW T NE HOMES LLC CRISPIN CRAIG A&JULIE A 12670 S 68TH ST#200 12820 SW WALNUT ST PORT ND,OR 97223 TIGARD,OR 97223 2S104DA-11500 2S104AD-03504 BRO ONE HOMES LLC CULWELL LESLIE D AND 12670 68TH ST#200 DIANNA L PORT ,OR 97223 , 12800 SW WALNUT TIGARD,OR 97223 2S 104DA-11900 2S 104AD-03503 BRO S ONE HOMES LLC CULWELL LESLIE D/DIANNA L 12670 68TH ST#200 12800 SW WALNUT ST PORT N ,OR 97223 TIGARD,OR 97223 2S104DA-17100 2S104AD-04800 X BR N ONE HOMES LLC EASLEY JOHN H&MARGARET M 12670 68TH ST#200 12923 SW WALNUT ST PO LA ,OR 97223 TIGARD,OR 97223 2S104DA-1'600 2S104AD-01000 BRO ■■ TONE HOMES LLC ENDICOTT JOHN A 1267' S 68TH ST#200 12730 SW 128TH AVE PO`TLA +,OR 97223 TIGARD,OR 97223 2S104DA-14100 2S104AC-08100 BRO ONE HOMES LLC FREY MARC A&ILEANA Y 12670 68TH ST#200 12656 SW 131ST PO LA D,OR 97223 TIGARD,OR 97223 2S104DA-17000 2S104DA-10900 BRO TONE HOMES LLC GAMEL BARBARA J 1267 68TH ST#200 12895 SW BEAGLE CT PO LAND,OR 97223 TIGARD,OR 97223 2S104AD-01900 2S104AC-01600. BUNCH ARTHUR L&MELANIA S HAMPTON HARRY B&ELISABETH C 12625 SW 128TH AVE 9747 SW APPALOOSA PLACE TIGARD,OR 97223 BEAVERTON,OR 97008 2S104AD-03300 2S104AC-07900 CLOSING TIME LLC HARRELL CHRISTOPHER J& 4240 SW CEDAR HILLS BLVD HARDIN HEATHER L STE A 12700 SW MORNING HILL CT BEAVERTON,OR 97005 TIGARD,OR 97223 2S 104AC-01501 2S 104AD-01700 COSNER BRENDA L&ROBERT S HENRY LARRY J&DEANNA L 13070 SW HAMPTON CT 12705 SW 128TH TIGARD,OR 97223 TIGARD,OR 97223 • • 2S104AC-10100 2S104AD-01800 HICKMAN BRADLEY T& MARTWICK JEAN M JEANMARIE 12655 SW 128TH 12655 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 104AC-07800 2S 104AC-08000 HODGKINSON GREGORY MICHAEL MAYLACK MARKO 12734 SW MORNING HILL CT 12698 SW MORNING HILL CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104AD-01600 2S 104AC-01000 KLEFFNER THOMAS ANTHONY MORFORD BURL D PERRI FRANCIS TIMOTHY JUDITH K 4975 SW 65TH AVE 12930 SW 132ND PORTLAND,OR 97221 TIGARD,OR 97223 2S104AC-02100 2S104AD-03100 KULP W ROGER&MARILYN J MUELLER VERA EVELYN REVOCABLE 13080 SW HAMPTON CT LIVING TRUST TIGARD,OR 97223 BY VERA MUELLER TR 12988 SW WALNUT TIGARD,OR 97223 2S104AD-03101 2S104AD-00701 LANG GARY A&LAURA S MURPHY DENNIS D 12976 SW WALNUT MARY A TIGARD,OR 97223 12750 SW MARIE CT TIGARD,OR 97223 2S104AC-01502 2S104AD-02700 LEPIRE ERIC&ELIZABETH MURPHY RONALD V&CATHERINE L 13060 SW HAMPTON CT 12915 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03401 2S104AC-08200 LEWIS BRIAN C&CHRISTINE C NGUYEN DUOC V 12828 SW WALNUT ST 12622 SW 131ST AVE • TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03301 2S104AC-00900 LORENCE WALTER P&DEBI D NORTON BRIAN D& 12950 SW WALNUT ST MARGARET E TIGARD,OR 97223 12980 SW 132ND AVE TIGARD,OR 97223 2S104AD-02000 2S104AD-03700 LU RANDY S/LORNA K OLSON KENNETH&ELEANOR F 12605 SW 128TH 12730 SW WALNUT ST • TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-01900 2S104AD-03800 LUNGBERG RENATE J&ROBERT L TR OLSON NORRIS A 4150 GLACIER LILY 13660 SW ASH AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 • • 2S104DA-10800 2S104AD-00800 PANAITESCU KRISTEN N& RANKIN STEVEN L&TERESA L PANAITESCU DAN R 12770 SW MARIE CT 12885 SW BEAGLE CT TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-07600 2S104AD-01500 PAPPAS LOUIS J RASMUSSEN VENETA M& 12773 SW MORNING HILL CT PAUL VICTOR TIGARD,OR 97223 12755 SW 128TH TIGARD,OR 97223 2S 104AD-03400 2S 104AC-04900 PELOQUIN ROBERT S&MERCEDES N ROOKS REBECCA 12900 SW WALNUT 12732 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97224 • 2S 104AD-02601 2S 104AD-00900 PETTERSON THOMAS W SCHOBLASKE JON M&ANN T ELTING PAULINE M 12790 SW MARIE CT 12921 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S104A0-04600 2S104AD-02900 PHAM HAO D SELLIKEN HAZEL A NGUYEN LAI T 12955 SW WALNUT 12949 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 . 2S104AD-02800 2S104DA-11700 PH AO D SONG TERANCE R NG LAI T 13001 SW MERLIN PL 12 49 SW WALNUT TIGARD,OR 97223 TI ARD,OR 97223 2S104A0-03000 2S104AC-04700 PHIPPS WILLIAM H&SHERRYL D SU ANITA TAM&GEORGE 12996 SW WALNUT ST PO BOX 2286 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104AD-03502 2S104AD-01100 PURKEY DENNY J&DIANE E TALMADGE ROBIN C 12810 SW WALNUT ST 12760 SW 128TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03505 2S104AC-02000 PURKE ENNY J/DIANE E TAYLOR MICHAEL W 12810 WALNUT ST 13075 SW HAMPTON CT TIGA D,OR 97223 TIGARD,OR 97223 2S104DA-16900 2S104AC-0 00 QUAIL HOLLOW-TIGARD LLC TIG CITY OF BY HEARTHSTONE ADVISORS INC 1312 W HALL BLVD 16133 VENTURA BLVD#1400 TI RD, R 97223 ENCINO,CA 91436 • • 2S104AC-01700 X TIG CITY OF 1312 W HALL TI R OR 97223 2S104AC-06400 TIt•;, CITY OF 131 SW HALL TI-AR►,OR 97223 2S104AD-03500 UEBEL AUDREY G AND MCLEOD H JOYCE 12790 SW WALNUT TIGARD,OR 97223 2S104AC-05000 VALUSEK LUCIUS&ZORA M 12721 SW 131ST AVE TIGARD,OR 97223 2S 104AC-07500 VO THUVAN THI 4661 ALBANY CIR UNIT 130 SAN JOSE,CA 95129 2S104AC-01100 WEYMOUTH BRET M WEYMOUTH JACQUELINE M 12900 SW 132ND AVE , TIGARD,OR 97223 2S104AC-01400 WHITE ELLEN E 13090 SW WALNUT TIGARD,OR 97223 2S 104AD-01200 WILLENBERG ROBERT T&JOYCE G 12745 SW WALNUT ST TIGARD,OR 97223 2S 104AD-02600 WIRTHLIN JOSEPH E 12919 SW WALNUT TIGARD,OR 97223 • • Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 Mary Skelton 10355 SW Walnut Street is\curpin\setup\labels\CIT Central.doc UPDATED: 19-Jun-01 Tigard, OR 97223 Kathleen Anderson 12132 SW Lansdowne Lane Tigard, OR 97223 Brooks Gaston 10272 SW Meadow Street • Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 • • CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CITY OF TIGARD 13125 SW HALL BOULEVARD ping 4 B t� Community TIGARD, OREGON 91223 PHONE: 503-639-4111 FAX: 503-684-1291(Attn: Patty or Shirley/Planning) ! RUES1TJ FOR)A10- 900.1 '�0, ' R$ Y DWNN 1 M_AILIN�G 1.1 Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134A8,Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): aS (0* 46 , 3 INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. If a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sets) NAME OF CONTACT PERSON: ,'kc R (iS PHONE: 678kgk---q/DDS This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid. at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $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 = 8100 x 2 sets = $16.00 •sheet(s) of labels x $2/sheet = $ x sets = $ 2 sheets of labels x$2/sheet for CIT area x_2_sets = $ 4.00 sheet(s) of labels x $2/sheet for CIT area = $_x sets = �- GENERATE LIST= $11.00 GENERATE LIST = $11.00 TOTAL = $31.00 TOTAL = $ i CITY OF TIGARD Setting the Standard for Service Excellence llhIVO ICE Attn: Shirley Treat, Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 INVOICE NO: 004 503-639-4171 Fax 503-684-7297 DATE: July 9, 2001 To: Ship To: Michael Fleskes 17995 SW Granda Dr. Aloha, OR 97007 Phone: 503/848-9108 Fax: STAFF PERSON P.O. NUMBER DATE SHIPPED SHIPPED VIA F.O.B. POINT TERMS Shirley Treat N/A N/A N/A N/A Upon receipt QUANTITY DESCRIPTION UNIT PRICE AMOUNT 2 Sets labels $20.00 $20.00 (5 sheets (a7 $2/sheet X 2 sets) 1 Generate list $11.00 $11.00 Additional postage for 7 envelopes ) a- Se -S $4.76 $4.76 (Please send the check to my attention so that I can place it in the appropriate account. Thank you) SUBTOTAL $35.76 SALES TAX SHIPPING & HANDLING TOTAL DUE $35.76 Make all checks payable to: The City of Tigard Please include the "COPY" of the enclosed invoice,with payment to the attention of the person below: If you have any questions concerning this invoice, please call Shirley Treat at the City of Tigard Community Development Department at 503-639-4171 x419. THANK YOU • CITY OF TIGARD ��0 Setting the Standard for Service Excellence Attn: Shirley Treat, Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 INVOICE NO: 004 503-639-4171 Fax 503-684-7297 DATE: July 9, 2001 To: Ship To: Michael Fleskes 17995 SW Granda Dr. Aloha, OR 97007 Phone: 503/848-9108 Fax: STAFF PERSON P.O. NUMBER DATE SHIPPED SHIPPED VIA F.O.B. POINT TERMS Shirley Treat N/A N/A N/A N/A Upon receipt QUANTITY DESCRIPTION UNIT PRICE AMOUNT 2 Sets labels $20.00 $20.00 (5 sheets $2/sheet X 2 sets) 1 Generate list $11.00 $11.00 Additional postage for 7 envelopes y a- "s $4.76 $4.76 (Please send the check to my attention so that I can place it in the appropriate account. Thank you) SUBTOTAL $35.76 SALES TAX SHIPPING & HANDLING TOTAL DUE $35.76 Make all checks payable to: The City of Tigard Please include the "COPY" of the enclosed invoice,with payment to the attention of the person below: If you have any questions concerning this invoice, please call Shirley Treat at the City of Tigard Community Development Department at 503-639-4171 x419. THANK YOU II. 1��^:S./ `■ M -_ WI 11C.1 I T Y o�f T.I,GrA RI) N X a III.„ ,,,N ..:''",' SW 411, , •GEOOR ARNIC INPOR MATION 8Y8TtM N t• AREA NOTIFIED o u111111111114 co r..) oo�yt, ” : "t i '•7:�7r10MiaeeO 1tt0/AGalCO,▪ • tl '^ Il Y cfe. 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'" F'+r• ;,w:' • .t"P,:'.;iiad•.iffo• loos ;-r^ s 'I ' :.$ri c, i:, ' ': z e tftauomeoo;;' #'•''-otee � 'fsia;AeetteO'e' 'r,' 'l' •.'' ,$i' nr•?"" 'z• ' ..'L' a;.: 4_ :.3� � .. :j(l �.,,,, -; �_�;,. ° oiibwfbr ▪ r r ntoaoofsm I'. �..•.tzar •,-. y `r , Yye•'e '; '•'' - y".1...•,];_.,,„„∎,. . =i I, r' 1 4 _ ' ®4 b t■,0114 , - •110-.AIM. "e t r0 1: a0 90,p a000 l i ''.1 0 0:10 DA a..O, 7 t1 .S ! �. I c l IP 'yT.e ~t�' 'w'I!z'r. •..,•' I.w! -- �� VilteLti �� ',u,• '0 100 200 300 400 Feet-lir , - i` 1 1 1 � ; '' `^.:. tr 1"�292 fee! .4T. :n11310A10500/' cV, Adrilll o _ P!i !t1 ,ty4. ` ,i City of Tigard 111 a , .� ` w ` hind. e Ye on this map Is for general location only and ` Ahoultl.be veAfied with tha Oavelaprtmnt Services Division. • j 13 gar,O Hall Blvd • Z Tigard,OR 97223 U (503)039-4171 w c� - - - - _ --µ'http:/hw.w.ci.tigard.or.us Community Development "Plot date: ■pr_9,.2001;C•:Unagic\MAGIC03.APR Receipt #: 27200100000000002844 Date: 07/10/2001 TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-35.7600 @$1.00 100-0000-479000 $35.76 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Cash MICHAEL FLESKES 0 0 0 $50.00 Change MICHAEL FLESKES 0 0 0 ($14.24) TOTAL AMOUNT PAID: $35.76 • r 7 i 1 �. S�_ r ® s� .C ly osftT I G A, RD' • . "ii.•-� ' a 7,-- i .e _- _ - GEOGRAPNte INPORIAATION`SYS'TE• .74 : . _ _ _- - ,, '. � — riWtAUwtiu 7.!rouomoo _ I . ' .. - 1aUCOOIi r, 'i- ' —. - soMOUri,'' � 'xni!aeoiiioo' asto4ASwew` 11 sm±AOooin +. e,_..�b r 7iWYt0„ 7i1DW9075wc FAR: Barad. Schleining •21104=0900' _ •fI0W00M _=II- ^r.• •«-` ' 1 .'.C.- • 110tAt91909 1 'W.R. Wells &, Assot. • 1 `/ - • ' •.�. „-' =Ii1010opI0O0' SWO4A0CIt00`>ito4AoOoi01' - ' . •~ • -. - fO < f t r 60F90 /^'� - 4-mik004s 9 • A r - `,� fWWCO1t0 - 6W40w■ - "`t ,1 1 , + - iC - •IOL1tw000,. ?' - :::rr •' 6WI AOOt00p r. •r •n. RE �SI04AD, 33:00 " 7s16WoDn00, _ • -,, i1suiffais, 701i190-•'Or 1 ��-� + mc wA ovo s V442 In9ueoxoo^ ItWiaoopsoa � �/•' • • % Property:owner information • ' uw4em99o' oo�"' I. :mwu 07:00. r •- 1 is valid for 3 months:from. I. _ the date printed on this map.. •7luuAt92o9o;' Isw4tots99• • + t i \\44,.. + . tnoaoouoi t i r n44ca:W9' �CWtA91sr' �a • ,•i muto islo4u97w - - / - ' .7• - a S4U0071 O7iO4o07101 . - ,. - - i y ,, '� iiW WCQt50O ]i o..C'1000 -• ` ` ' - , _ rl'• - 1i01tAC0400 r Is1WACO71o0 ' - 1 • t -- 1 -•, . - - - u •' .�l Y ,2S107A0w701 - ,7 510 4 0 07 5,01 ,• „,�' j • �I: p' .r00411I2 t�.r�w00 '1� - r 'Z- i �•. „ •,154 I{+ x� ,� 'f 1 = - It11� � L J' ,,- 4 :,. �® :�. ,_”.°"° " it' . . N,: - . •:, , 111111 _ -.imi.• - : , ' ‘1:, ., , ,``,`` #''',..!°.: }a - 1 S Oi. .10` 200 3�0 '�Oq.Feel• ' —,,,,\!.., � ® t s .• - t;"=292 teal' 'lr-` ..O' r 7iW10s15500 ,` t r z DI / �w Ako • . mt r _ `• .r ,D�- IniormatiGll,Gn'Ihis'mep is,9oP general location only-and _- _ - .0 - , _sr:1**i be:verified,-With U%a Development SorGicos Division: � • '13.125'SW.Hull Blvd r, • •r • "1 W hUp eiwww,e.itsarc or,a5, Comrnunity.Deyelopment _ _ r Plot date,Apr-9,.200.1,C magic\MAGIC03.APR ' • • 2S 104AD-00200 S 104DA-11300 ABEL GARY B WENDY B'- +NSTO 'OMES LLC 12785 SW MARIE COURT 12670 • :TH ST#200 TIGARD,OR 97223 ':•TLAND,O; :7223 2S 104AD-03300 2S 104DA-11400 ARGUS GROUP LLC B NST HOMES LLC PO BOX 11370 12670 68TH ST#200 PORTLAND,OR 97211 TLAN , R 97223 2S104AC-01500 104DA-11500 AUNGIER LOIS M& BR•• • T• • HOMES LLC GEISLER W PAUL CO-TRUSTEES 12671 :' 6: - ST#200 9025 SW BURNHAM ST '••TLAND,OR 97223 TIGARD,OR 97223 2S 104AC-07700 S 104DA-14000 BARTEL THOMAS A&DAWN R B • A NST•• " HOMES LLC 12762 SW MORNING HILL CT 1267. .•• .:TH ST#200 TIGARD,OR 97223 'a TLAND,O' 97223 2S104AC-01300 2S104DA-15600 BASKIN WILLIAM S&RACHEL L BR: &NS = IE HOMES LLC 12832 SW 132ND AVE 1267' '• -8TH ST#200 TIGARD,OR 97223 ••RTLAND, •° 97223 2S104AC-04800 2S104DA-11700 BROWN DON L&SHELLEY R OWNST E HOMES LLC 12756 SW 131ST AVE 126 68TH ST#200 TIGARD,OR 97223 P TLAN ,OR 97223 2S104AD-01300 - 2S104DA-11600 BROWN DOUGLAS L BR NST E HOMES LLC STEPHANIE L 12670 TH ST#200 12725 SW WALNUT LAND,0 97223 TIGARD,OR 97223 2S 104DA-10900 04 DA-11800 BROWNSTONE HOMES LLC BRO' • T• • HOMES LLC 12670 SW 68TH ST#200 12671 :• r: HST#200 PORTLAND,OR 97223 •:'TLAND,OR 97223 104DA-11000 2' I4DA-11100 BR•• STO OMES LLC BRO• ST•• HOMES LLC 12670 • •• ST#200 12671 -•• •8TH ST#200 •4•TLAND,OR • 223 •••TLAND,OR 97223 104DA-11200 104DA-10800 BR• • STO. ' OMES LLC BRO HOMES LLC 12671 - • •: ST#200 1267 68 T#200 '••TLAND,OR 97223 RTLAND,OR 97223 • • 2S1 DA-12000 2S104AD-01900 BRO TO HOMES LLC BUNCH ARTHUR L&MELANIA S 12670 TH ST#200 12625 SW 128TH AVE P LAND,OR 97223 TIGARD,OR 97223 2 104DA-11900 2S104AC-01501 BR• .NST• IE HOMES LLC COSNER BRENDA L&ROBERT S 12670 68TH ST#200 13070 SW HAMPTON CT P:-TLAND, •R 97223 TIGARD,OR 97223 S 104DA-12100 2S 104AD-03501 B NS E HOMES LLC CRISPIN CRAIG A&JULIE A 126 68TH ST#200 12820 SW WALNUT ST RTLAND,OR 97223 TIGARD,OR 97223 104DA-14100 104AD-03504 BR• ■ S 4 E HOMES LLC CUL LL LE E D AND 12670 /1 .: - ST#200 DIANNA •RTLAND,OR 97223 128 W NUT ARD,OR 97223 2S 104DA-17100 2S 104AD-03503 B WNS E HOMES LLC CULWELL LESLIE D/DIANNA L 1267 68TH ST#200 12800 SW WALNUT ST RTLAND, R 97223 TIGARD,OR 97223 2 04DA-13900 2S104AD-04800 BRO, \ST•. HOMES LLC EASLEY JOHN H&MARGARET M 12671 .,1 .: HST#200 12923 SW WALNUT ST •AIRTLAND,OR 97223 TIGARD,OR 97223 S 104DA-10600 2S 104AD-01000 B•c .NST•,. HOMES LLC ENDICOTT JOHN A 1267' :f' •:TH ST#200 12730 SW 128TH AVE ?.-TLAND,OR 97223 TIGARD,OR 97223 S 104DA-15500 2S 104AC-08100 BR• , ST• ,E HOMES LLC FREY MARC A& ILEANA Y 12671 :" •:TH ST#200 12656 SW 131ST •:•TLAND, •- 97223 TIGARD,OR 97223 2S 104DA-10700 2S 104AC-01600 13-: NST• l E HOMES LLC HAMPTON HARRY B&ELISABETH C 1267' ' .8TH ST#200 9747 SW APPALOOSA PLACE ••RTLAND, ►' 97223 BEAVERTON,OR 97008 2S 104DA-17000 2S 104AC-07900 BR*,•• T•• HOMES LLC HARRELL CHRISTOPHER J& 12671 :, .: - ST#200 HARDIN HEATHER L P2•TLAND,OR 97223 12700 SW MORNING HILL CT TIGARD,OR 97223 • • 2S104AD-01700 2S104AD-02000 HENRY LARRY J&DEANNA L LU RANDY S/LORNA K 12705 SW 128TH 12605 SW 128TH TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-10100 2S104AC-01900 HICKMAN BRADLEY T& LUNGBERG RENATE J&ROBERT L TR JEANMARIE 4150 GLACIER LILY 12655 SW 131ST AVE LAKE OSWEGO,OR 97035 TIGARD,OR 97223 2S 104AC-07800 2S 104AD-01800 HODGKINSON GREGORY MICHAEL MARTWICK JEAN M 12734 SW MORNING HILL CT 12655 SW 128TH TIGARD,OR 97223 TIGARD,OR 97223 2S 104AC-00900 2S 104AC-08000 JENKINS KURT A&JENNIFER P MAYLACK MARKO 12980 SW 132ND AVE 12698 SW MORNING HILL CT , TIGARD,OR 97223 TIGARD,OR 97223 2S 104AD-01600 2S 104AC-01000 KLEFFNER THOMAS ANTHONY MORFORD BURL D PERRI FRANCIS TIMOTHY JUDITH K 4975 SW 65TH AVE 12930 SW 132ND PORTLAND,OR 97221 TIGARD,OR 97223 2S 104AC-02100 2S 104AD-03100 KULP W ROGER&MARILYN J MULLER VERA E 13080 SW HAMPTON CT 12988 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104AD-03101 2S104AD-00701 LANG GARY A&LAURA S MURPHY DENNIS D 12976 SW WALNUT MARY A TIGARD,OR 97223 12750 SW MARIE CT TIGARD,OR 97223 2S104AC-01502 2S104AD-02700 LEPIRE ERIC&ELIZABETH MURPHY RONALD V&CATHERINE L 13060 SW HAMPTON CT 12915 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S 104AD-03401 2S 104AC-08200 LEWIS BRIAN C&CHRISTINE C NGUYEN DUOC V 12828 SW WALNUT ST 12622 SW 131ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S104AD-03301 2S104AD-03700 LORENCE WALTER P&DEBI D OLSON KENNETH&ELEANOR F 12950 SW WALNUT ST 12730 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 • • 2S 104AD-03800 S 104DA-16900 OLSON NORRIS A QU• HOLLOW- ARD LLC 13660 SW ASH AVE BY HE• - .: ONE ADVISORS INC TIGARD,OR 97223 1613 • N .- • BLVD#1400 ICING,CA 914 6 2S 104AC-07600 2S 104AD-00800 PAPPAS LOUIS J RANKIN STEVEN L&TERESA L 12773 SW MORNING HILL CT 12770 SW MARIE CT TIGARD,OR 97223 TIGARD,OR 97223 2S 104AD-03400 2S 104AD-01500 PELOQUIN ROBERT S&MERCEDES N RASMUSSEN VENETA M& 12900 SW WALNUT PAUL VICTOR TIGARD,OR 97223 12755 SW 128TH TIGARD,OR 97223 2S 104AD-02601 2S 104AC-04900 PETTERSON THOMAS W ROOKS REBECCA PAULINE M 12732 SW 131ST AVE 12921 SW WALNUT ST TIGARD,OR 97224 TIGARD,OR 97223 2S 104AD-02800 2S 104AD-00900 PHAM HAO D SCHOBLASKE JON M&ANN T ELTING NGUYEN LAI T 12790 SW MARIE CT • 12949 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2 04AD-04600 2S104AD-02900 PHA AO SELLIKEN HAZEL A NGUYE I T 12955 SW WALNUT 129 SW W NUT TIGARD,OR 97223 ARD,OR 97223 2S 104AD-03000 2S 104AC-04700 PHIPPS WILLIAM H&SHERRYL D SU ANITA TAM&GEORGE 12996 SW WALNUT ST PO BOX 2286 TIGARD,OR 97223 LAKE OSWEGO,OR 97035 2S104AD-03502 2S104AD-01100 PURKEY DENNY J&DIANE E TALMADGE ROBIN C 12810 SW WALNUT ST 12760 SW 128TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 104AD-03505 2S 104AC-02000 P EY D Y J/DIANE E TAYLOR MICHAEL W 128 WALNUT ST 13075 SW HAMPTON CT GARD,OR 7223 TIGARD,OR 97223 2S 104DA-07600 104AC-01800 QUAIL HOLLOW-TIGARD LLC TIG CI F BY HEARTHSTONE ADVISORS INC 1312 L BLVD 16133 VENTURA BLVD#1400 ARD,OR 97223 ENCINO,CA 91436 •• • • .104AC-01701 TIG•"D OF 131 HALL ARD,O• 97223 2S 104AD-03500 UEBEL AUDREY G AND MCLEOD H JOYCE 12790 SW WALNUT TIGARD,OR 97223 2S104AC-07500 VO THUVAN THI 4661 ALBANY CIR UNIT 130 SAN JOSE,CA 95129 2S104AC-01100 WEYMOUTH BRET M WEYMOUTH JACQUELINE M 12900 SW 132ND AVE TIGARD,OR 97223 2S 104AC-01400 WHITE ELLEN E 13090 SW WALNUT TIGARD,OR 97223 2S 104AD-01200 WILLENBERG ROBERT T&JOYCE G 12745 SW WALNUT ST TIGARD,OR 97223 2S 104AD-02600 WIRTHLIN JOSEPH E 12919 SW WALNUT TIGARD,OR 97223 • • Debra Seeman CITY OF TIGARD 13372 SW Clearview Way CENTRAL CIT SUBCOMMITTEE Tigard, OR 97223 Mary Skelton 10355 SW Walnut Street is\curpin\setup\labels\CIT Central.doc UPDATED: 9-Jan-01 Tigard, OR 97223 Kathleen Anderson 12132 SW Lansdowne Lane Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. #3 Tigard, OR 97224-3376 Don & Dorothy Erdt • 13760 SW 121st Avenue Tigard, OR 97223 Suzanne Riles 13215 SW Genesis Loop Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Mary Lindquist 11565 SW Walnut Street Tigard, OR 97223 Christine Garsteck 11774 SW 125th Court Tigard, OR 97223 04/08/01 18:00 $503 284 8530 WB WELLS & ASSOC 04,406/2001 14:19 FAX 50368472. City or -rieara _ b23001 • CITY OF TIGARD A COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION ComCITY OFTIGARD munity(Develop ant 13125 SW HALL BOULEVARD shapin8AABettdrCommunity TIGARD, OREGON 97223 PHONE 503-639-4171 Mt 503-684.7297(Anne Patty or Mirky/Pluming) R[UUE�&T FOR *1OOrU 'VERITY a_��NNER Miii : .Jt �161 Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT RULBERS 6.e. 151344 Tax Lot 00100) OR THE ADD1ESSS FOR ALL PROJECT • PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): Z S 1 04 AD (:)33O.0 _ • INDICATE WHETHER YOU ARE REQUESTING 2 OR 3 SETS OF LABELS: Z (NOTE: A minimum of 2 sets of labels will be provided to place on your 2 sets of envelopes that applicants are required to submit at the time of application submittal. if a neighborhood meeting is required and you have not yet held that meeting,you should request 3 sea) NAME OF CONTACT PERSON; a raA I-C(/# 1 PHONE: 1�.$• WEALS / o L 4 This request may be mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. Cost Descries $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 = 59.00 x 2 sea = $16.00 sheets of labels x S2/sheet = 5 /( _x_ sets 1_sheets of label: x S2/sheet for C0T area x 2 sets 7-S 4.00 / ,sheets of labels x$2/sheet or CIT area = z 4 sets =$ GENERATE LIST = 5J 1 00 GENERATE LIST = ■'1 TOTAL = $31.00. TOTAL _ $ 4,.. • / IV�411t`'�h�� CITY OF TIGARD July 11, 2001 • OREGON Mr. Michael J. Fleskes & Closing Time, LLC 17995 SW Granda Drive Aloha, Oregon 97007 RE: Fleskes Minor Land Partition MLP 2001-00007 Completeness Letter Mr. Fleskes, The City of Tigard received your application re-submittal for a Minor Land Partition. The subject property is located at 12920 SW Walnut Street, WCTM 2S104AD Tax Lot 03300. This letter is to inform you that your application has been deemed complete, and is scheduled for review. Staff will endeavor to issue a decision on this application in 5-6 weeks. If you have any questions regarding this letter or your project, please feel free to contact me at (503) 639-4171, x315. Sincerely, 04jtafilck Jodi Buchanan Current Planning . • cc: Land Use Casefile No. MLP2001-00007 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772 • A"h' LAND PARTITION U�rv````' I TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION 2�j 2D SW E.val�t,�-f PRE-APP.HELD WITH: Retll�n $ovrei- 61/t�i0.R . Property Address/Location(s): DATE OF PRE-APP.: Z-G-U 1 TO✓A-k2,fle(/DY-Clr)., CI 7222) , Tax Map &Tax Lot#(s): 2- 5 ( (1)(- )A�1(�r/Q`Qp3�?a0 FOR>STAFF:USE ONLY:. ":. , Case"No(s) `-1414)&00, , 1,,,,f Site Size: 40075 S1Z eras, 0q 4-i en L-L� ' vf;,other rose-se t 10 19----�' Property Owner/Deed Holder(s)*: MR. AA tc-kaCi -3-. FLeske' t Receipt No. % :-di- ,- : . . Address: 11995 5W EA vcioau. Or Phone: a.) --(-1)t-/8-910$ `;:'_Application Acceptedf;B' 9t;t -' : ..,. :1- ;.Date: L 7 t7:r?1 .. City: A1.01,2°- j a t(C o- Zip: G(7t01 e . Applicant*: Date Determined;Complete Address: Phone: ..,. 'R_e v 1/1 1/2001..A 1 i\curpin ma ters Uewsed\Iandpa_r t.do:.:.. 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. Oz Application Form 1'N Owner's Signature/Written Authorization V PROPOSAL SUMMARY _ t4 Title Transfer Instrument or Deed '' The owners of record of the subject property request permission to ` /Copy of Pre-Application Conf. Notes 1----- allow a Land Partition to: N/Site/Plot Plan I.---- • 3 Paree(S / (#of copies based on pre-app check list) divide 40075" 5� into (total area) (#of parcels) ■t] Site/Plot Plan (reduced 8'/2"x 11") v' and („Oct E'1z Applicant's Statement containing 13,x,97 5� ,(� � � ' (sq. ft. or acres) (sq. ft. or acres) /(#of copies based on pre-app check list) ,A 1.,/�, I1 Q USA Sewer Use Information Card V"W U�) Q,,,,Lt -7 657 S P (••,I"'t"t'� a v i ci cees s ->t-tr�.�c�' br /(Distributed/completed at application submittal) (provide any additional information here) .,�/USA Service Provider Letter l C� 7 O ( SR 6'i rta( Gt_ 3 f c(c,f t' ca-h.c,-1 o� �t15J 2 Sets of Pre-Addressed/Pre-Stamped r #10 Envelopes & Copy of 500' Property\— 4(el tA'± -17)-61 (r ,n j°i v Ste, EXtS-1-in Owner List Generated by the City f N1/Filing Fee (City) $ 780.00 "1/1 IA." (Urban) $2,480.00 1 • • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: N -A • • APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of ,20 f / , I YeYwner's Signature Owner's Signature ear, .. Oner' 1 i nature Owner's Signature Lewis Myatt, Esq. Member of Executive Board Committee 2 Receipt #: 27200100000000002057 _..+. Date: 05/17/2001 TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due MLP2001-00007 [LANDUS]MLP Application Fee 100-0000-438000 $780.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check MICHAEL J. FLESKES 0 3087 0 $780.00 TOTAL AMOUNT PAID: $780.00 Rpro sA. L /NAR,Men VE • • IMPACT STUDY FOR THE PROPOSED MINOR PARTITION LOCATED AT 12920 SW WALNUT STREET, TIGARD, OREGON By WB Wells and Associates, Inc. 4/16/01 Transportation System The proposed partition is located on SW Walnut Street which is a classified as a Major Collector. This site frontage was recently improved with new curbs, sidewalks and a storm drainage system. The proposed development will only add 2 additional single family residences to this roadway. This will be a minimal impact for a roadway of this classification. The applicant is proposing to dedicate an additional three (3) feet of right of way along the site frontage for a total right of way width of 33'. Drainage System There is an existing storm drainage and detention system located in SW Walnut that was installed during the recent street improvements. Prior to the recent storm improvements, WB Wells and Associates, Inc. had performed a storm drainage analysis on the downstream system for a previous partition approval on this same property (MLP 97-0015). This analysis showed that the downstream system had adequate capacity to accommodate the increased flows from the site. No additional improvements to the storm drainage system are proposed. Parks System The addition of two (2) single family residences will have little, if any, impact on the existing parks system. The small size of this development does not warrant any improvements to the parks system. Water System In SW Walnut there is an existing 24" water line that was installed during the street improvements. The installation of two (2) additional water meters for the two new single family residences should have no negative impacts on the existing water system. An existing fire hydrant is located on the site frontage. No additional improvements are proposed for the water system. Sewer System There is an existing 8" sanitary sewer line located in SW Walnut Street that has adequate capacity to serve this site. A new 8" public sanitary sewer line will be installed through the site to the South property line in order to serve the two additional residences and to allow for future extension south of this development. • 1IWBW_PPX SVR_031data_share 101.0681plarvringWARRATNEIIMPACT STUDY.doc Page 1 of 2 • • 12920 SW Walnut Impact Study Noise Impacts There will be little noise impacts created by this development. The proposed development will be for 2 additional single family residences which will create little noise impacts other than increased vehicle traffic. Since the site borders a Collector street, these created noise impacts will be of a small proportion to the existing traffic noise from the existing street. The proposed private street for access will be along the West property line of the site. There is already an existing paved accessway along this property line on the neighbors side so the impact will be minimal. No noise mitigation efforts are proposed due to the minimal impact. • \\WSW_PDX_SVR_031data_share101.068%planrongWARRATIVEUMPACT STUDY.doc Page 2 of 2 •t' W0R1( Wells & Associates, Inc. Surveyors • Engineers • Planners Exceptional Service, $• w.l May 10, 2001 ,S1• ' he Creative Solutions, 9 VS a Quality Beyond q Your Expectations • •soci ates City of Tigard Land Use Planning and Development RECEIVED PLANNING 13125 SW Hall Blvd. Tigard, Oregon 97223 MAY 1 7 2001 CITY OF TIGARD APPLICATION 3-Lot Minor Land Partition REPRESENTATIVE WB Wells and Associates, Inc. Attn: Brad Schleining or Dean Keranen 4230 NE Fremont Street Portland OR 97213 PH: (503) 284-5896 Fax: (503) 284-8530 DEVELOPER Michael Fleskes 17995 SW Granada Drive Aloha, Oregon 97007 (503) 848-9108 OWNER Closing Time, LLC 4240 SW Cedar Hills Blvd., Ste. A Beaverton, Oregon 97005 ZONING R-4.5; Residential, 4.5 Units/Acre ACREAGE Approx. 39,957 Square Feet or 0.92 Acres SITE ADDRESS 12920 SW Walnut Street Portland, OR 97223 LEGAL Township 2 S, Range 1 W, Section 04AD Tax Lot 3300 PROPOSAL: This submittal is a request for approval of a Minor Partition to divide one parcel of approximately 39,957 square feet into three (3) parcels of approximately 13,697, 7609 and 7557 square feet including a private street tract of approximately 10,696 square feet. The site contains an existing dwelling that will remain on the largest proposed lot. The additional 2 lots will be for single family residences. The subject property is surrounded with single family residences due to the surrounding zoning. Page 1 of 31 4230 N.E.Fremont St.• Portland,OR 97213 • E-mail: Info @wbwells.com • Fax: 503/284-8530• Phone: 503/284-5896 + + • • The existing site is located on SW Walnut Street which is currently improved with curbs and sidewalks. The proposal is to extend a private street from SW Walnut to the southern property line in order to serve the 3 residences. There is existing sanitary sewer and water systems in SW Walnut along with an existing storm drainage system. The proposal is to extend the existing sanitary sewer system through the property and to install 2 additional water meters on Walnut to serve the additional residences. Storm drainage is proposed to be piped into the existing system in SW Walnut. A storm drainage analysis which was performed for the previous partition approval on this parcel (MLP 97-0015) indicates that the existing downstream storm drainage system has adequate capacity to convey to proposed storm drainage runoff from the site, therefore no detention system is proposed. For water quality, the applicant is proposing to pay a fee-in-lieu of installing a facility. This request is consistent with the conditions imposed in the previous approval on this parcel. The following narrative addresses the applicable sections and approval standards from the City of Tigard's Code. Bold paragraphs are the responses to the code sections. Chapter 18.420 LAND PARTITIONS Section 18.420.040 -Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18.390. — All submittal materials are included with this application. These materials include but are not limited to the application form, narrative addressing the appropriate code sections, envelopes for surrounding property owners and an impact study. B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. —The required preliminary maps are included with this application. Section 18.420.050 -Approval Criteria A. Approval criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; -This proposal complies with all statutory and ordinance requirements and regulations. 2. There are adequate public facilities are available to serve the proposal; - There are adequate public facilities available to serve this proposal. The site borders SW Walnut Street, a major collector which has adequate capacity to serve the minimal addition of traffic caused by this development. In Walnut Street there is an existing 12" public water line that has adequate capacity to serve the 2 additional residences. Also in walnut is an existing 8" public sanitary sewer line that has adequate capacity to serve the site. There is an existing storm drainage system in SW Walnut. — The storm drainage system adjacent to the site has recently been improved along with the street improvements. Per a downstream analysis prepared by our firm for the last approval, the downstream system has adequate capacity to accommodate the developed flows from the site. Page 2 of 31 Michael Fleskes 3 Lot Minor Partition 3. All proposed improvements meet City and applicable agency standards; -All proposed improvements are to be to City and Agency Standards. and 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. — The minimum lot width required for the R-4.5 zone is 50'. The proposed lot widths average approximately 60', 70' and 70' which exceed the 50' requirement. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. — For the R-4.5 zone the required minimum lot size is 7,500 square feet. The proposed lots are approximately 7,557, 7,609 and 13,697 square feet which meet this requirement. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. — All lots will front a legal private accessway of 25' with a pavement width of 20'. This accessway will give each lot 25' of frontage on Walnut via the accessway. Parcel 1 will also have approximately 64' of frontage on Walnut. d. Setbacks shall be as required by the applicable zoning district. —The required setbacks for the R-4.5 zone are a 20' front yard, 15' for corner lots, 5' side yard, and 20' garage setback. All setback lines are shown on the preliminary plat. The existing residence and accessory structure exceed these setbacks and all future buildings will adhere to them. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. — No flag lots are proposed. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with 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. —There is an existing wire fence between the proposed paved accessway and the existing paved accessway on the neighboring lot. Additional screening will be provided if required. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. —A fire hydrant will be added if requested by the fire district. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. — A joint use and maintenance agreement will be provided for the common driveway and recorded with the approved partition. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 3 of 31 • • Michael Fleskes 3 Lot Minor Partition 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. — For 3-6 lots, the minimum access width required is 20' with a minimum pavement width of 20'. The proposal is for a 25' access width with a 20' pavement width which meets the requirements. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. — No development is proposed within or near the 100 year floodplain. 7. 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 are proposed. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS Section 18.510.020 - List of Zoning Districts D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. — The proposal is for single family residential in this district and no conditional uses are proposed. All lots are greater than the 7,500 square foot minimum. Section 18.510.030 Uses A. and B. Types of uses and Use table TABLE 18.510.1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 RESIDENTIAL Household Living P P P P P P P P HOUSING TYPES Single Units, Detached P P P P P P P P Accessory Units R3 R3 R3 R3 R3 R3 R3 R3 P=Permitted R=Restricted C=Conditional Use N=Not Permitted 3Permitted subject to compliance with requirements in 18.710. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 4 of 31 Michael Fleskes 3 Lot Minor Partition • - The proposal is for 3 single family residential homes. One is existing and the other 2 are new. Single residential units are a permitted use outright in this zone, but subject to all of the applicable provisions of this title. There are no restricted, conditional or prohibited uses proposed. Section 18.510.040 Minimum and Maximum Densities B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. — Density calculations can be found under section 18.715. This development meets the required densities. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020 B1. — No adjustments are needed. Section 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; - This proposal complies with the development standards. No variances or adjustments have been requested. 2. All other applicable standards and requirements contained in this title. —All other applicable standards and requirements in this title are complied with. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. —Table 18.512 requirements for the R-4.5 zone are: Min Lot Size for detached unit: 7,500 square feet Average Min Lot Width (detached): 50' Maximum Lot Coverage: None Minimum Setbacks: Front: 20' Facing street on corner: 15' Side: 5' Rear: 15' To Front of Garage: 20' The proposed lots are approximately 7,557, 7,609 and 13,697 square feet which meet this minimum lot size requirement. All setback lines are shown on the preliminary plat. The existing residence and accessory structure exceed these setbacks and all future buildings will adhere to them. P:\01-068\planning NARRATIVE\NARRATIVE.DOC Page 5 of 31 • Michael Fleskes 3 Lot Minor Partition Section 18.510.060 Accessory Structures - The existing residence has an accessory structure that will remain on the proposed Parcel 1. The definition of an accessory structure per Section 18.120.030 A 4. Is "A freestanding structure incidental and subordinate to the main use of property and located on the same lot as the main use." The existing accessory structure located on proposed Parcel 1 next to the existing residence is structurally independent of the existing house as it has its own foundation. Although a covered accessway exists between the house and the structure, this provides no structural support as the accessory structure would be freestanding with or without the accessway. A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to the following: 1. Dimensional requirements: a. On sites containing less than 2.5 acres, an accessory structure may not exceed 528 square feet. On sites 2.5 acres or larger, an accessory structure may not exceed 1,000 square feet; - The existing accessory structure is 330 square feet which meets this requirement. b. An accessory structure may not exceed 15 feet in height; -The existing accessory structure is less than 15' in height. c. In no case shall the primary structure and accessory structure(s) exceed the maximum lot coverage allowed in the base zone; -There is no maximum lot coverage for this zone. d. An accessory structure may not be located within the front yard setback; -The accessory structure is not within the front yard setback. e. An accessory structure must maintain a minimum side and rear yard setback of five feet; - The accessory structure has a side setback of 26.8' and a rear setback of 11.3' exceeding this requirement. 2. Non-dimensional requirements: a. No accessory structure shall encroach upon or interfere with the use of any adjoining property or public right-of-way including but not limited to streets, alleys and public and private easements; -The accessory structure does not encroach or interfere with any of these. b. An accessory structure shall comply with all of the requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit; -The accessory structure is existing. c. An accessory structure which is non-conforming is subject to the provisions of Chapter 18.760, Non-Conforming Situations, when an alternation, expansion or reconstruction is requested; -The accessory structure is not non-comforming. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 6 of 31 • •Michael Fleskes 3 Lot Minor Partition d. The erection of television receiving dishes on the roof of a structure is not permitted in any residential zone. — None are proposed. 3. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities (Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. — None are proposed. Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION Section 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. —A maintenance and access agreement for the access will be recorded with the final partition plat. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. —A site plan is included with this application which shows the proposed access. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; - A maintenance and access agreement for the access will be recorded with the final partition plat. and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. — Copies of all deeds, easements will be placed on permanent file with the City upon final plat preparation. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. —The proposed private accessway connects directly to SW Walnut street and will be maintained on a continuous basis. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 7 of 31 • Michael Fleskes 3 Lot Minor Partition E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. —Curb cuts will be per this section. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: - No on-site sidewalks are proposed. 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; - Does not apply to single family residential. 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; - Does not apply to single family residential. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; - No walkways are proposed. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. - No walkways are proposed. H. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; — For 3-6 lots, the minimum access width required is 20' with a minimum pavement width of 20'. The proposal is for a 25' access width with a 20' pavement width which meets the requirements. 2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; - Does not apply to single family residential. P:\01-068\planning\NARRATIVE NARRATIVE.DOC Page 8 of 31 • • Michael Fleskes 3 Lot Minor Partition 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; - The proposed access will be constructed and maintained in accordance with this code. 4. 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 proposed access has a hammerhead paved surface that meets these requirements. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; - The existing driveway width of 20' combined with the hammerhead turnaround, along with the orientation of the existing residence eliminates the need for Vehicle turnouts. 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. —The proposed access has a paved width of 20', thus meeting this requirement. K. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: -The director's authority is recognized. In the previous approval for this same project (MLP 97-0015) it was recommended that the access be provided near the middle of the site. The access has been moved towards the middle of the site for this submittal. Chapter 18.715 DENSITY COMPUTATIONS Section 18.715.020 Density Calculation 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; - Not applicable b. Land or slopes exceeding 25%; - Not applicable c. Drainage ways; and - Not applicable d. Wetlands. - Not applicable 2. All land dedicated to the public for park purposes; - Not applicable P:\01-068\planning\NARRATIVE NARRATIVE.DOC Page 9 of 31 • • Michael Fleskes 3 Lot Minor Partition 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: -Actual ROW Dedication = 398 square feet 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 — Private street area = 10,696 square feet 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. —Existing dwelling lot= 13,697 square feet Total Development area: 39,957 square feet Minus Row Dedication: - 398 square feet Minus Private Street: -10,696 square feet Minus Lot w/ Dwelling: -13,697 square feet Net Developable Area: 15,166 square feet 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. Maximum Density: 15,166 square feet/7,500 square feet per unit= 2.02 units (2 units) This would be a maximum of 3 units including the existing dwelling 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). Minimum Density: 2.02 units times 0.8 = 1.62 units (1 units) This would be a minimum of 2 units including the existing dwelling. Since 3 units are proposed, the site meets the density requirements. Section 18.715.030 Residential Density Transfer— No density transfer is proposed. Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS Section 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. —This development will comply with applicable regulations. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 10 of 31 •Michael Fleskes 3 Lot Minor Partition B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state, federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). —All required evidence will be submitted upon request. C. Continuing obligation. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. -Compliance will be maintained by the property owner. Section 18.725.030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. — No activities which produce any signficant amounts of noise are proposed. The proposal is for 2 additional single family residences. B. Visible emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. — Not applicable to Residential district. C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. — No vibratory activities are proposed. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. — No gas emissions are proposed. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; • 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. - No activities such as floodlights or high temperature processes are proposed with this development. F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 11 of 31 • Michael Fleskes 3 Lot Minor Partition • —This section shall be adhered to. Chapter 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS Section 18.730.020 Exceptions to Building Height Limitations — No exceptions are requested. Section 18.730.030 Zero Lot Line Setback Standards — No zero lot lines are proposed. Section 18.730.040 Additional Setback Requirements A. Additional setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health, safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way: 1. Arterial Streets. —There are no Arterial Streets proposed or bordering the site. 2. Collector Streets. The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. — SW Walnut Street is identified in the table as having a 30' setback. This setback will be adhered to. Section 18.730.050 Miscellaneous Requirements and Exceptions - No miscellaneous requirements apply to this site and no exceptions are requested. C. Lot area for flag lots. - Not applicable. Chapter 18.745 LANDSCAPING AND SCREENING Section 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. - Proposed street trees are shown on the preliminary plans. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. —Approvals will be obtained prior to planting. C. Size and spacing of street trees. P:\01-068\planningWARRATIVEWARRATIVE.DOC Page 12 of 31 • Michael Fleskes 3 Lot Minor Partition • 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Subsection 2 below; - No landscaping in yards is proposed at this time. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; - No small trees are proposed. b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; - Medium sized trees are spaced as required. c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; - No large trees are proposed. d. Except for signalized intersections as provided in Section 18.745.040 H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; -All street trees will meet these requirements. e. No new utility pole location shall be established closer than five feet to any existing street tree; - No new utility poles are proposed. f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; - No tree pits are proposed. g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; -There are no existing tree well areas. h. Street trees shall not be planted closer than 20 feet to light standards; -Trees will not be planted closer than 20' to light standards. i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; - No new light standards are proposed. j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; - New street trees will not interfere with existing overhead power lines. k. Trees shall not be planted within two feet from the face of the curb; and —Trees will not be planted within 2' of the face of curb. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 13 of 31 • •Michael Fleskes 3 Lot Minor Partition I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: -Trees will not be planted within 2' of any hard surface. (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and - None proposed. (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. - No sidewalk cuts are proposed. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. —Trees will be pruned according to this requirement. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020 C4a. — Existing trees are not proposed to be used as street trees. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. — No street trees will be removed by development. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020 C4b. — No adjustments are requested. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. — No requests are proposed. Section 18.745.050 Buffering and Screening B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; -- The site is surrounded by single family units. Per the screening matrix, no buffers are required. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 14 of 31 • • Michael Fleskes 3 Lot Minor Partition 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; - No buffer areas are proposed. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of 18.745.040 B8 and 18.745.040D; - - No fences, hedges or walls are proposed in yards. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: - No buffer areas are required or proposed. 5. Where screening is required the following standards shall apply in addition to those required for buffering: - No screening is proposed. Screening will be provided if required. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; - No buffers or screens are proposed within the clear vision areas at the intersection of the private street with Walnut. 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; - No screens are proposed. 8. Fences and walls - No fences or walls are proposed. C. Setbacks for fences or walls. - No fences or walls are proposed. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; - No fences, walls or landscaping buffers are proposed. 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. — None are proposed. p:\o1-068\planning\NARRATIVENARRATIVE.DOC Page 15 of 31 • • Michael Fleskes 3 Lot Minor Partition E. Screening: special provisions. - No parking and loading areas, service facilities, swimming pools, or refuse containers are proposed. Section 18.745.060 Re-vegetation - Not applicable. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS Section 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. — A site plan showing access, egress and circulation is enclosed with this application. Parking plans will be provided at time of building permits for individual lots. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); - Parking spaces for individual lots will be provided on the lots as required. 2. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: - Does not apply. C. Joint parking. — No joint parking is proposed. D. through H. — Do not apply to single family development. Section 18.765.040 General Design Standards B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; -The proposed access drive is designed as required. 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; - The size of the access drive is designed to accommodate 3-6 units as required under 18.705. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 16 of 31 • • Michael Fleskes 3 Lot Minor Partition 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; -The access drive will be clearly marked. 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; - Minimum vision clearance is provided per chapter 18.795. 5. Access drives shall be improved with an asphalt or concrete surface; and —The access drive will be paved with asphalt. 5. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. -Single family residences are excluded. C. Loading/unloading driveways — None are proposed. D. On-site vehicle stacking for drive-in use. — No drive-in uses are proposed. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. —Curb will be in accordance with this section. F. through N. —Apply to parking lots— none are proposed. Section 18.765.050 Bicycle Parking Design Standards — Does not apply to single family residential. Section 18.765.060 Parking Structure Design Standards — None are proposed. Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements — The minimum required parking spaces is one per dwelling unit which will provided in the driveways of the individual lots. There is no Maximum requirement for single family detached. Section 18.765.080 Off-Street Loading Requirements — Does not apply to residential zones. Chapter 18.790 TREE REMOVAL Section 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 17 of 31 • • Michael Fleskes 3 Lot Minor Partition planned development or conditional use is filed. Protection is preferred over removal wherever possible. — A tree plan report prepared by a certified arborist is enclosed with this application addressing the planting, removal and protection of trees. See arborist's report for additional tree information. A tree removal plan is included within the preliminary plans for the project that shows existing trees as shown in the arborist's report. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; -Existing trees are identified in the arborist's tree plan report. 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention 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 in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. - 36% of the trees over 12" are being saved as can be seen in the arborist's tree plan report (4 of 11 trees). The mitigation required for this is 2/3 of the trees being removed (subsection b.). The arborist's report contains specifics on the proposed mitigation. 3. Identification of all trees which are proposed to be removed; - All trees proposed to be removed are shown on the tree removal plan and are indicated in the arborist's tree plan report. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. —A protection plan is identified in the arborists tree plan report. Section 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 18 of 31 • Michael Fleskes 3 Lot Minor Partition • be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone; - No density bonuses are requested. 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; - - - No lot size averaging is proposed. 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; - No lot width or depth reduction is proposed. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. — All trees to be removed are identified on the tree removal plan and in the arborist's tree plan report. No other tree removals are proposed. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. —No modifications are requested. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. — No modifications are requested. Section 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: -There are no sensitive lands identified on this site. No permit is required. B. Effective date of permit. — Does not apply. C. Extension. — Does not apply. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 19 of 31 gi3g lid rrt Michael Fleskes 3 Lot Minor Partition \ v N-A-\ D. Removal permit not required. —Only applies to sensitive lands. E. Prohibition of commercial forestry. —No commercial forestry is proposed. Section 18.790.060 Illegal Tree Removal A. Violations. — Lists tree removal violations. B. Remedies. — Lists remedies for tree removal violations. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; — Replacement trees used for the fee in lieu calculation are similar in species. See arborist's report. 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; —All proposed replacement trees are reasonably available. 3. 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 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; —This formula was used to calculate replacement trees. See arborist's report. 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. —An In lieu-of payment is proposed. No planting is proposed. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. —An In lieu-of payment is proposed. Please see arborist's report for calculations. Chapter 18.795 VISUAL CLEARANCE AREAS Section 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. —Visual clearance is maintained for the new street as seen on the site plan. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 20 of 31 " • • Michael Fleskes 3 Lot Minor Partition B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. — No hedges, plantings, fences, etc are proposed in the clear vision areas (except for an occasional utility pole or street tree). C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. —There are no additional topographic constraints at the intersection. Section 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. - A clear vision triangle is shown on the site plan as per Figure 18.795.1: Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS Section 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. —The street has frontage on SW Walnut Street. 2. No development shall occur unless streets within the development meet the standards of this chapter. — The streets within the development are private accessways and fall under section 18.705. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 21 of 31 • • Michael Fleskes 3 Lot Minor Partition — The existing street was recently improved with curbs and sidewalks. The site plan shows a proposed three(3) foot right of way dedication P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 22 of 31 • • Michael Fleskes 3 Lot Minor Partition 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; - No new public streets are proposed. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: - No future improvements guarantee is needed as the street is already improved. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. —Understood. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. — No adjustments are requested. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: - A three (3) foot right of way dedication is proposed on SW Walnut Street and will be shown on the final partition plat. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. - A private tract is proposed for access to the parcels. This tract contains an access in accorndance with Sections 18.705.030.H and 18.705.0301. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: P:\01-068\planning NARRATIVEWARRATIVE.DOC Page 23 of 31 • • Michael Fleskes 3 Lot Minor Partition 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and —Street grades will match the existing topography of the land. 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or — The proposed private access, Tract A, will also provide access to the parcel South of this development, thus providing continuation into the surrounding areas. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. — A dedication of three (3) feet is proposed for SW Walnut Street for a total right of way width of 33' from centerline. This is based on the conditions for a previous approval on this parcel. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City shall prepare a future streets proposal. A street proposal may be modified when subsequent subdivision proposals are submitted. — A future street plan has been included with this application. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. —The proposed future street plan identifies these items. 2. 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, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. —The proposed private street, Tract A, will extend to the south property line to provide access to the parcel south of the site to accommodate future development. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 24 of 31 • • • Michael Fleskes 3 Lot Minor Partition b. 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. — No barricade is proposed as this is a private street. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. - A hammerhead turnaround is provided near the termination of the proposed private street. G. Street alignment and connections. 1. Staggering of streets making "T" intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. — No jogs of less than 300' are created. 2. Spacing between local street intersections shall have a minimum separation of 125 feet. — The proposed private street is in alignment with SW 129th Avenue located on the North side of SW Walnut Street. 3. All local and minor collector 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 considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. 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. — No local or minor streets abut the development. 4. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. —The proposed private street provides direct access to SW Walnut Street. 5. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. — Due to the small size of this development, only one street is needed. H. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and: - The proposed street intersects at an angle of 75°. A 90° intersection wasn't feasible due to the location of the existing dwelling. 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; -The proposed private street has 25' of tangent (measured at the centerline of the private street). P:\01-068\planningWARRATIVE\NARRATIVE.DOC Page 25 of 31 • • Michael Fleskes 3 Lot Minor Partition 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and -The proposed private street will have a standard driveway. 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. — Does not apply. I. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. — An additional three (3) feet of right of way will be dedicated on Sw Walnut Street with the recording of the final partition plat. J. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. — No partial improvements are proposed. K. Culs-de-sacs. 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: - Per section 18.810.030.F.2.a the proposed private street is not a cul-de-sac since it is intended to continue as a through street. L. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area. —No street name will duplicate any existing streets. M. Grades and curves. -Applies to public streets. No public streets are proposed. N. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and -The curb cut and driveway approach will be constructed to City standards. 0. Streets adjacent to railroad right-of-way. — Does not apply. P. Access to arterials and major collectors. 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: -Access through the private street eliminates the direct access of individual lots and combines them into one single access point. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 26 of 31 • s Michael Fleskes 3 Lot Minor Partition Q. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. —The proposed private accessway is 25' wide with 20' of paving. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. — No alley intersections are proposed. R. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. —The surveyor will provide certification to the City. S. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; -The private street is designed as required by this code under accessways. and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. — An agreement will be recorded with the final plat stating that the private drive will be jointly owned and maintained by the private property owners who abut and take access from it. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. -The proposed private street only serves 3 units. T. Railroad crossings. — Does not apply. U. Street signs. — No street signs are proposed. V. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. —A joint mailbox facility will be designed at the time of construction plan preparation and will be approved the City Engineer. W. Traffic signals. — No traffic signals are proposed. X. Street light standards. No street lights are proposed. Y. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. —The proposed street is a private street and no street signs are proposed. Z. Street cross-sections. — This section applies to public roadways. No public roadways are proposed. P:\01-068\planningWARRATIVEWARRATIVE.DOC Page 27 of 31 • • Michael Fleskes 3 Lot Minor Partition Section 18.810.040 Blocks — No blocks are proposed. Section 18.810.050 Easements - All easements for utilities will be shown on the final plat and shall be to City standards. Section 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: - The proposed lot sizes, widths, shapes and orientations are appropriate for the location and type of use. 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; - No lots contain existing or proposed public rights of way. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; - No depths of lots exceed 21/2 times the average width. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. — Does not apply to residential zones. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. —All lots abut the private street with widths greater than 25' —see site plan. C. Through lots. — No through lots are proposed. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. — Lot side lines are at right angles. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. — No lots are large enough to be redivided in the future. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 28 of 31 . • • Michael Fleskes 3 Lot Minor Partition Section 18.810.070 Sidewalks A. Sidewalks. All industrial streets shall have sidewalks meeting City standards along one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. —There is an existing sidewalk on the projects street frontage on Walnut. B. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of any arterial or collector street where parking is prohibited adjacent to the curb, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; or it would conflict with the utilities. —Walnut Street is already improved along the street frontage with no planter strip. C. Sidewalks in central business district. — Project is not located within this district. D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. — Understood. E. Application for permit and inspection. — Permits will be applied for after final approval. F. Council initiation of construction. —Applies to construction. Section 18.810.080 Public Use Areas A. Dedication requirements. — No public use areas are proposed. Section 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. — The proposed utility plan shows proposed sanitary sewers. Upon planning approval, a design conforming to agency standards will be prepared. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. —All construction plans will be submitted to the City Engineer for approval. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. - The proposed sanitary sewer plan extends to the south property line to accommodate future development. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 29 of 31 ► • • Michael Fleskes 3 Lot Minor Partition Section 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: -A preliminary storm drainage system has been shown in the preliminary plans. Any detention or water quality requirements will be to City and Agency standards and will be addressed at the time of construction plan preparation. 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; - The proposed storm drainage system is separate from the sanitary sewer system. 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and — No surface water is proposed to be carried across any intersection or flood any street. 3. Surface water drainage patterns shall be shown on every development proposal plan. — Existing drainage patterns can be seen by examining the existing ground contours on the existing conditions plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. —The site is not traversed by any watercourses, drainageways, channels or streams. C. Accommodation of upstream drainage. 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, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). — All proposed storm drainage systems shall be designed per USA standards and will be large enough to accommodate runoff from the entire upstream drainage basin. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). — The storm drainage system adjacent to the site has recently been improved along with the street improvements. Per a downstream analysis prepared by our firm for the last approval, the downstream system has adequate capacity to accommodate the developed flows from the site. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 30 of 31 �7lichael Fleskes 3 Lot Minor Partition Section 18.810.110 Bikeways and Pedestrian Pathways — No bikeways or pathways are proposed. Section 18.810.120 Utilities A. Underground utilities. All utility lines including, 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: 1. The developer shall make all necessary arrangements with the serving utility'to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. 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 2. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. -All utilities will be provided underground in accordance with this section. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described 'herein shall be submitted to the City Engineer for review and approval; and - All plans showing underground facilities will be submitted to the City Engineer upon preparation of construction drawings. 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. — Above ground equipment shall not be placed so as to obstruct clear vision areas. C. Exception to under-grounding requirement. —All new utilities will be placed underground. P:\01-068\planningWARRATIVEWARRATIVE.DOC Page 31 of 31 • surveyors RECEIVED PLANNING engineers 41S I 17 JUL 1 0 2001 ° a planners CITY,;tieh CITY OF TIGARD 4230 NE Fremont Street Portland, Oregon 97213 Phone: (503) 284-5896 Fax: (503) 284-8530 Tirisnittd To: Jodi Buchanan, City of Tigard From: Derek McCurdy Address: 13125 SW Hall Blvd Date: July 10,2001 Tigard, Oregon 97223 Re: Fleskes planning submittal PH: (503) 639-4171 ext 315 Job Number: Tigard Pre-App 2001-00006 ❑ Urgent ❑ For Review ❑ Please Comment ❑ As Requested Jodi Buchanan, Enclosed are 2 more copies of the revised preliminary plans for the project at 12920 SW Walnut Street. Thank you, -44(11111Pr- Alaefabq Derek McCurdy If there are any questions or if you do not receive all documents,Please call(503)284-5896 P:\01-068\p l a n n i n g\N A R R AT I V E\t ra n s 7-10-01.d o c e surveyors • 00911 A10 engineers ;4 .00Z 6 ? Nnr planners ONINNVld 03AI3O311 4230 NE Fremont Street Portland, Oregon 97213 Phone: (503) 284-5896-Fax: (503) 284-8530 ®l:IVOIL 40 A110 Tthisnhitt1 LODZ 6 3 Nnr To: Jodi Buchanan, City of Tigard From: DeatiErdifi O3foi3331:1 Address: 13125 SW Hall Blvd Date: June 28, 2001 Tigard, Oregon 97223 Re: Fleskes planning submittal PH: (503) 639-4171 ext 315 Job Number: Tigard Pre-App 2001-00006 ❑ Urgent X For Review ❑ Please Comment ❑ As Requested Jodi- Enclosed are 3 copies of the revised preliminary plans for the project at 12920 SW Walnut Street. To meet the highlighted items on your checklist, we have included: 1. Proposed grades that show how adjacent parcels are impacted. 2. Centerline on all sheets and identified in a legend. 3. Existing/proposed curbs and edge of pavement labels. 4.Widths of Existing public streets (there are no proposed public streets). Thank you, (Ark J L Derek McCurdy If there are any questions or if you do not receive all documents, Please call(503)284-5896 P:\01-068\planning\NARRATIVE\trans6-28-01.doc PUBLIC FACILITY PLAN CilkKLIST Pros: R lce-s 1-ALA> FOR Date: tot 2.Ion LAND USE APPLICATION SUBMITTALS ❑ COMPLETE INCOMPLETE GRADING a� '❑ Existing acean nt propose parce s impacted ontour by sho proposed grading? ❑ Yes ❑ No ❑ Adjacent parcel grades shown. STREET ISSUES Right-of-way clearly shown? C❑., Centerline of street clearly shown? Name'of street(s) shown? " (❑_J Existing/proposed curb or edge of pavement shown? J,-AA Profiles of proposed streets : Future Streets Plan provided? (subdivisions and some partitions) ,Q0A profiles 12 J)grtopo shown on adjacent property? El __El-A" Traffic study required/submitted? 0' Do proposed street grades comply with City standards? • ❑l Widths of proposed public streets shown? ❑ Widths of streets appropriate? . a- Are private streets proposed? rS E' under 6 lot minimum?yes J- width appropriate? .e, ['Other: SANITARY SEWER ISSUES .EK Existing/proposed lines shown? 07 Stubs to adjacent parcels required? WATER ISSUES Ef Existing/proposed lines w/sizes noted? Er Existing/proposed fire hydrants? Er Proposed meter location and size shown? J Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES [j! Existing/proposed lines? /' Preliminary sizing calculation of water quality and/or detention provided? r rlA Water quality and/or detention facility shown on plan? ❑ does area provided match calculations for size requirement? ,�^�°Stubs to adjacent properties required? °Water quality and/or detention shown outside of any wetland buffer? is englbrianr4nasters\public facility plan checklist.doc • REVISED: 03/13/01 1 • PUBLIC FACILITY PLAN CI-LUST Pro" FLES‘c>✓S µLZ FOR Date: taftz l°, LAND USE APPLICATION SUBMITTALS adOMPLETE 3d INCOMPLETE N� t GRADING • Existing an propose ontours shown. Kir Are adjacent parce s impacted by proposed grading? ❑ Yes to Adjacent parcel grades shown. STREET ISSUES 12E? Right-of-way clearly shown? Centerline of street clearly shown? [✓ Name of street(s) shown? Existing/proposed curb or edge of pavement shown? _r-kA, Profiles of proposed streets Future Streets Plan provided? (subdivisions and some partitions) profiles *J)0-topo shown on adjacent property? Traffic study required/submitted? ^�/ Do proposed street grades comply with City standards? • IE Widths of proposed public streets shown? [1- Widths of streets appropriate? Are private streets proposed? le`S [� under 6 lot minimum?yes 0' width appropriate? . s • ['Other: SANITARY SEWER ISSUES • [✓ Existing/proposed lines shown? E,7 Stubs to adjacent parcels required? WATER ISSUES Er Existing/proposed lines w/sizes noted? Existing/proposed fire hydrants? Er Proposed meter location and size shown? Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES D/ Existing/proposed lines? Preliminary sizing calculation of water quality and/or detention provided? s► Water quality and/or detention facility shown on plan? ❑ does area provided match calculations for size requirement? 5 M' Stubs to adjacent properties required? °Water quality and/or detention shown outside of any wetland buffer? is\eng\brianr\masters\public facility plan checklist.doc • REVISED: 03/13/01 • • June 15, 2001 /,,,OW Michael J. Flesks c Y Closing Time, LLC CITY OF TIGARD 17995 SW Granda Drive OREGON Aloha, Oregon 97007 Dear Mr. Flesks: The City is in receipt of your application for a Minor Lot Partition (MLP2001-00007)for the property at 12920 SW Walnut Street. After a preliminary review, Staff has found that some of the necessary information is missing or incomplete. Please submit the following for review: Planning staff has found that your application will be deemed complete once the highlighted items on the Public Facility Plan Checklist (included with this letter) have been submitted. Twenty copies of the completed, updated maps and application materials will be requested once your application has been deemed complete. If you have any questions or concerns about the highlighted items, please feel free to contact Brian Rager in Engineering at (503) 639-4171, ext. 318. If you have any questions or concerns about planning issues, please feel free to contact me at (503) 639-4171, ext. 315. Sincerely, fr B uchanan Current Planning /, 91 City of Tigard � O sN 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503) 684-2772 PUBLIC FACILITY PLAN cCKLIST Prolet: Aces NIL.. • FOR Date: to(tz 1ol • LAND USE APPLICATION SUBMITTALS ❑ COMPLETE EVINCOMPLETE GRADING • Existing ana(propose ontours shown. l❑ Are adjacent parcels impacted by proposed grading? ❑ Yes ❑ No LAdjacent parcel grades shown. • STREET ISSUES Er Right-of-way clearly shown? in Centerline of street clearly shown? E- Name of street(s) shown? ❑l Existing/proposed curb or edge of pavement shown? J-41A Profiles of proposed streets Future Streets Plan provided? (subdivisions and some partitions) ,❑0„, profiles ,J) -topo shown on adjacent property? Traffic study required/submitted? Do proposed street grades comply with City standards? - (0 Widths of proposed public streets shown? Widths of streets appropriate? • E- Are private streets proposed? rS Er under 6 lot minimum?,feL [ width appropriate? .is. • ❑Other: • SANITARY SEWER ISSUES •EY Existing/proposed lines shown? EK Stubs to adjacent parcels required? WATER ISSUES Er Existing/proposed lines w/sizes noted? E r Existing/proposed fire hydrants? Proposed meter location and size shown? EK Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES Q/ Existing/proposed lines? P' Preliminary sizing calculation of water quality and/or detention provided? i Water quality and/or detention facility shown on plan? ❑ does area provided match calculations for size requirement? Stubs to adjacent properties required? °Water quality and/or detention shown outside of any wetland buffer? i:lengAbrianr4nasterslpublic facility plan checklist.doc • REVISED: 03/13/01 • • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST _ Cum OvASL Y\A3) �l \-tA /C-0 Please read this form careful) in con'unction with the notes •rovided to ou at the •re- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division,:(503) 639-4171. Staff: Date: 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed �. Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) • Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). • Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) • Copy of the Pre-Application Conference notes Filing Fee . 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): ❑ Vicinity Map ❑ Preliminary Grading/Erosion Control Plan ❑ Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan ❑ Preliminary Partition/Lot Line Adjustment Plan ❑ Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan ❑ Sign Drawings ❑ Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES COPIES OF ALL APPLICATION MATER'ALS, City of Tigard Land Use Application Checklist Page 1 of 5 • • • 4. SPECIAL STUDIES AND REPORTS • U Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report mp shy ❑ Habitat Area Evaluation 'N r ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map Showing the location of the site in relation to: • Adjacent properties • Surrounding street system including nearby intersections - i/E-. • , Pedestrian ways and bikeways vEr • Transit stops • Utility access • Existing Conditions Map Parcel boundaries, dimensions and gross area 1-0r Contour lines (2' intervals for 0-10% slopes or 5'for slopes >10%) Drainage patterns and courses on the site and o an a1 cent lands Potential natural hazard areas including: • Floodplain areas • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year II • Slopes in excess of 25% Ei • Unstable ground !i • Areas with severe soil erosion potential it • Areas having severely weak foundation soils o1. • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan • Wetlands Other site features: • Rock outcroppings er- • Trees with >_6"caliper measured 4'from ground level 1,Er • Location and type of noise sources 10- Locations of existing structures and their uses ,.,.;,1■/1 I:J;cniaUI IV u:`•' es and easements City of Tigard Land Use Application Checklist Page 2 of 5 • • • Locations of existing dedicated right-of-ways ka Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, eng• eer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of djoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' int als for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the followin within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ ♦ Public and private sanitary and storm sewer lin _ ❑ ♦ Domestic water mains including fire hydrants ❑ ♦ Major power telephone transmission lines ' 0,000 volts or greater) - ❑ • Watercourses ❑ • Deed reservations for parks, open sp//aces, pathways and other land encumbrances ❑ ♦ The location of all trees with a diaper 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures an he present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information includi g: • Proposed deed restrictions if any) ❑ • • A proposed plan for provi ion of subdivision improvements ❑ Existing natural features inc) ding rock outcroppings,wetlands and marsh areas The proposed lot configurafions, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than resiOntial, it shall be indicated upon such lots . ❑ If any of the foregoing i formation cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and su miffed with the application materials ❑ Preliminary Partition((/Lot Line Adjustment Plan The owner of the subject parcel 0 / c 1-Er.The owner's authorized agent 0 OVA hi The map scale, north arrow and date t_ia— Proposed property lines t,.i ' Description of parcel location and boundaries __,___ ________ , . L Contour ines-2"intervals-for-slopess-0-10% or 5 for slopes>10%) 0 C_,111 _ Location;width-and-names-of-streets,easements and other public ways within and adjacent to the parcel Location of all permanent buildings on and within 25'of all property lines Location and width of all water courses C°'41- ‘.b--R- 61 oU) c.4 L Location of any trees with 6"or greater caliper at 4'above ground level 0 r All slopes greater than 25% O ( Qt.�cs�+`� Yno.� a- 'mss rclikto4 a e, Location of existing and proposed utilities and utility easements „e Any applicable deed restrictions Evidence that land partition will not preclude efficient future land division where applicable V� Future street extension plan showing existing and potential street connections City of Tigard Land Use Application Checklist Page 3 of 5 • • • • • Site-Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following:. • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ ♦ Pedestrian and bicycle circulation ❑ • Outdoor common areas • ❑ • Above ground utilities ❑ ♦ Trash and recyclable materia areas ❑ The locations, dimensions and'etback distances of the following: ♦ Existing permanent stryctures, improvements, utilities and easements which are located on the si I and on adjacent property within 25'of the site ❑ • Proposed structure& improvements, utilities and easements on the site ❑ • Sanitary sewer facilities ❑ • Existing or proposed sewer reimbursement agreements ❑ • Storm drain 6e facilities and analysis of downstream conditions ❑ Locations and t'pe(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ ♦ Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing p materials ❑ General location, size and species proposed plan materials ❑ Landscape narrative that adder„ ses: • Soil conditions and��hove plant selections were derived for them ❑ • Plans for soil tre tfnent such as stockpiling the top soil ❑ • Erosion cont measures that will be used ❑ Location and scription of the irrigation system where applicable ❑ Location a size of fences, buffer areas and screening ❑ Locatio f terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ✓2 )4 ' - ❑• A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ • City of Tigard Land Use Application Checklist Page 4 of 5 Y • i Grading/Erosion Control Plan C -e-x--_ ,2-A C1m1 xA L The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers wit grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and tt'e locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways 1 Q Location and estimated size of proposed storm drainage lines N- ❑ " Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees LEr- Program to save existing trees or mitigate tree removal (Section 18.790.030) ,.Q' A protection program defining standards and methods to be used during and after construction --9--- Architectural Drawings Floor plans indicating the s stare footage of all structures and their proposed use ❑ Elevation drawings fore elevation of the structure ❑ Sign Drawings . Specify proposed locatio , size and height ❑ i:\;curpin\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist . Page 5 of 5 IMPACT STUDY FOR THE PROPOSED MINOR PARTITION LOCATED AT 12920 SW WALNUT STREET, TIGARD, OREGON By WB Wells and Associates, Inc. 4/16/01 Transportation System The proposed partition is located on SW Walnut Street which is a classified as a Major Collector. This site frontage was recently improved with new curbs, sidewalks and a storm drainage system. The proposed development will only add 2 additional single family residences to this roadway. This will be a minimal impact for a roadway of this classification. The applicant is proposing to dedicate an additional three (3) feet of right of way along the site frontage for a total right of way width of 33'. Drainage System There is an existing storm drainage and detention system located in SW Walnut that was installed during the recent street improvements. Prior to the recent storm improvements, WB Wells and Associates, Inc. had performed a storm drainage analysis on the downstream system for a previous partition approval on this same property (MLP 97-0015). This analysis showed that the downstream system had adequate capacity to accommodate the increased flows from the site. No additional improvements to the storm drainage system are proposed. Parks System The addition of two (2) single family residences will have little, if any, impact on the existing parks system. The small size of this development does not warrant any improvements to the parks system. Water System In SW Walnut there is an existing 24" water line that was installed during the street improvements. The installation of two (2) additional water meters for the two new single family residences should have no negative impacts on the existing water system. An existing fire hydrant is located on the site frontage. No additional improvements are proposed for the water system. Sewer System There is an existing 8" sanitary sewer line located in SW Walnut Street that has adequate capacity to serve this site. A new 8" public sanitary sewer line will be installed through the site to the South property line in order to serve the two additional residences and to allow for future extension south of this development. \1WBW PDX SVR_031data_sharet01.068\planningWARRATIVEIIMPACT STUDY.doc Page 1 of 2 e. • • 12920 SW Walnut Impact Study • Noise Impacts There will be little noise impacts created by this development. The proposed development will be for 2 additional single family residences which will create little noise impacts other than increased vehicle traffic. Since the site borders a Collector street, these created noise impacts will be of a small proportion to the existing traffic noise from the existing street. The proposed private street for access will be along the West property line of the site. There is already an existing paved accessway along this property line on the neighbors side so the impact will be minimal. No noise mitigation efforts are proposed due to the minimal impact. • \\WBW_PDX SVR_03\data_share\01-068\planning\NARRATIVE\IMPACT STUDY.doc Page 2 of 2 PRELIMINARY IMPROVEMENT PLANS for a 3 LOT PARTITION located at SW WALNUT STREET & SW 129th AVENUE • SE 1/4, NE 1/4, T2S, RIW, SECTION 4 OWNER: NaWi,n6IMS INN NI MAMA OR ALCM CA VON REPRECSENTATIVE: 1 . SITE VICINITY MAP • SHEET INDEX: I COVER SHEET 2 1806nNO CONCINKIN8 3 PRELIMINARY FIAT 4 IM MO MIRE MEET PUN 6 TREE REMOVAL PUN 0 ROAD&URIIY PLAN kt1 w rrI 12920 SW WALNUT ST WCTM 2S104AD,TAX LOT 3300 FOR .. .,. CITY OF TIGARD,OREGON "4° PRELIMINARY IMPROVEMENT PLANS� 1 of 6 I 4iliffia. i(TfriPL \A *le-0 ----- - - - --- SW WALNUT ST. 1 AlinairilMi_ _ umatimistemateniammatela visiffikinsiatalaunse IV • y,`ii,' ' 411:if.g r:i .o.,El u r • • .11 :''0 kir:v.... ..4.';,' ,-t. • :1 ,,'.'... '4■„:, 61131.1111C.;:,, '. ''. 1 .r0 :,.// ,„. e ..iii, y/. Ri. : • icy}: • 14 .' ri* n;,110.1 ~l; 0 cL? v .r. i ) - �' ws. w.~"' i 12920 SW WALNUT ST EXISTING CONDIT1ON8 s ..� WCTN 28104AD,TAX LOT 5300 , PRELIMINARY IIlROVEIAIElIT PLANS ON 2 of 6 3 ,�,,, CITY OF TIGARD,OREGON ''t0 SW WALNUT 87 AND 8W 1;:91H AVE OS NS I i • L 4 SW WALNUT ST. ... 1 .... Miwrv•MLITTuto.R tl.m it M.W I M.N• • ��t .t.A _, / .' PARCEL 1 1 I I k I _I y F awn/ u.: I 1 ; i� r RK-----� - LPARCEL2 ' R.R �_-� I t I. ',„...,—...• I $ PARCEL 3 I t I wv• 1 >E I n,m• iR�——rata}' .—__.I t r W. . �'""� �»` 12920 SW WALNUT ST PRELIMINARY PLAT SHEET A� r� 01t WCTM 2S104ADt TAX LOT 8300 FOR �� '° CITY OF TIGARD,OREGON PRELIMINARY IMPROVEMENT PLANS ON 3 of 6 3 �• r* +� M SW WALNUT ST AND SW ism AVE i • 1 .. • nam IL i‘ n am n 010:1♦ , LT.Ino n 1K4' n NM n lao a uoo n NO n noo ! n na r • "ball ri `s P.as •■ n lom 1 I If 111111111 RIM' A MO n top "I" it n■ �. ■•■•■ n MO r I a sat it no it Nn 74 MOZI I r1L NW 1 t n ua nJoao nno I n Iwl n.mg ;um ' nnn 11 ITN I n not nun -,n Ala I I Tyro `\ I • n WOO I n.1100 I L, naa rJ J Vag ,. 12820 SW WALNUT ST EXISTING S FUTURE STREET PLAN sit ara k �� WCTM 2S104AD,TAX LOT 3300 PREtJt�NARY IMPROVEMENT ON 4 of 6 01 �.,.,,, „� CITY OF TIGARD,OREGON SW WAU4UT ST AND SW 12ITh AVE . . • . A • I I• Ell I i WM< . I- I SW WALNUT ST. :;.1:r.:11;,;. i , 1.1 cr .f..4.:;::: .4 1/ k : : ....s . ---- ••:•:?:•..7..1.474...'....::•:..:•:.::•-.:•••.:•••.:••••....:•:.•:•:•:•••:-••:-:1:74711L.,,NEwenew V":-Tar st ' I DIPINNEV * , 1 N .6...;•1.. e>.5.1 • v1,-,'"o / ; , ,.,1 .41: TREE TABLE ,.,.•.. • 4,-*,• , I vo I :. :..r:-e. e.nre Zir. , - A ! ;A, / I. ..,,..n.r.- I li 11*..;'," a 1 itic fga*:‘,... ,4 Atii, . •1 IA pign INA' 40;;I$tl,f11:44,(04 i ' io,„,4,..:,, „.„.,„„.„,•43;,,Q. 14 7,01"1" ag; 01. •-ttl.,' 1 *II 1 117 .11 Stl" • •Ill 1 IOW :lc:, .f.4!. •i h RI :.0. • I ff •=N woo ! : kli ...... NOTES 2-0 prosamiwir 1' DIN NIXIIMSDIVADVMPLAWEVr^ ig .,...: _ . • Iniatitifigi'VE WNW ../.71,. kr: ff.s.t PARCEL 2* 47, . rt lip ■ r.•... -- I • :. , •,..,.:t,, anii 1Pir , . , • ). 44; i- 4• PARCEL 3 .!: 1;Tr:41k,"VIT:112L151 4/1111.1".".'1.6- de 0 • 1..,11,',Xii irasz.■ w.c....it / t .T . lec:,„.., ..,,,.% 12920 SW WALNUT ST I TREE REMOVAL PLAN r xi,. c.:. a Ai..... , WCIVA 2S104ACI,TAX LOT 3300 riR5iiii 1 ' ;_47 ----.••:- -!.--e••• en " CITY OF TIGARD,OREGON e4ft PREIJIMNARY IMPROVEMENT PLANS ON 5 of 6 .No& .. .....,- ,..„ ... SW WALNUT ST AND SW 121111 AVE 11.... I . i • ......—. a, 1 41 _ _ `—: IiiIEI- -:i--- . , �/-,1-- ∎tea 0.- 1 —/lir, 1II / ;: • ,),„ I r 1P$i' . !PIE / I,.q TV 7 57L.4�7 ?"ii X641 is �. PARCEL-2 h � ft ft il*' PAR&L3 1 < ; i C t\. . �x tear w ma• * W.B.WELLS — ..or *'T-0' .» 12920 SW WALNUT ST ROAD&UTILITY PLAN SHEET di'i ."°gym°o mikh°°- - - _ - Jj �, ,,�� WCTM 2S104AD,TAX LOT 3300e FOR :.�� .. �1. �:�' CITY OF TIGARD,OREGON i%er PRELIMINARY IMPROVEMENT PLANS ON 6 of 6 ��„ m-0a SW WALNUT ST AND SW 129TH AN CITY OF TIGARD • LAND USE APPLICATION CHECKLIST • Please read this form carefull in con'unction with the notes •rovided to ou at the 're- application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. • If you have additional questions after reviewing all of the information provided to you, please contact - the staff person named/below at the City of Tigard Planning Division, (503) 639-4171. Staff: KeV t Ye)con Date: 2./6 [c) 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: • Completed Application Form with property owner's signature or name of agent and letter of authorization • Title transfer instrument or grant deed • Written summary of proposal • Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): lieVicinity Map IV// Preliminary Grading/Erosion Control Plan gip Existing Conditions Map P1/ Preliminary Utilities Plan �`� Subdivision Preliminary Plat Map D'/ Preliminary Storm Drainage Plan Preliminary Partition/Lot Line Adjustment Plan Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑/ Landscape Plan ❑ Sign Drawings l Public Improvements/Streets Plan 3. NUMBER OF COPIES.REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 2. 0 COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 • • surveyors *kerne engineers w� atie ' planners 4230 NE Fremont Street Portland, Oregon 97213 Phone: (503) 284-5896 Fax: (503) 284-8530 Tinitt To: Kevin Young, City of Tigard From: Dean Keranen Address: 13125 SW Hall Blvd Date: 4/17/01 Tigard, Oregon 97223 Re: Fleskes planning submittal PH: (503) 639-4171 Job Number: Tigard Pre-App 2001-00006 ❑ Urgent X For Review ❑ Please Comment ❑ As Requested Kevin- Enclosed is our planning submittal for the Fleskes project on Walnut. We have enclosed: 1 check for$780.00 from Michael J. Fleskes for the application fee, 1 copy of City of Tigard Land Partition Type II Application, 1 copy of USA provider letter, 1 copy of the recorded bargain and sale deed for the property, 1 copy of the city of Tigard pre-application conference notes, 3 copies of the full size preliminary plans for the project, 1 copy of the reduced preliminary plans(81/2x 11's), 1 copy of the surrounding property owners as provided by the City of Tigard, 2 sets of stamped,addressed envelopes for surrounding property owners, 3 copies of the project narrative(on WB Wells letterhead), 3 copies of the impact study for the project, and 3 copies of the arborists report Tree plan for 12920 SW Walnut Street. If you need anything else or need additional copies of anything, please give me a call at (503) 248- 5896. You can also email me at deank@wbwells.com. Thank you, Dean Keranen If there are any questions or if you do not receive all documents,Please call(503)284-5896 \\WBW PDX_SVR 03\data_share\01-068\planning\NARRATIVE\trans5-17-01.doc r 4 04/20/01 15:37 FAX 503846364/ UNIFIED SEWERAGE AGENCY 1j001 File Number " Sensitive Area Pre-Screening Site Assessment Unified Sewerage Agency of Washington County f Jurisdiction " f(i Date { -b Map &Tax Lot I ati 63 Owner Site Address • Contact I BM Mk • Proposed Activity idfC' Address M i ; . A JA Phone `.i✓_ rt 0775_47::0_A Y N NA Y N NA USA Composite; Map Stormwatellrcture maps ❑ ❑ Map# 25 L L�� ❑ QS # ❑ ❑ IKI Locally adopted studies or maps ❑ ❑ X Other Specify 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. Sensitive 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 discovered 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. p • The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: ri'1171 I Date: WAS Returned to Ap licant Mail_Fax Counter Date - ' By 1 OG i After Recording Returlipp: Closing time, LLC Silk OF OREGON ll 4240 S.W. Cedar Hills Blvd. , Ste. A SS Beaverton, OR 97005 County of Washington J I, Jerry '�+ r•lt---• - a of Assess- Mail Tax Statements To: ment and ►r..re •- `"I), o County Closing time, LLC Clerk for E , , .�,• 6140 rtify that 4240 S.W. Cedar Hills Blvd. , Ste. A the wit ' < ,,:a;_°+,>... n-_ AFqeceived Beaverton, OR 97005 and rec- 0:79 pa80 aji\,),Arz:• elf said countyl • •dam. " - • ppy� S4r kkls ♦ ti `9, `. . i ar �irector of axation,F�c- "�C�i lerk Doc : 2001003054 Rect: 270428 27.00 01/16/2001 11:23:01am BARGAIN AND SALE DEED For valuable consideration received, Argus Group, LLC, Grantor, grants, bargains, sells and conveys to Closing time, LLC, an Oregon limited liability company, Grantee, all right, title and interest in the real property described on Exhibit "A" attached. The true and actual consideration for this conveyance as stated in terms of dollars is zero and consists of other consideration which is the entire consideration. This Deed shall not effect a merger, nor waive or release Grantee' s lien or encumbrance against the property as set forth in the Deed of Trust , recorded April 14 , 1997, as Recorder' s Fee No : 97033806, and said Deed of Trust shall in all respects remain in full force and effect . Street Address : 12920 S .W. Walnut , Portland, Oregon THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS, BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST/ARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. DATED this 22— day of )9_e.c... , 2000 . "GRANTOR" ARGUS GROUP, LLC • By: % ,^ . Its : /0-7-,.../..._, 1- h_ This instrument was acknowledged before me on C W t2X 22 , 2000 by -t\Alshos L. ,s1,N , rtrv.4-211 d Ckwb., , of Argus Group, LLC. C ; lkJ\\J:J i Notary�Bublic for the State of Oregon OFFICIAL SEAL ''!' RYAN D WALKER l\ .. NOTARY PUBLIC-OREGON COMMISSION NO.315435 MY COMMISSION EXPIRES AUG 17,2002 ` — ;1' _ EXHIBIT "A" A tract of land located in the Northeast quarter of Section 4, Township 2 South, Range 1 West of the Willamette Meridian, in the County of Washington and State of Oregon, and being more particularly described as follows: Beginning at an iron rod on the South line of said Northeast quarter which bears South 89° 18 ' West, 1068 . 9 feet from the quarter corner on the East line of said Section 4 and running thence North 1° 16' West 325. 0 feet to the true point of beginning; then North 1° 16' West 331 . 10 feet to the centerline of County Road No. 934 from which an iron rod bears South 1° 16' East, 30. 0 feet; thence along said centerline South 89° 22 ' West, 132. 68 feet, from which an iron rod bears South 1° 16' East, 30. 0 feet; thence leaving said centerline South 1 ° 16' East, 331 . 25; thence North 89° 18' East, 132. 68 feet to the true point of beginning. • c WE . APPLICAT1CM COAIFEiewmcE MOTES ij • • CITY OF TIGARD • PRE-APPLICATION CONFERENCE NOTES CRT .'«0ao,1 Community cDeve(opment (Pre-Application Meeting Notes are Valid for Six.(6) Months) shaping A(Better Community _ RESIDENTIAL PRE-APP.MTG.DATE. 21610 •STAFF AT PRE-APP.: L�Vc"l. 4C K tC e Pre 200/ -OO 2 C APPLICANT: I cL e/ ,�/�' i"$ AGENT: 5c wc-e Phone: (5G3) Qv$ —7IO S Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: / ZO 54/ I/ /it_c. • 1. • T ? TAX MAP(S)/LOT #(S): 2. 0 . I i . 34/0 NECESSARY APPLICATIONS: /1liv1ev- Aslifiept. 6F 3 or N-e✓` k6 metre covegled) 5u i ti'si Cr-Fs 11 C)sr" ,hoOLe /oft cLee c'' ei) PROPOSAL DESCRIPTION: V ewlo. house c t,J c-0,02)E S- $ I off/ 04` COMPREHENSIVE PLAN MAP DESIGNATION: L-ov, PJet.si�� Pe..5 ierjet4fiCI) • ZONING MAP DESIGNATION: k- 4. 5- CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: (--etAl'r I ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18„5/O I MINIMUM LOT SIZE:?—Osq. ft. Average Min. lot width: SC) ft. Max. building height: 30 ft. Setbacks: Front 2 0 ft. Side< ft. Rear S ft. • Corner it, ft. from street. MAXIMUM SITE COVERAGE: note% Minimum landscaped or natural vegetation area:nc+aE %. NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] THE. APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE Np , j APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE A-0,/, i ic`r SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. i US.� NOTE: In order to also preliminarily address building code standards, a meeting with a Plans • Examiner is encouraged prior to submittal of a land use application. WY OF MIGARO Pre-Application Conference Notes Page I of 10 Anideatid Appliution/Plamnt Division Section • NARRATIVE [Refer to Code ChaptcP18.390J • The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.7651 Minimum number of accesses: (..firiC Minimum access width: Maximum access width: Minimum pavement width: Za I WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705) 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. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area 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. 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 so. ft. (20%)for public right-of-way 6.534 so.ft. (15%)forpublic right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) — 3.050 (minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre -The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD,MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. QTY Of TIGARD Pre-Appliation Conference Notes Page 2 of 10 Aadeaud AppisauoaRbaaot oivnioo Seaioa SPECIAL SETBACKS (Refer to Code ec in 18. 301 • STREETS: , - 0 feet from the centerline of �✓�IKk� 5 ➢ 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. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.] FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21A stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010 C.2 are satisfied. 5� (e i PARKING (Refer to Code Chapte08.165 a 18.7051 • ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS [Refer to Code Chapter 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.715.080.01 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: 011 OF TIGARD Pre-Appliation Conference Notes Page 4 of 10 Rnideati4l ifpticatioa/Planaot Donna kctioa TOLE 3.1 VEGETATED CORRIDOR ATHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SLOPE;ADJACE•T:°,�'' ' .. =.: WIDTH.OF;VEGETATED: •:u,.:. SENSITIVE AREA DEFINITION a TO SENSITIVE AREA • Y.CORRIDOR PER SIDES..• • Streams with intermittent flow draining: <25% 1 10 to <50 acres 15 feet + >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% • • 10 to <50 acres 30 feet • >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds • <25% slope), add 35 feet past the _ top of ravine' `Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to • 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, • development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be 'contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: • PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.1801 • SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for • Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a 7)t 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. an Of TIGARD Pre-Application Conference Notes Page 5 of 10 tndmtial AppGatio.mamio1 theca Smco • THE TREE PLAN SHA•NCLUDE the following: • ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; - ♦ Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.E1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ 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, consent thw , prt ➢ The planting with of the a replacement e tree o shall ner take rivate place prope in y.a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.7951 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. OR Of TIGARD Pre-Application Conference Notes Page 6 of 10 t[SldlYt 4 AVpki/Pt t°MIN Smioa • • • WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.197.030) The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance • fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). D Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). D The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. D The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. • ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.197.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: D Native plant species currently cover less than 80% of the on-site riparian corridor area; D The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; D That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; CITY OF TIGARD Pre-Application Conference Notes Page 7 of 10 Andean[]A ppliutio UTh n.ig Dimon section • ➢- That there will be Tfo infringement into the 100-year floodin; and ➢ The average slope of the riparian area is not greater than 20%. FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The • plan shall show the pattern of existing and proposed future streets from the boundaries of the . proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoin_ing land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: _25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1%2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. • When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS /8.765 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) (Off-Street Parking/loading Requirements) 18.340(Directors Interpretation) 8.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) VVV 18.105(Accas/Egress/Gratlation) 1 8.180(Signs) 18.360 Site Development (Accessory Residential Units) 185(Temporary Use Permits) 18.370(Variances/Adjustments) 18.715(Density Computations) '/ 8.190(Tree Removal) 1 8.380(Zoning Map/Text Amendments) 8.720(Design Compatibility Standards) 18.195((dual Clearance Areas) 18.385(Miscellaneous Pernrits) .125(Environmental Performance Standards) 18.191(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impaa Stud) 18.730(Exceptions To Development Standards) .198(careless Comswniation Facilities) 18.410 out one Adjustments) 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) r V 18.420(land Partitions) /r8.742(Home occupation Permits) / 18.430(Subdirisiom) V 18.745(landsaping&Sanening Standards) •V/ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18:755(nixed Solid Waste/Recycling Storage) I 8.530(Industrial Zoning Districts) 18.160(Nonconfoming Situations) • CITY OF TIGARD Pre-Application Conference Notes Page 8 of 10 hake atiii£ppfationMmnng Dirisim Sector . ADDITIONAL CONCERNS OR COMMAIL • 1e tJ D $- . - 7 - k . - /. SrzE 6 7C . , • . , . - - / � // � i� • 2 ��/ant X56 1 - - net cccreczae S A114; ua,t dews,i `3oz X 2,67=-7 I-6 7 pu.e//,`Kq 0L i7 S The �1Ur�`y � u.171-- ©-F / J stiGt t&e ac e de e ., ak_ O-E &Pce/ s l ottlekt`/ P xLe ec jSr �. ` �`ee7`- ae-e=t. A c co'd ,� � c P s-/zeI ��• t�•e �at S 0-1 tD I lZc e -atcu/a/ &tS, i c14 c7.0e_ 77-! �ase c mv, fre of ouS P /i'o/e4ic1 u 14 cl vidr i i O Grams w a Vea /0 • PROCEDURE �/ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. • Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. • APPLICATION SUBMITTAL PROCESS • All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" map of a proposed project should be submitted for attachment to the.staff report or • administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application .and will determine whether an application is complete within 30 days of the counter • submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. DIY OF TIGARD Pre-Application Conference Notes Page 9 of 10 tesidentiwl Application/Manning Di.eion Section - Tie administrative deci• or public hearing will pically occur roximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal,period follow and use decisions. An appeal on this matter would be heard by the Tigard H e.a e-c ice✓` . A basic flow chart which illustrates the review process is avaitable from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884] PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective. applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: KCB!( /sic-c ha CITY OF TIGARD PLANNING DIVISION-:1 STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1297 E-MAIL (suit's first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masten\Pre-App Notes Residential.doc Updated: I8-Jan-2001 (Engineering section:preapp.eng) WY OF TIGARD Pre-Appliation Conference Notes Page 10 of 10 ksideetiil App&cuioan'luact Ow,,,,Section .CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES CI,To 'oRevon Community cDevetopment (Pre-Application Meeting:Notes are Valid, for Six.(6) Months) . strop ABetterco; rintr ty • RESIDENTIAL PRE-APP.MTG.DATE: 2/6/0 Q STAFF AT PRE-APP.: �l3l J K / e re Z „s ! - ^n�f/1C • 1- ,rV`yv,Fl C�/J/v/�,/�/ • APPLICANT: i e I �i�s1� S AGENT: 5+M-e Phone: (503) <VS —7/00 Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 72.0 514/ • • r.. 00 TAX MAP(S)/LOT #(S): - '2.510 ' 0 3340 NECESSARY APPLICATIONS: f1 i vier' rli l i e& 6-f 3 or (pe cot s-7164) Sitielh v'rs; Cr-F-q or- woo-P_ tots c_te_ PROPOSAL DESCRIPTION: Demo. m of is e c I cri`14ii-i°_ S- $ ids./ a/ - a -I c 2. 'Al. x(0 - •. COMPREHENSIVE PLAN / JJ � .� MAP DESIGNATION: Low �evtS i TAI Re. ici iLi c l ZONING MAP DESIGNATION: R- 4. 5 CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: r:Pt/ckI ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18,570 ] MINIMUM LOT SIZE:72sq. ft. Average Min. lot width: sL ft.. Max. building height: 30 ft. Setbacks: Front 2.0 ft. Side ft. Rear j 5-ft. • Corner ft. from street. MAXIMUM SITE COVERAGE: norte% Minimum landscaped or natural vegetation area:noi4E %. N( NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout] J, THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE p APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and 1 " the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. F , �-�, * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. P� CITY OF TIGARD Pre-Application Conference Notes Page I of 10 Residential Applicnian/Plinnmg Division Section • • • • NARRATIVE (Refer to Code Chapter 182901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050] 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. ACCESS (Refer to Chapters 18.105 and 18.765] 04' Minimum number of accesses: (1.qif Minimum access width: 2-`—'Maximum access width: Minimum pavement width: -_ ZD j WALKWAY REQUIREMENTS (Refer to Code Chapter 18.105] 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. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.715]-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area 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. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS • . Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq.ft. (20%)for public right-of-way 6.534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3,050(minimum lot area) — 3.050(minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next Mole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD. MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY Of TIGARD Pre-Application Conference Notes Page 2 of 10 Retdemial Appbadon/Phnnwg Division Section • r • • SPECIAL SETBACKS (Refer to Code ecti I n 18. 301 D STREETS: 10 feet from the centerline of �/✓��rqk� S1- . D FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. D. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. D MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UPS TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1;000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements] FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.7301 MAXIMUM HEIGHT OF 1% STORIES or 25 feet, whichever is less in most zones; 2'/z stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010 C.2 are satisfied. e d1.4,e/A4gs. i °1! fc?CLl ) t* ��1ttd 5SOS BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 � In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your proposal area are: a feet along north boundary. feet along east boundary. • Q feet along south boundary. feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) • STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around.all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.1551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such 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. WY OF TIGARD Pre-Application Conference Notes Page 3 of 10 Aesidentul Appliution/PI nnme Division Section • • • PARKING (Refer to Code Chapters 18.765 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. D • Single-family Requires: One (1) ff-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. D Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. D Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped .parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.7751 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries. is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. • STEEP SLOPES [Refer to Code Section 18.775.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY Of TIGARD Pre-Application Conference Notes Page 4 of 10 ResidtntiiI Appliution/Plunmg Division Section • I TTLE 3.1 VEGETATED CORRIDOR IRTHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION & ORDER 96-44 SLOPE ADJACENT WIDTH OF VEGETATED. . SENSITIVE AREA DEFINITION a - TO SENSITIVE AREA. :CORRIDOR PER SIDE 5: • Streams with intermittent flow draining: <25% 4 10 to <50 acres 15 feet + >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% • 10 to <50 acres 30 feet + >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds • <25% slope), add 35 feet past the top of ravine6 4Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be 'contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service • Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY Of TIGARD Pre-Application Conference Notes Page S of 10 Aefidcntiil Apphcation/Phnning Division Section THE TREE PLAN SHALCINCLUDE the following: • 9 ➢ Identification of the location, size and species of all existing trees including trees designated • as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a • mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.11 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. • ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 10 Residential Appliation/Plhnntng DIvi i1 Section • • • WATER RESOURCES OVERLAY DISTRICT [Refer to Code Section 18.791.030) The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: - The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs). D Major streams in Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River: Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). • D The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. D The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. • ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS [Refer to Code Section 18.197.100) The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN•RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50%,to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: D Native plant species currently cover less than 80% of the on-site riparian corridor area; D The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; D That•vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; UPI OF TIGARD Pre-Application Conference Notes Page 1 of 10 flnideatiil Appliation/Plannmt Divitwa Section • • • ➢ That there will be no infringement into the 100-year floodplain; and ➢ The average slope of the riparian area is not greater than 20%. FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The • plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. > Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: -25 feet unless lot is created through the minor land partition process. • 7y• 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. BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided • through the block. • CODE CHAPTERS 18.330(Conditional Use) 18.620(ligard Triangle Design Standards) 18 (Off-Street Parking/Loading Requirements) 18.340(Director's Interpretation) /18.630(Washington Square Regional Center) 18.775(Sensitive lands Review) 18.350(Planned Development) 118..705(Access/Egress/Grculation) 18.780(Signs) 18.360(Site Development Review) /it 10(Accessory Residential Units) .785(Temporary Use Permit) 18.370(Variances/Adjustment) 18.715(Density Computations) 790(Tree Removal) • 18.380(Zoning Map/Text Amendments) 8.720(Design Compatibility Standards) 18.795 Visual Clearance Areas) 18.385(Miscellaneous Permit) .725(Environmental Performance Standards) 18.197(Water Resources(WR)Overlay District) 1 8.390(Decision Making Procedures/Impact Study) / 1 8.730(Exceptions To Development Standards) 198 Wireless Communication Facilities) 18.410(lot Line Adjustments) • 18.740(Historic Overlay) 18.810(Street&Utility Improvement Standards) I .4 or \\////:7" 8 20(Land Partitions) 142(Home Occupation Permit) • 18.430(Subdivisions) 18.745(Landscaping&Screening Standards) . 18.510(Residential Zoning Districts) • 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(Industrial Zoning Districts) 1 8.760(Nonconforming Situations) • • • CITY OF TIGARD Pre-Application Conference Notes Page 8 of IO Residential Application/Planning Division Section l • • ADDITIONAL CONCERNS OR COMMENTS: • . - 7 - �u - 1. �'' 'e 3 Size < _�. — 167 -• . tv-0 z • at e i, - " 15;832- ri_et cccireoey e Ak4414t14.... jet431 t Y 15,6(3'23-,7 750/- 2.07 v u s AZ141041cr+& d'et45/1 = W% X 2,07= I. 6 7 pt..e//,.4 0u;7''s. /e _ ww A - �� xi) ♦.►W -/103 /d C - e QK The sj2P_ : Aa"ce 2. LS�_o _I VI' to,x A (S ei /e sj z e cE tLe �t l�-e S l�`ee.71— s ec . ,4 c co 1, ie�e calcu/a{c S w -r c� cEt,Ne. bused rh / es vious pop•/frovt " its ccxTiovl C/`1L" 7-I S f&e /toe4>ic©u/s e oQr`�i�c`� ;g4/27 crams P /0 l 5 • • PROCEDURE �/ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. • Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. • APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the • Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. • The Planning Division and Engineering Department will perform a preliminary review of the application -and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes • Page 9 of 10 Residential Appliotion/Phnnm=Danion Section • • The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follow Aland use decisions. An appeal on this matter would be heard by the Tigard appeal, t�t"{s • { iced' . A basic flow chart which illustrates the review process is avairable from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. • This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884f PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with, all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). • PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: K I V /Dc4t4 CITY OF TIGARD PLANNING DIVISION-"STAFF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-1291 E-MAIL (staffs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: 18-Jan-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 Residential Application/Planning Division Section 04/13/01 11:27 $503 284 8530 WB WELLS & ASSOC Ej001/001 surveyors ;vaittb,c, u) : • engineers laT ' planners • 4230 NE Fremont Street Portland, Oregon 97213 Phone: (503) 284-5896 Fax: (503) 284-8530 Fax Transmittal To: Kevin Young, City-of Tigard From: Dean Keranen Fax (503)684-7297 Date: Job Name: Walnut Street Partition Pages: (including cover sheet) Re: Code Question Job Number: (City's)Pre 2001-00006 D Urgent 0 For Review X Please Comment ❑ Hard copy to follow ❑ As Requested Mr. Young— We are preparing the application for the 3 lot minor partition located at 12920 SW Walnut Street. The City's pre-app number is Pre 2001-00006. My question is regarding tree removal. The City's code reads under section in part, "Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use......__° Currently we only need to remove a couple of trees to construct the improvements to serve the lots, but it is possible that additional trees will need to be removed at the time of home construction. Per this section of the code, can we specify on our tree plan that additional trees may be removed if they fall within building footprints and driveways? Since we are only doing a partition, we have no control over the location of the future homes other than the required building setbacks. Could you get back to me on how we deal with a situation such as this? Thanks for your help. Sincerely, / /i /C)( Dean Keranen WB Wells and Associates, Inc. If there are any questions or if you do not receive all documents,Please call(503)284-5896 \1WBW PDX SVR 031 data_share101-068\pIanningWARRATIVE\KYFaxdoc C_ » • • CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form careful) in con'unction with the notes •rovided to ou at the •re-. application conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: ei(V Ye u Date: 2-06 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: Completed Application Form with property owner's signature or name of agent and letter of authorization Title transfer instrument or grant deed Written summary of proposal Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). Documentary evidence of neighborhood meeting (if required) Impact Study per Section 18.390.040.B.2.(e) Copy of the Pre-Application Conference notes Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each type of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): I3iVicinity Map G Preliminary Grading/Erosion Control Plan t '/' Existing Conditions Map L°I/ Preliminary Utilities Plan Q Subdivision Preliminary Plat Map L9/ Preliminary Storm Drainage Plan 2r. L' Preliminary Partition/Lot Line Adjustment Plan Le Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑/ Landscape Plan ❑ Sign Drawings Pr Public Improvements/Streets Plan 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS_MOU ARE PROPOSING THE CITY REQUIRES 2. U COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 • • • 4. SPECIAL STUDIES AND REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation). icinity Map Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ Utility access '❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10%slopes or 5'for slopes >10%) ❑ Drainage patterns-and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ ♦ Wetlands ❑ Other site features: • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing '00447- ' • :- ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • • I:Crca tions-of-existing-dedie. -: ..• • -, - s ❑ -Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines _ ❑ • Domestic water mains including fire hydrants ❑ ♦ Major power telephone transmission lines (50,000 volts or greater) ❑ t9f • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ ♦ A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings,wetlands and marsh areas - The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a n. - _ - d--submitted_. ' m the a•plication materials ❑ Preliminary Partition/Lot Line Adjustment Pla The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10% or 5'for slopes >10%) ❑ Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees with 6"or greater caliper at 4'above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use Application Checklist Page 3 of 5 • • Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ ♦ Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ ♦ Pedestrian and bicycle circulation ❑ ♦ Outdoor common areas ❑ • Above ground utilities ❑ ♦ Trash and recyclable material areas ❑ The locations, dimensions and setback distances of the following: ♦ Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ • Proposed structures, improvements, utilities and easements on the site :❑ ♦ Sanitary sewer facilities ❑ ♦ Existing or proposed sewer reimbursement agreements ❑ ♦ Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ ♦ Mailboxes ❑ ♦ Structures and their orientation • S ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ Location and description of the irrigation system where applicable ❑ Location and size of fences, buffer areas and screening - ❑ Location of terraces, decks, shelters, play areas, and common open spaces - ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ • City of Tigard Land Use Application Checklist Page 4 of 5 Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines . ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location, width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings , Specify proposed location, size and height ❑ is\;curpl n\masters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 • • • : . PRE-APPLICATION CONFERENCE NOTES - ➢ ENGINEERING.ISECTION :Q C!tyr�filgar�,Uregen Community Development Shaping A Better Community PUBLIC FACILITIES Tax Maids): 25104.16 Tax Lons): 3300 Use Type: MLP or SUB 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 Walnut Street to 33 feet from centerline (major collector) ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Walnut Street (if a subdivision is proposed), to include: ® 22 feet of pavement from centerline to curb (or match existing full improvements) ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk south side. ® street trees spaced per TDC standards CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section Z street signs, traffontrol devices, streetlights and a tear streetlight fee. ❑ Other: ® Full street improvements will be necessary along SW (new private roadway -- if number of lots to be served is six or less), to include: ® 20 feet of pavement curb to curb ® 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. ® Other: Fire truck turnaround required if length exceeds 150 feet.. ® Full street improvements will be necessary along SW (new public street -- if number of lots to be served exceeds six), to include: ® 24 to 32 feet of pavement curb to curb ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk both sides ® street trees placed behind the sidewalks, spaced per TDC standards. ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: Must make provisions for a cul-de-sac bulb. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ s• treet trees ❑ s• treet signs, traffic control devices, streetlights and a two-year streetlight fee. • ❑ O• ther: .. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement CITY OF TICARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section n 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. ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement 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.) (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 Walnut Street. Prior to recording of the final plat, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Walnut Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend a new public sewer line within the new private street. Each lot must be served from its own direct service line to the public main. Public sewer line must be extended to the south boundary of the site to serve adjacent sites. • 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: CITY OF TICARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section Tualatin Valley Fire and Rinue District (South Division) [Cont i Eric McMullen, (503) 612-7010] provides fire protection se es within the City of Tigard. ThWDistrict should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare'a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. If the new impervious area exceeds 5,000 sf, then onsite detention is required. If detention is required, the applicant must submit a preliminary design and sizing calculations along with their land use application. . • 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. If new impervious area exceeds 1,000 sf, then onsite water quality facility is required. 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. The applicant should review the Planning file for MLP 97-00015, as well as the proposed public improvement plans prepared by the former applicant. TRAFFIC IMPACT FEES CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section In 1990, Washington Countopted a county-wide Traffic Impaee (TIE) ordinance. The Traffic Impact Fee program colleciFfees from new development bas on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF for each new home. '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 0 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 • Engineering Department Section > Building Division Permits: • The following is a brief overview of the type of permits issued byte Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially 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: z b, ENGINEERING DEPARTMENT T F Phone: (5031639-4171 Fax (503)684-7297 is\eng\brianr\templatestpreap notes-eng.dot CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 • Engineering Department Section 46iVV4 s ,a• • . i • PRE-APPLICATION . .'°" ,, t CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 GENERAL INFORMATION Pr-/f./2_,O(0 -O CSC'?O l4t:zs-�...rr..Re':... ya,>iN `1'a'v t-Ta..° •, :,MM rte::-H Applicant: /111 Ae FPS c.-.. Y .- '`% ,� r` r Address: 1 71'�S S &f� •�A Di Phone: Ski B/� -17/P =;1: . ,-, a 'Y`- . � ,�' � y: , 2:"?/01$494V ; � v _ el, u 7 .-r -TFi 4 JE"" 7riVi.3. F P..T�r lC:"EalL Contact Person: ,d VI F JeS Phone: .503 T4 -11 D� e-�A.m ', . ' 'W # ' to ,i • : : `/23 Property OwnerlDeed Holder(s): " -. �' 0...,*!, r .r,. Y yrf x YT 11.; ' ft-Alt,.:,`-blv-k.w,=,:yr;-?..",A;P!,,,,:,-grig*. +'- -"- hs , .,-x_ c ,�='-hc.?�. raj t��4'S •'C IA•Address: Ste' Phone: 4, .,. ` z<v.�*.s. rr I Etr :_- 2xa y , t `°° . N. r City: t:tp: ,�... -. ..,-..4, . x. r. v°::i�'s' --1 r z't piii. Property Address/Location(s): /a1a•6 sv) wr..4 A\-)t- P4r1 ii'4 f O M�j¢s>� 9 -1 —REQUIRED Sj1BMITTAL ELEMENTS V (Note: applications will not be accepted Map y g ��. 251 ��-r rob 1 without the required submittal elements) Tax Ma &Tax Lot s : 1 d/IA) _Ua..s -- ci j NZ. ❑ Pre-Application Conf. Request Form Site Size: ' 7a-44414-- 7 COPIES EACH OF THE FOLLOWING; • ❑ Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this farm are required to be submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the minimum of one_ (1) week prior to officially scheduling 8 proposed lots and/or building layouts pre-;application conference date/time to albsw staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually tie scheduled within 1-2 across the street. weeks of the Planning Division's receipt cf the request for either ❑ The Proposed Uses. Tuesday or Thursday mornings, Pre-application conferences are one (1) hour long and are typically held between the hours of p Topographic Information. Include 9:00-11:00 AM, Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUTT BE SCHEDULED IN ❑ If ON Pre-Application Conference pa is for t PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE a copy of the the applicant must attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ❑ Filing Fee $240.00 ' ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. . Prtssib l : D-c-,ihsi• Eix ietivk liofe, .4- dive I^.10 s sue, 36 . te-esid?-1-1, 14e-or-6I t I-6 : 3D;K /C. �� +0�I Ex , 1,—— -- 1\, I 5)1e, 1 fXlf�r�,( �pvjJt, :I. 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Prvrw°e #3- Key f xtJ)-hj h```dq$ 1-- /3-44 a'if.r.q., al-1-k. u&c.ic LiZzSiAieNK lite- oda 36/,),01 7S4 7kr1 TUSbFiir • I 1.71 -I L 99.31.51L`�`- 7X3"1 'L 6.0 r C1 v sly' � > o • 0 A =b I T �,t3 4,4.4, Ib* 170,431 s'Let , 6-i' Site- 3°" o" 11w • Est ft, 14-M- P r 7 ..T,,,,11 . ?. c r 1\144, - M° Pad 9 /1• _ n9k4,A41 316-id ? - sir4 ;,...rave ? - s‘,.424- 13':t A) ..,f - /`1 rn,�u�.. l4' pn» Al . - l*'-R.., 70o&' 01/18/2001 09:37 50365_4_2720 D MITCHELL PAGE 05 Sent by: PACIFSC N W TITLE 503 843 8416; 01/09/01 3;42PM;)FLL_P780;Page 20/20 . .0s r 00110l area sew• . = f iiii '1 II M g i 5 1 1 li � Q t oo• at 44 arse ''', ck-.. ---0.-.:— "PIMP' 64:08] 4 pout en - • ti I .RR Or'" i i . 1 u gs � "..'-- i4 14C01-00 i 1 f. . . . . 8 1 4 i i .ee — oc'ceo ' I h .og or cot . . i 7.1 01 N! #1 4 1 t- siwtool i L141114aRY3,9t • Ito.. _._._. _M. --e --_� _ 1 ...._ _ _..2.-T • i p 0 0 . 8 U • • • 1/12/01 • Parcel Summary Report For Parcel #: 2S104AD•FP001 2:21:52 PM N 4 o - 6 Size: 0.92 Acres I Notes: Zoning:R-7 Status: Active • Complan:M Creation Date: _ Legal Lot?? Updated:01/14/1999 Parcel Use:Single Family Updated By LOAD TOPO Map:4316 1 COMM PNL#: Water ServiceTWD Jurisdiction TIG Flood Zone:NON Sewer Service? CIT: C J - • Plat Name Subdivision:MLP97-0015 FISHER • c Div: Block: Lot: 001 c. w eo r-: ., o Valuations • • Land Value: $0 Building Value: $0 Total Value: $0 • dSite Address N m Status Address 0 12920 SW WALNUT ST m • ae . Ii.• Tag(s) N Use • Update ' Code Value Value Hold Description Notes . 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Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2001-00006 [LANDUS]PreApp Conf 100-0000-438000 $240.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check MICHAEL J FLESKES 0 2914 $240.00 TOTAL AMOUNT PAID: $240.00 • MLP200hXDOO7 MAPS mo.':' PRE LIR INIINARV" 111/1 I:) i t t,: 'i A fr at. 3 LOT PARTITION syv vvrAik ILINI till Trn . • Ictd at t . STREET 4- SW 129th AVENUE , SE 1141 NE 114, I RIK SECTION 4 „,„-- , , A �,n:.ts F�aR� Ckp Sw `�� OWNER: r ,T. DA Ko rq MICHAEL J FLESKES S 17995 SW GRANADA DR SUMMERLAKE • PARK 0 ALOHA, OR. 97007 1 N ) I . D APPLICANT'S N 2 (4. • 0REPRESENTATIVE : r N w � 1v) ? SW . ''' � 11Qpi T W WB WELLS AND ASSOCIATES INC. 0 LANDSDOWNE 4J 4230 NORTHEAST FREMONT STREET sw t PORTLAND, OR 97213 ALBERTA PHONE: (503) 284-5896 o C .. FAX: (503) 284-8530 z SITE („A, EMAIL: BRADS @WBWELLS.COM N . . ■.' SW GAARDE ST VICINITY MAP NOT TO SCALE SHEETINDEX: 1 " JV :R SHEET 2 E.Y..'STING CONDITIONS P1EL4MINARY PLAT L. 4 EXISTING & FUTURE STREET PLAN , o> U 1 5 TREE REMOVAL PLAN °' o 0, c 6 ROAD & UTILITY PLAN o v a. co co 0 ee E&b'� <'?x 3 Ntitql No s rl DESIGNED BY DATE �Q PROP ��++ 'ITV r ri,..s.,` i -� BSS/DRM 4-17-01 �� G1NE�`�S� SHEET , % ir ,' We W.S. WELLS - w.„G ,949�� 2 COVER SHEET 41=iiAtio aterimbile DRAWN BY 12920 Si WALNUT ST"` and associates inc. °�DRM T' ENGINEERS.SURVEYORS*Pt.ANt+ER8 W OREGON T FOR 1‘) . 4330 NE FREMONT WC 12S104AD, TAX LOT 03300 V �, CHECKED BY p �'- 0 10 20 40 Q 0° '`� �pg0�503284-5896 13 - BSS �4 �� 2.,�.� \ ��_ F ,,�, TIGARD , _2 PRELIMINARY IMPROVEMENT PLANS ON ofW FAX. (503) 3844530 NO. DATE DESCRIPTION APPD. r SGT'' CITY OF OREGON� W W J .Oo SW WALNUT ST AND SW 129TH AVE o REVISION 01 -068 4 EXPIRES: 06-30-02 LL. /IL f) Ok (XJO7 a I I (D 1 STORM MH I „C I R I M=266. 60 +/- LINE CARRIES INLET i I E IN(N)=257. 50 R I M=266.25 I Alla 0 IE IN(S)=259. 40 OVERHEAD POWER IE E(OUT)=262. 88 ‘immCNICI) 1 OVERHEAD CABLE -'.-- - OVERHEAD TELEPHONE --- RIIE E I MM=IV 2 O6INU6.T)2=I25-2636r I 1 3.-3. 25 5 OM-dp; -S o 1I F I (31 f 1 - - ILE 131JgNUTTXTNW(EII4--)Z= 2E2...:5 M H IIE E MOINUTMlH E =120=-255+7/.70-. 0 0 0 I2 E=n 25CU6L. 5VE0 RT SOOSHrTR HONt --- OHP --- - OHP --- OHP --- OHP --- OHP OHP OHP 1 -- OHP —--------- OHP ---—.-- .".-- 1:314 --------— OHP --- 1 siar:Jonoorsc,::: :::—..:i•'–g-l' :It ........1 --- oHe„.....- G ______________ G __ i0:)/---- 11 !--F-G- -r -"1-- 1-*- Gill _ G ___________k_ G - _ 1 r: c ....._ c ......._..........._<2. s -.I_ 24" HDPEI --_________sT_____--_ ..----- "CY / _ ------=-----7----S7-------- - c _____4_,_ .1_ 3 .......;lit 1--.7/N 01 • .....4.____ ________ , 8" SW WALNUT ST. 1 i , , , . . , k _____________________ ____________________==_. —_____ C ..... __ 0 1 1 1 i 1 1 I:') 1 — vi —____ W __________ -1_ I / / 2 A "---I- _-:idetrz___ t) . ,. . 0 . ,, ,, L, , , ... -:- --- -____, I r,„-- ..---- 4 0 4 0 0 4 4 0 0, 4. 6 4 0 0 0 0 0 It . 0 . A - 0 . A . a . A 1111. . . . 0 0 0 0 0 0 0 I, 0 0 0 0 0 0 0 0 A I> • • • . . . II°D!0 A 132. 681 — t5 li • . • • • _ . A A 0 4 A A A A 4 A EXTG. F I RE--r NEIGHBORHOOD P•P )0 -)01 HYDRANT WATCH SIGN L--,)C: - - --- 0 1 oil / 0c) i I i , ■ 01 N \/ I lb . 1m" •c?([ — — \ //1 _Q- • 0 4114!1411' 5SA.N5 /SDTEUEBP 4.41 )o ) , , ,. od / 011Q),---/-,___)) 1 . 0. 1 1 - Ill . EDGE OF 6 El 0 1 GRAVEL oi ,Q,0 CL = L.P• Ipq ll IL-/On 0 1411S /// 10(1:3 ' 1 000 ' --0 0 4 MA I L BOX & - 0c)c) 1 4, 6 akt / 1 PAPERBOX 'L(2)0(-,C), , \ 4000 ( i 0 04 et 0 )// _ ...0 er 'V, 6l 4 , , q (2c)orbg) . , i we rt; ' iv - .1, ■ ,. ------- A 10 4 a 0 ODwOc. sr 1 1"HIP'e'nfalaa 'z'i), '‘ ,,. it.--s lain oac,),....010■Aira 079 -co 0,0(5,,,c)o 0 itio voidio...___--/N- I 4, liot■.() °QaC),', 0 C)c-S3 ° Q),o11.-9° e6°°1111/1°°6'4' L._ -. „....___174.7 7.11LAA 11 i-c-eASP N4L,e(kikR!c ' /,,,.//i7-.7.4 lie Q)0. iik//47,t, • *0 0 k ° itil: 0 ,,, ciza- .... t--- 94101,i111„ I .(---.) ' 7A ---- • at (i),.4,6_. ,.., NiN mil 0 I ,‘P 0° r (-_ )DI • 0 0 ...., 0D,tr A. og6 MI6 , %cool, 44., CEDAR WIND ' 0 0 0A N. C c. 96NNc I. T. ! I #"c),QA to• I BREAK 3' WIDE 00S41, 1, r 1 . 5 STORY uL../iii. • ` n0 0 (-` 0(-) / '. b 00 i k12920 WALNUT • a--, 6 _ , 0 --._...- -_- .„.. (Ni (- (--) r •(:)0Q0°I, 1\ C P1 00b - f) ..., ,,----)0 oce. - - ---, Pr) -, c---' cjOcj ■-", . 1.1--- OVERED• t-Le-1 :\° ---1-, .! 10 0, I A czi. A cp LL A. A , a w ■mm,,,e, ATIO4'- I ..B.R c.uk:::..B.. .E3.1'Q.-".1-• „.119 vili ti:le)1 .:i.11-A• A . o DU() x )000 --- ------.,„---- .000C A . ' A ' '00D, (-)0()C) 5/(BLOCKWALL i , fq- . , • „ . . , t 4 0i 4 A ' , I ./. 1 0 0 X .,-) Q1,11 ' ‘•■•• JC) ( 4 A A A N • • . e 000ç i/ CO '\• • • • Cr A . A A . A . N 0 'CO vi- )(7)00c 0 N \ W. LI 0 1 1...,4:1 A • A A 6 C.) • j, ._ . • . - 31:0 4 ,//.BASKeTBAL L. ' \ — ;:1' ,--(--) ,-HOOFD. . . ,' .--2---- ;-,- . r k )00 a ik- x f-- \ I CURB --__ cr) • -,c--)00 ., .-, :\J 00Q( --., .--- Nt., - 0( )c, S1 1.. Ns, ik,Agglf I p - Obi--, (/) 1 Itv-S , \ ig, lir ..;0(t) XL JAI )0 k ,.,..,..\ . Jp4• x (( . )—) c ,z ec c, i i_... ----- 2v----.'L '-ii , , ,, z c3 \... 1-,-1 z or 4 7 01) )0(34 \ i K: ?t cc 0 (NI Pr) \\,‘„,, . r ( l'i ' CS II() it 11 0 It d (t) ___-- I II, ---' ..Kii 1 1 C.)-"r ,, Cic. )-- \ //Wc) \ 0 , 4.0 CP / AV% eq 1 73 t. -4--; / / )(--) ---) 1\11 ,4 •.... \ \ i 0 --) ---- ■-v- NA \ °9') - c., . 0, , c,,_..i: __ .1e _ -) 0 , .--.I‘. CT / IP. ,- oh Ni o - ) iii 1 i iiN i„ ,_...„..„ _ ) \ i\1/4 L L, -.-. im,... .. li ...,„..... „ • 'Arimakt:'l'‹ Ye 041"( -I,' )c : :*35'02"W 132.67' ) o ei. ), is. . • i ii. .././ 00 *s) - DESIGNED BY DATE ci,$).3 PRO,1 <c>, SHEET v.. We, W.B. WELLS BSS/DRM 4-17-01 -,,GINRA, /e.' 12920 SW WALNUT ST EXISTING CONDITIONS , Alb. r t-- and associates inc. DRM INCTM 2S104AD, TAX LOT 03300 FOR Lo ENGINEERS*SINWEYORS*PLANNERS o \ 1 Cl) 03 OREGON 0 4230 NE FREMONT STREET CHECKED BY 0 1 0 20 4 0 ES 13 c A . . PRELIMINARY IMPROVEMENT PLANS ON 2 of 6 .,____,N..._,. /41/ PORTLAND, OREGON 97213 BSS -57 4 2 .1\ \ LLI ' <cr CITY OF TIGARD OREGON PHONE(503) 284-5896 <4, .04046 4 FAX. (503) 284-8530 NO. DATE DESCR I PT ION APPD. WBW JOB NO. k s. s, I SW WALNUT ST AND SW 129TH AVE _i i RENISION 01 -068 1 EXPIRES: 06-3012 ____ a_ ....3,Avmmagrammegnamemm...,,,mt ,,, ,,,,. 1,,,, ,,WM:. . I 1-- Uil 0) > 411.11111MNIMONIN IMO 1111■1 MINIMMINOMMM.1111•1•1•1■011■■•■■•••11■■••■■■111■■■■■•■•■•=MOW C a CNI < . ILMM W SW WALNUT ST. .4, Cr CL 1— Z - LLI 0 M v--w V) czpcx UJUJ V) 0 M a_cc 0 0 a_v) S88°31109NE 132. 68' 1 / 42. 01 ' 1 t DRIVEWAY & UTILITY EASEMENT , / 25,25. 82' 64. 84' /... i i (c--: 1-- 'SETBACK k < , w •N. / / 'V 4/ /i r'' i 44`,/ TRACT A ik / / 5' SIDE ‘ < /1 ( 4; I 10696 SF 0).(11. // --0-1 • SETBACK (,) \,) / A) ? / c) , ct- / ,„.(\/./ ,/ -...(0 4f) #// / Q;/ / s'• / / / PARCEL 1 i. • , , to ---, / L.0. ,',.'„) . 13697 SF i (ci./ * . n)A) / I Nr I A,CZ"// 11 ////,/,:r 4 1 / 33. 1)1 IO --el –PROPOSED 15' PRIVATE STORM EASEMENT 15' SIDE! i --9°- ROAD ".---- SETBACK( 1.5 STORY I 12920 WALNUT N . . r-- G Li-) . , A- ■,.//i7////orik• rn N- R : PATIO r>:-c-Lczuc :4,4 U) L zezz„w VO_V_E..R sz;l:2 11!_c,,..),.. I 04 I -t-----1-1-i -----I, • rei ' 26. 8 15' (.1 Ae/AWIW›.... ow. % BACK (NJ – o SETBACK – ..... 107. 67' G tr) It 0 BACK ..,3- v —01 SETBACK -0.-- • 20' I ( T Y P ) Z) ., FRONT o v) SETBACK PARCEL 2 I 7609 SF o cs; 5' N . 4.,9 ,.. • 15' 'N SIDE/ROAD \\\ IDE ,5\- SETBACK . L .,...1 \ SETBACK ( TYP ) 15' ( TYP ) I , I – I _____ – 67. 67' in rn , ..4. (14; ct- r 15 ' ---//1 I CD o v) c 01 o 7:3 • ....., ts) 0 PARCEL 3 , ro 7557 SF o ii , cn tr.) c ..... 0 c • c cn o _ ro a , co co ,.... o 25. 00 107.-il' 1 b-- N88°35'02''W 132.67' a_ DESIGNED BY DATE <j) PRoi SHEET - BSS/DRM 4-1 7-01 < ,'S' ,,GINR /4 , 12920 SW WALNUT ST PRELIMINARY PLAT ilt. Vii.e„, W.A. WELLS ,...._ DRAWN BY arz . -7 r--- co 41 ti6iGA and associates inc. DRM _ _ P', 1 \\, rfi ENGINEERS*SURVEYORS*PLANNERS - 0313 c OREGON WV 2S104AD, TAX LOT 3300 FOR ino 0 i 14011111kiii 100,406 4230 NE FREMONT SIVE= PORTLAND, OREGON 97213 PHONE(503) 284-5896 _ , CHECKED BY BSS -v / o 4. „.t. .. < CITY OF TIGARD, OREGON 0 10 20 1 11=201 40 PRELIMINARY IMPROVEMENT PLANS ON 3 of c .. 0 w 44Am1000 FAX. (803) 284-8530 NO. DATE DESCR I PT ION APPD. WBW JOB NO. 2 \ \ }- a sc SW WALNUT ST AND SW 129TH AVE REVISION 01 -068 EXPIRES: 06-30-02 . 11.1............mr•mw TL 2601 TL 1800 TL 8000 TL 2600 f„,.----_,_____..._ 1 Ap 0' * TL 1700 TL 900 '0 01''' le 0, $ vp.4, TL 7900 -',IA 0 TL 4900 v$A e TL 7800 TL 1600 TL 1000 A CI TL 2800 TL 800 TL 2900 TL 2700 4 114 TL 4800 'r -44 ti TL 1100 TL 1500 op TL 1200 mo) 0 TL 7700 ;Zt` ■-1 TL 7500 ik lit ti) TL 7600 re4 } ..........______________ SW WALNUT STREET TL 1300 TL 1400 TL 1800 i TL 3000 I I I IL 3400 TL 3401 U 3500 II TitliesiA re) / o TL 1900 v/ PARCEL 1 L.r) ro _J I-- VI 6-4 0 rarl in i 14 re) TL 3504 c4 TL 3300 t... 7. va TL 2000 41 IL 1500 Em r4 '14 E.4 *a b. t) Ai PARCEL 2 Al .44 rya a to I—, „.,t, ta .44 114 TL 3101 :t: 0 TL 3502 6, 13 CS TL 1501 TL 1502 4 4 0 03 I , k 14 TL 1700 1 4 t-, ,...rn PARCEL 3 i rat1 4,,n TL 3501 TL 3301 TL 1100 I PRIVATE TRACT TO \ PROVIDE ACCESS \ \ TO TL 3301 % % % % % % TL 1000 L_ TL 3100 ----------------------------- 7 t IL 9000 1 1 r-----I i i i ---1 C 01 MI \ a; . I s... M .4-, n 4-1 '4. 0 CO c c 0 -a. , co (0 0 6 ,- E. - DES I GNED BY DATE PROF . cc -' _ _ — BSS/DRM 4-1 7-01 10 v. Pliz) W.13. WELLS - _ DRAWN BY AAE, ,, (,.., v 12,949 '1. 'I' -7 12920 SW WALNUT ST EXISTING & FUTURE STREET PLAN -.. illiti/.e , ana associates inc., DRM 4::: . r-- ---- 0 ■-• t/2 ENGINEERS*StMVEYORS*PLANNERS , , 4230 NE F'REMONT STREET CHECKED BY 01 OREGON 0 WCTM 2S104AD, TAX LOT 3300 FOR in o _ V Ai/ ° 9', 44' PORTLAND, OREGON 9'7213 13 (9, 0 30 60 120 y .it, ., .- PRELIMINARY IMPROVEMENT PLANS ON 4 of 6 6 BSS LIJ PHONE(503) 284-5896 \- CITY OF TIGARD OREGON i_ wift0c11104 FAL (503) 2844530 NO. DATE DESCRIPTION APPD. WBW JOB NO. ).- SG\A f SW WALNUT ST AND SW 129TH AVE REVISION 01 -068 . . 1 EXP!RFS: 06-30-02 I _.;,. AMOMMW , a. \ AMMMWMMMWATM,710'., , . , I Mci.i < LD - - - - - OHP - - - ------ - OHP - -- OHP - - - - - - OHP - -- - - OHP - -- - OHP - -- ____ up; OHP - 1------ - - - OHP - - - -- OHP - -- OHP - -c---- \C) _ _____ , -- - OHP -- OHF _ _ ____ G __ ________ __ __ G _____ _ __ ___ G _______ ' -- -- G -- -----____ SW WALNUT ST. , , , 1 , , 1 , , i i , __ _ ts i, ts - „ . p ,- UC --- _ • • . • • • ,-, • ' • AP . . ^ — a a ' 4 ' A • 4 ' A ' A ' A ' a . A d ' A ' A • A A A ' 4 A . E, A. . , . . . ............■.................r 0 Or?Minot ■ r Niereeral "Mr •°laiiimissaatimm - •:. " ".' • ''' • ' ''' . '' •.• . •' ••• .. ..^ • ..^ • .•. • • ' • • . , . ' 0. . A D ' A A . A . A • A • A AM.,_ 111raillir 1.11111r % • • • e API"I 0 11:a . M 0,-.40 0 I 0 AIMP75 11111 L-/ 411 •Ali • / PROPOSED STREET °Ott, : 1 K. •dipo,,a, / TREE ( TYPICAL ) •Owl, 1 i 1 0 0,Thw d. I . I 4004 4 ° / NN !C5.04:11: \ ( / (:)( .1 / 02 Op.Ootio:; II Ord . / . ■ ip 0 r:/ ,/ TREE TABLE (e;(c-?0` t „ii 1 ..,..0 , / 1 ic.. 00 , , 0 tip? ,I 1 8 " DECIDUOUS 22 6" HAWTHORNE Wk.II, 1 • 0 ,-----■„, 2 8 " DECIDUOUS 23 <12" FRUIT ' -Cl 0" 1 A .„,,• .. , - , . 00 ia 3 10" DECIDUOUS 24 <12" FRUIT 'CD o091,14 -1 4 11 " FRUIT 25 8" HOLLY *AG c.,),(4 oc_2 0. tac20044, eio?ti 0 / 5 36" CEDAR 26 <12" FRUIT b oc?joi i gook ,„--Po 0.1. 4 ._...J o 0 e: • 6 14 " SPRUCE 27 8" FRUIT , c)oocc),be, . Q 0 oDoldo 7 23 " WALNUT 28 8" FIR c 6,00 6o0111.4.. 000°oil • 8 12 " FRU I T 29 <12" MAPLE .40 -)0 9 42 " F IR • 30 7" FRUIT ol?00 o 00 • o c-, °L.-7)0, 4 0 it Stv # 4 /10C)c)° c)OcX) fb()Oc)(:)C)0Q)49.:V 4; e,11‘1*-‘4-0 49f. -.°1 / 06 •40 00 U0 • 10 18 " SPRUCE • 31 <12" HAWTHORNE 1 g oo00040,Eta- ......0., o 0 eir 0%, • 1 1 24 " HAWTHORNE • 32 6" FRUIT •0 0 ,,,, commor 12 25 " WALNUT 33 7" FRUIT i •Ao a* \ *Pi\ . , '00 01, 5 • 13 27 " FIR • 34 12" FIR a0oL:)i4C41' -- a • A „ 14 10" FRUIT 1 . . . . . 15 8 " FRUIT ' 0 ME ' \ s 00 c)4 •a cif • 16 10 HAWTHORNE P 0 0 • 17 40" F IR 0 0, ,2 ii • ..o _y_r--44 18 16 " MAPLE .000, . ' 'd ' 115 oCY 04 / • 19 30" MAPLE 00So, 7 ak (DO o* • 20 20" FIR :o od • 00 \ , A ii oo oo c)ocK) , • • 21 42 " FIR bc)0 . ; .00,4,,000st .‘ 000 a 00 0 . ..L, . , ! . •.• 1." . • E 3 oc_ o - Is: . . . • TO BE REMOVED .0 od • \ • . • . . A I A • . ',. IP 0 a • i, Cl)c) • • L: == ---s-----. ' ' ' • • .' 1 . 0 A • A A . . .. A ' L 4 • , ,. p 00o , 7 ,, l . • ,00 oll '-- 1, 00? I:'.. '- ■■•=i-JL . fl .\.-,A , s " . I A :////,. „ . 1 . .0 od •o o it. . . t> . . ,, . . „ . • ,,, . A • ' 4 D • • • . s . 0 „A NOTES p 00o! .00 0 11 I 00?" '1' • 8 . . . . I • . • . • . • / -RO Ci ' • A • • / 1 . VARIETY AND SPACING OF NEW STREET TREES TO BE DETERMINED BY CJI ,(-) 4 , 4- • - • 4 — A - — N CITY OF TIGARD STANDARDS AT TIME OF CONSTRUCTION PLANS. 000, ,„00 0 III /94 2. SEE ARBORIST' S TREE PLAN REPORT PREPARED BY DAVID CORY ( ISA o00(") —_____,/1 CERTIFIED ARBORIST ) FOR RECOMMENDATIONS, TREE PROTECTION i 0 4_ 1;4 I / // N N REQUIREMENTS, TREE MITIGATION, AND OTHER DETAILS REGARDING C)44, 4 . TREES ON THIS SITE. 4 034D . ko--iii.4 N 0 I .. 1 00 ti. N •0 6 •0 • PARCEL 2 \ / sot : ,,,..p., a •ii pot...og 22 .oo- •opeo P o g .Q.)04 '■... II ' ° 23 00,AI (podia to 4 1'00 . oc)c) 3 24 4 °co „-------, 2- r6,11. i / 0 po ow I 4 • do . . ■ /1,6 q, , ---„-----, , /■190. 41 •31 . a..k. -.„-,we.0110 # 14--\\ / /N / :/ PARCEL 3 , p r4413b.oti 25 N ° -Nc., , / i----1030 c o 0 ,I, 411 iNg , cp . ,(3 o ' "Cs.N \ \ / /(----;,, ' ' ) -0 00 I --- '' \,\ ,/././ -1 6 -._.) a.> 0 CAW •,,1/,/.,--*" %.... 11100 . 0 10 / \N 4 4 . fisiiii°„( 18 A' pidA 1114"6.1011 lepi Ate 19 i') 4032 • 3 L crl _____— •wittwill,26 . iippl ( . ) - ° , MO*0 • AL/ Aiii lik. 7 co cD 5 a:. - DESIGNED BY DATE eel PR BSS/DRM 4-17-01 N-- G I N A SHEET is. tivz W.,13. WELLS , _ DRAWN BY ' .,.' 4' -A- -7 12920 SW WALNUT ST TREE REMOVAL PLAN 5 *idrhet, and associates inc. , DRM Qt. r"" 0 .... r,' i \ i Ea , ENG1NEERS•SURVEYORS•PLANNERS -----, . il j a 4230 NE FREMONT STREET CHECKED BY Ca OREGON 0 WCTM 25104AD TAX LOT 03300 FOR , . ) 0 10 20 40 -,, V PORTLAND, OREGON 97213 0 c, -v A.0 PRELIMINARY IMPROVEMENT PLANS ON 5 of 6 6 - 44, BSS 6 2.. 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'.' ' N‘lisq'timpf _,. . c . „........„, , .:,..... ..,...,... ..... , . 0 . ..._ 1 i ... ..::,:•:.T,.''-,.:: :•:.ii:: ',.:■ „.....---- . ca. ''''''•:-: ' .. ” 111 .- •,:,:,::. -..-.,:•i,_:-: • 4 I '• l':''''r '•–••• r P . , .---iik‘ii. , .. - . . co (.0 P- —,.:. .,.. k Ai, . ., 1111 . , , 0 . ,,• . i . • w ri. / , .,,c, / , -,.... . DESIGNED BY DATE O'f PRO, SHEET BSS/DRM 4-17-01 4, G11",4, ./Qi, 12920 SW WALNUT ST ROAD & UTILITY PLAN . ..... it,. we,.., W.B. WELLS . _____ DRAWN ,„ ,„ _ 7.- .--...--.-.---_,..-, k. C_,A t- and associates inc., , DRM WCTM 2S104AD, TA)( LOT 3300 FOR in ' y ' , 'ENGINEERS*SURVEYORS*PLANNERS , , 0 OREGON 0 - 4230 NE FREMONT 8T'REET CHECKED BY 2 0 1 0 20 40 6 -P PRELIMINARY IMPROVEMENT PLANS ON 6 of 6 ! 1•,,„_. 4' 4S, PORTLAND, OREGON 97213 PRONE(503) 284-5896 , 'V 40 CITY OF TIGARD. OREGON ill.20, .__ 48:80Clate$s FAX. (503) 284-8530 NO. DATE DESCRIPTION PT ION APPD. WBW JOB NO. r- sc,\'■ . SW WALNUT ST AND SW 129TH AVE . . , a_ - prl oe••"•, ---.f.)2 1 .,. —.. .,...„..... „.:._. . ____. . ... ........_..,..„ W.B . Wells & Associates, Inc.. Surveyors • Engineers • Planners Exceptional Service, May 10, 2001 , • lit Creative Solutions, r;! ; Quality Beyond tANIIFfsfi Your Expectations Zfciates• City of Tigard Land Use Planning and Development 13125 SW Hall Blvd. RECEIVED PANNING Tigard, Oregon 97223 MAY 1 7 2001 CITY OF TIGARD APPLICATION 3-Lot Minor Land Partition REPRESENTATIVE WB Wells and Associates, Inc. Attn: Brad Schleining or Dean Keranen 4230 NE Fremont Street Portland OR 97213 PH: (503) 284-5896 Fax: (503) 284-8530 DEVELOPER. Michael Fleskes 17995 SW Granada Drive Aloha, Oregon 97007 (503) 848-9108 OWNER Closing Time, LLC 4240 SW Cedar Hills Blvd., Ste. A Beaverton, Oregon 97005 ZONING R-4.5; Residential, 4.5 Units/Acre ACREAGE Approx. 39,957 Square Feet or 0.92 Acres SITE ADDRESS 12920 SW Walnut Street Portland, OR 97223 LEGAL Township 2 S, Range 1 W, Section 04AD Tax Lot 3300 PROPOSAL: This submittal is a request for approval of a Minor Partition to divide one parcel of approximately 39,957 square feet into three (3) parcels of approximately 13,697, 7609 and 7557 square feet including a private street tract of approximately 10,696 square feet. The site contains an existing dwelling that will remain on the largest proposed lot. The additional 2 lots will be for single family residences. The subject property is surrounded with single family residences due to the surrounding zoning. Page 1 of 31 4230 N.E.Fremont St.• Portland,OR 97213 • E-mail: Info @wbwells.com • Fax:503/284-8530•Phone: 503/284-5896 The existing site is located on SW Walnut Street which is currently improved with curbs and sidewalks. The proposal is to extend a private street from SW Walnut to the southern property line in order to serve the 3 residences. There is existing sanitary sewer and water systems in SW Walnut along with an existing storm drainage system. The proposal is to extend the existing sanitary sewer system through the property and to install 2 additional water meters on Walnut to serve the additional residences. Storm drainage is proposed to be piped into the existing system in SW Walnut. A storm drainage analysis which was performed for the previous partition approval on this parcel (MLP 97-0015) indicates that the existing downstream storm drainage system has adequate capacity to convey to proposed storm drainage runoff from the site, therefore no detention system is proposed. For water quality, the applicant is proposing to pay a fee-in-lieu of installing a facility. This request is consistent with the conditions imposed in the previous approval on this parcel. The following narrative addresses the applicable sections and approval standards from the City of Tigard's Code. Bold paragraphs are the responses to the code sections. Chapter 18.420 LAND PARTITIONS Section 18.420.040 -Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18.390. — All submittal materials are included with this application. These materials include but are not limited to the application form, narrative addressing the appropriate code sections, envelopes for surrounding property owners and an impact study. B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. —The required preliminary maps are included with this application. Section 18.420.050-Approval Criteria A. Approval criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; -This proposal complies with all statutory and ordinance requirements and regulations. 2. There are adequate public facilities are available to serve the proposal; - There are adequate public facilities available to serve this proposal. The site borders SW Walnut Street, a major collector which has adequate capacity to serve the minimal addition of traffic caused by this development. In Walnut Street there is an existing 12" public water line that has adequate capacity to serve the 2 additional residences. Also in walnut is an existing 8" public sanitary sewer line that has adequate capacity to serve the site. There is an existing storm drainage system in SW Walnut. — The storm drainage system adjacent to the site has recently been improved along with the street improvements. Per a downstream analysis prepared by our firm for the last approval, the downstream system has adequate capacity to accommodate the developed flows from the site. Page 2 of 31 • Michael Fleskes 3 Lot Minor Partition 3. All proposed improvements meet City and applicable agency standards; -All proposed improvements are to be to City and Agency Standards. and 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. — The minimum lot width required for the R-4.5 zone is 50'. The proposed lot widths average approximately 60', 70' and 70' which exceed the 50' requirement. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. — For the R-4.5 zone the required minimum lot size is 7,500 square feet The proposed lots are approximately 7,557, 7,609 and 13,697 square feet which meet this requirement. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. — All lots will front a legal private accessway of 25' with a pavement width of 20'. This accessway will give each lot 25' of frontage on Walnut via the accessway. Parcel 1 will also have approximately 64' of frontage on Walnut d. Setbacks shall be as required by the applicable zoning district. —The required setbacks for the R-4.5 zone are a 20' front yard, 15' for corner lots, 5' side yard, and 20' garage setback. All setback lines are shown on the preliminary plat. The existing residence and accessory structure exceed these setbacks and all future buildings will adhere to them. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. — No flag lots are proposed. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with 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. —There is an existing wire fence between the proposed paved accessway and the existing paved accessway on the neighboring lot Additional screening will be provided if required. g. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. —A fire hydrant will be added if requested by the fire district. h. Where a common drive is to be provided to. serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. — A joint use and maintenance agreement will be provided for the common driveway and recorded with the approved partition. P:\01-0681planning\NARRATIVE\NARRATIVE.DOC Page 3 of 31 Michael Fleskes 3 Lot Minor Partition 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. — For 3-6 lots, the minimum.access width required is 20' with a minimum pavement width of 20'. The proposal is for a 25' access width with a 20' pavement width which meets the requirements. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. — No development is proposed within or near the 100 year floodplain. 7. 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 are proposed. Chapter 18.510 RESIDENTIAL ZONING DISTRICTS Section 18.510.020 - List of Zoning Districts D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. — The proposal is for single family residential in this district and no conditional uses are proposed. All lots are greater than the 7,500 square foot minimum. Section 18.510.030 Uses A. and B. Types of uses and Use table TABLE 18.510.1 USE TABLE USE CATEGORY R-1 R-2 R-3.5 R-4.5 R-7 R-12 R-25 R-40 RESIDENTIAL Household Living P P P P P P P P HOUSING TYPES Single Units, Detached P P P P P P P P Accessory Units R3 R3 R3 R3 R3 R3 R3 R3 P=Permitted R=Restricted C=Conditional Use N=Not Permitted 3Permitted subject to compliance with requirements in 18.710. P:101-068\planningWARRATIVEWARRATIVE.DOC Page 4 of 31 • Michael Fleskes 3 Lot Minor Partition - The proposal is for 3 single family residential homes. One is existing and the other 2 are new. Single residential units are a permitted use outright in this zone, but subject to all of the applicable provisions of this title. There are no restricted, conditional or prohibited uses proposed. Section 18.510.040 Minimum and Maximum Densities B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. — Density calculations can be found under section 18.715. This development meets the required densities. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020 B1. —No adjustments are needed. Section 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; - This proposal complies with the development standards. No variances or adjustments have been requested. 2. All other applicable standards and requirements contained in this title. —All other applicable standards and requirements in this title are complied with. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. —Table 18.512 requirements for the R-4.5 zone are: Min Lot Size for detached unit: 7,500 square feet Average Min Lot Width (detached): 50' Maximum Lot Coverage: None Minimum Setbacks: Front 20' Facing street on corner: 15' Side: 5' Rear: 15' To Front of Garage: 20' The proposed lots are approximately 7,557, 7,609 and 13,697 square feet which meet this minimum lot size requirement. All setback lines are shown on the preliminary plat. The existing residence and accessory structure exceed these setbacks and all future buildings will adhere to them. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 5 of 31 • Michael Fleskes 3 Lot Minor Partition Section 18.510.060 Accessory Structures - The existing residence has an accessory structure that will remain on the proposed Parcel 1. The definition of an accessory structure per Section 18.120.030 A 4. Is "A freestanding structure incidental and subordinate to the main use of property and located on the same lot as the main use." The existing accessory structure located on proposed Parcel 1 next to the existing residence is structurally independent of the existing house as it has its own foundation. Although a covered accessway exists between the house and the structure, this provides no structural support as the accessory structure would be freestanding with or without the accessway. A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to the following: 1. Dimensional requirements: a. On sites containing less than 2.5 acres, an accessory structure may not exceed 528 square feet. On sites 2.5 acres or larger, an accessory structure may not exceed 1,000 square feet; - The existing accessory structure is 330 square feet which meets this requirement b. An accessory structure may not exceed 15 feet in height; -The existing accessory structure is less than 15' in height c. In no case shall the primary structure and accessory structure(s) exceed the maximum lot coverage allowed in the base zone; -There is no maximum lot coverage for this zone. d. An accessory structure may not be located within the front yard setback; -The accessory structure is not within the front yard setback. e. An accessory structure must maintain a minimum side and rear yard setback of five feet; - The accessory structure has a side setback of 26.8' and a rear setback of 11.3' exceeding this requirement 2. Non-dimensional requirements: a. No accessory structure shall encroach upon or interfere with the use of any adjoining property or public right-of-way including but not limited to streets, alleys and public and private easements; -The accessory structure does not encroach or interfere with any of these. b. An accessory structure shall comply with all of the requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit; -The accessory structure is existing. c. An accessory structure which is non-conforming is subject to the provisions of Chapter 18.760, Non-Conforming Situations, when an alternation, expansion or reconstruction is requested; -The accessory structure is not non-comforming. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 6 of 31 Michael Fleskes 3 Lot Minor Partition d. The erection of television receiving dishes on the roof of a structure is not permitted in any residential zone. — None are proposed. 3. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities (Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-climb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. — None are proposed. Chapter 18.705 ACCESS, EGRESS, AND CIRCULATION Section 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. —A maintenance and access agreement for the access will be recorded with the final partition plat. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. —A site plan is included with this application which shows the proposed access. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; - A maintenance and access agreement for the access will be recorded with the final partition plat. and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. — Copies of all deeds, easements will be placed on permanent file with the City upon final plat preparation. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. —The proposed private accessway connects directly to SW Walnut street and will be maintained on a continuous basis. P:\01-068\planningWARRATIVEWARRATIVE.DOC Page 7 of 31 Michael Fleskes 3 Lot Minor Partition E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. —Curb cuts will be per this section. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: - No on-site sidewalks are proposed. 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; - Does not apply to single family residential. 2. Within all attached housing (except two-family dwellings) and multi-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; - Does not apply to single family residential. 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such,as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; - No walkways are proposed. 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. - No walkways are proposed. H. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; — For 3-6 lots, the minimum access width required is 20' with a minimum pavement width of 20'. The proposal is for a 25'.access width with a 20' pavement width which meets the requirements. 2. Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; - Does not apply to single family residential. P:101-068\planningWARRATIVE NARRATIVE.DOC Page 8 of 31 Michael Fleskes 3 Lot Minor Partition 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; - The proposed access will be constructed and maintained in accordance with this code. 4. 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 proposed access has a hammerhead paved surface that meets these requirements. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; - The existing driveway width of 20' combined with the hammerhead turnaround, along with the orientation of the existing residence eliminates the need for Vehicle turnouts. 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. —The proposed access has a paved width of 20', thus meeting this requirement. K. Director's authority to restrict access. The Director has the authority to restrict access when the need to do so is dictated by one or more of the following conditions: -The director's authority is recognized. In the previous approval for this same project (MLP 97-0015) it was recommended that the access be provided near the middle of the site. The access has been moved towards the middle of the site for this submittal. Chapter 18.715 DENSITY COMPUTATIONS Section 18.715.020 Density Calculation 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; - Not applicable b. Land or slopes exceeding 25%; - Not applicable c. Drainage ways; and -Not applicable d. Wetlands. - Not applicable 2. All land dedicated to the public for park purposes; - Not applicable P:W1-068\planning\NARRATIVE\NARRATIVE.DOC Page 9 of 31 Michael Fleskes 3 Lot Minor Partition 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: -Actual ROW Dedication = 398 square feet 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 — Private street area = 10,696 square feet 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. — Existing dwelling lot= 13,697 square feet Total Development area: 39,957 square feet Minus Row Dedication: - 398 square feet Minus Private Street: -10,696 square feet Minus Lot w/ Dwelling: -13,697 square feet Net Developable Area: 15,166 square feet 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. Maximum Density: 15,166 square feet/7,500 square feet per unit= 2.02 units (2 units) This would be a maximum of 3 units including the existing dwelling 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). Minimum Density: 2.02 units times 0.8 = 1.62 units (1 units) This would be a minimum of 2 units including the existing dwelling. Since 3 units are proposed,the site meets the density requirements. Section 18.715.030 Residential Density Transfer—No density transfer is proposed. • Chapter 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS Section 18.725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmental Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this chapter. —This development will comply with applicable regulations. P:101-0681planningWARRATIVEWARRATIVE.DOC Page 10 of 31 • Michael Fleskes 3 Lot Minor Partition B. Evidence of compliance. Prior to issuance of a building permit, the Director may require submission of evidence demonstrating compliance with state, federal and local environmental regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits (ACDP) or Indirect Source Construction Permits (ISCP). —AU required evidence will be submitted upon request C. Continuing obligation. Compliance with state, federal and local environmental regulations is the continuing obligation of the property owner and operator. -Compliance will be maintained by the property owner. Section 18.725:030 Performance Standards A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through 7.40.210 of the Tigard Municipal Code shall apply. — No activities which produce any signficant amounts of noise are proposed. The proposal is for 2 additional single family residences. B. Visible emissions. Within the commercial zoning districts and the industrial park (IP) zoning district, there shall be no use, operation or activity which results in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070) apply. — Not applicable to Residential district C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. — No vibratory activities are proposed. D. Odors. The emission of odorous gases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. —No gas emissions are proposed. E. Glare and heat. No direct or sky-reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1. There shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2. These regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. — No activities such as floodlights or high temperature processes are proposed with this development F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 11 of 31 Michael Fleskes 3 Lot Minor Partition —This section shall be adhered to. Chapter 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS Section 18.730.020 Exceptions to Building Height Limitations —No exceptions are requested. Section 18.730.030 Zero Lot Line Setback Standards —No zero lot lines are proposed. Section 18.730.040 Additional Setback Requirements A. Additional setback from specified roadways. To ensure improved light, air, and sight distance and to protect the public health,,safety, and welfare, structures in any zoning district which abut certain arterial and collector streets shall be set back a minimum distance from the centerline of the street. Where the street is not improved, the measurement shall be made at right angles from the centerline or general extension of the street right-of-way: 1. Arterial Streets. —There are no Arterial Streets proposed or bordering the site. 2. Collector Streets. The required setback distance for buildings on the following collector streets is the setback distance required by the zoning district plus 30 feet measured from the centerline of the street as contained in Table 18.730.1. — SW Walnut Street is identified in the table as having a 30' setback. This setback will be adhered to. Section 18.730.050 Miscellaneous Requirements and Exceptions - No miscellaneous requirements apply to this site and no exceptions are requested. C. Lot area for flag lots. - Not applicable. Chapter 18.745 LANDSCAPING AND SCREENING Section 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 C. - Proposed street trees are shown on the preliminary plans. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. —Approvals will be obtained prior to planting. C. Size and spacing of street trees. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 12 of 31 Michael Fleskes 3 Lot Minor Partition •1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Subsection 2 below; - No landscaping in yards is proposed at this time. 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; - No small trees are proposed. b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; -Medium sized trees are spaced as required. c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; - No large trees are proposed. d. Except for signalized intersections as provided in Section 18.745.040 H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; -All street trees will meet these requirements. e. No new utility pole location shall be established closer than five feet to any existing street tree; - No new utility poles are proposed. f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; - No tree pits are proposed. g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; -There are no existing tree well areas. h. Street trees shall not be planted closer than 20 feet to light standards; -Trees will not be planted closer than 20' to light standards. i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; - No new light standards are proposed. j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; - New street trees will not interfere with existing overhead power lines. k. Trees shall not be planted within two feet from the face of the curb; and —Trees will not be planted within 2' of the face of curb. P:101-0681planning\NARRATIVEWARRATIVE.DOC Page 13 of 31 Michael Fleskes 3 Lot Minor Partition I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: -Trees will not be planted within 2' of any hard surface. (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and - None proposed. (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. - No sidewalk cuts are proposed. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. —Trees will be pruned according to this requirement. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020 C4a. — Existing trees are not proposed to be used as street trees. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. — No street trees will be removed by development. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020 C4b. —No adjustments are requested. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. — No requests are proposed. Section 18.745.050 Buffering and Screening B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; — The site is surrounded by single family units. Per the screening matrix, no buffers are required. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 14 of 31 Michael Fleskes 3 Lot Minor Partition 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; - No buffer areas are proposed. 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of 18.745.040 B8 and 18.745.040D; - - No fences, hedges or walls are proposed in yards. 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: - No buffer areas are required or proposed. 5. Where screening is required the following standards shall apply in addition to those required for buffering: - No screening is proposed. Screening will be provided if required. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; - No buffers or screens are proposed within the clear vision areas at the intersection of the private street with Walnut. 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; - No screens are proposed. 8. Fences and walls - No fences or walls are proposed. C. Setbacks for fences or walls. - No fences or walls are proposed. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; - No fences,walls or landscaping buffers are proposed. 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. — None are proposed. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 15 of 31 Michael Fleskes 3 Lot Minor Partition E. Screening: special provisions. - No parking and loading areas, service facilities, swimming pools, or refuse containers are proposed. Section 18.745.060 Re-vegetation - Not applicable. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS Section 18.765.030 General Provisions A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. — A site plan showing access, egress and circulation is enclosed with this application. Parking plans will be provided at time of building permits for individual lots. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); - Parking spaces for individual lots will be provided on the lots as required. 2. Off-street parking lots for uses not listed above shall be located not further than 200 feet from the building or use that they are required to serve, measured in a straight line from the building with the following exceptions: - Does not apply. C. Joint parking. — No joint parking is proposed. • D. through H. —Do not apply to single family development. Section 18.765.040 General Design Standards B. Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; -The proposed access drive is designed as required. 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; -The size of the access drive is designed to accommodate 3-6 units as required under 18.705. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 16 of 31 Michael Fleskes 3 Lot Minor Partition 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; -The access drive will be clearly marked. 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; -Minimum vision clearance is provided per chapter 18.795. 5. Access drives shall be improved with an asphalt or concrete surface; and —The access drive will be paved with asphalt 5. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. - Single family residences are excluded. C. Loading/unloading driveways — None are proposed. D. On-site vehicle stacking for drive-in use. — No drive-in uses are proposed. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. —Curb will be in accordance with this section. F. through N. —Apply to parking lots— none are proposed. Section 18.765.050 Bicycle Parking Design Standards —Does not apply to single family residential. Section 18.765.060 Parking Structure Design Standards —None are proposed. Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements — The minimum required parking spaces is one per dwelling unit which will provided in the driveways of the individual lots. There is no Maximum requirement for single family detached. Section 18.765.080 Off-Street Loading Requirements —Does not apply to residential zones. Chapter 18.790 TREE REMOVAL Section 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, P:\01-068\planningWARRATIVEWARRATIVE.DOC Page 17 of 31 Michael Fleskes 3 Lot Minor Partition planned development or conditional use is filed. Protection is preferred over removal wherever possible. — A tree plan report prepared by a certified arborist is enclosed with this application addressing the planting, removal and protection of trees. See arborist's report for additional tree information. A tree removal plan is included within the preliminary plans for the project that shows existing trees as shown in the arborist's report. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; -Existing trees are identified in the arborist's tree plan report. 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention 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 in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. - 36% of the trees over 12" are being saved as can be seen in the arborist's tree plan report (4 of 11 trees). The mitigation required for this is 2/3 of the trees being removed (subsection b.). The arborist's report contains specifics on the proposed mitigation. 3. Identification of all trees which are proposed to be removed; - All trees proposed to be removed are shown on the tree removal plan and are indicated in the arborist's tree plan report. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. —A protection plan is identified in the arborists tree plan report. Section 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a .1% bonus may P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 18 of 31 Michael Fleskes 3 Lot Minor Partition be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone; - No density bonuses are requested. 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80% of the minimum lot size allowed in the zone; - - - No lot size averaging is proposed. 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20% of that required by the underlying zone; - No lot width or depth reduction is proposed. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. — All trees to be removed are identified on the tree removal plan and in the arborist's tree plan report. No other tree removals are proposed. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. —No modifications are requested. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. —No modifications are requested. Section 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a.Type I procedure, as governed by Section 18.390.030, using the following approval criteria: -There are no sensitive lands identified on this site. No permit is required. B. Effective date of permit. —Does not apply. C. Extension. —Does not apply. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 19 of 31 Michael Fleskes 3 Lot Minor Partition D. Removal permit not required. —Only applies to sensitive lands. E. Prohibition of commercial forestry. —No commercial forestry is proposed. Section 18.790.060 Illegal Tree Removal A. Violations. —Lists tree removal violations. B. Remedies. — Lists remedies for tree removal violations. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; — Replacement trees used for the fee in lieu calculation are similar in species. See arborist's report. 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; —All proposed replacement trees are reasonably available. 3. 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 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; —This formula was used to calculate replacement trees. See arborist's report. 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. —An In lieu-of payment is proposed. No planting is proposed. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. —An In lieu-of payment is proposed. Please see arborist's report for calculations. Chapter 18.795 VISUAL CLEARANCE AREAS Section 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. —Visual clearance is maintained for the new street as seen on the site plan. P:\01-068\planning\NARRATNEINARRATNE.DOC Page 20 of 31 Michael Fleskes 3 Lot Minor Partition B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. — No hedges, plantings, fences, etc are proposed in the clear vision areas (except for an occasional utility pole or street tree). C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. —There are no additional topographic constraints at the intersection. Section 18.795.040 Computations A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. - A clear vision triangle is shown on the site plan as per Figure 18.795.1: Chapter 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS Section 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. —The street has frontage on SW Walnut Street. 2. No development shall occur unless streets within the development meet the standards of this chapter. — The streets within the development are private accessways and fall under section 18.705. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. P:101-0681planningWARRATIVEWARRATIVE.DOC Page 21 of 31 • Michael Fleskes 3 Lot Minor Partition — The existing street was recently improved with curbs and sidewalks. The site plan shows a proposed three (3) foot right of way dedication P:101-068 1planningWARRATIVEWARRATIVE.DOC Page 22 of 31 Michael Fleskes 3 Lot Minor Partition 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; - No new public streets are proposed. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: - No future improvements guarantee is needed as the street is already improved. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.81O.O2O.B. —Understood. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. — No adjustments are requested. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: - A three (3) foot right of way dedication is proposed on SW Walnut Street and will be shown on the final partition plat. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.7O5.O3O.H and 18.705.0301. - A private tract is proposed for access to the parcels. This tract contains an access in accorndance with Sections 18.705.O30.H and 18.705.0301. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 23 of 31 Michael Fleskes 3 Lot Minor Partition 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and —Street grades will match the existing topography of the land. 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either. a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or — The proposed private access, Tract A, will also provide access to the parcel South of this development, thus providing continuation into the surrounding areas. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. — A dedication of three (3) feet is proposed for SW Walnut Street for a total right of way width of 33' from centerline. This is based on the conditions for a previous approval on this parcel. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City shall prepare a future streets proposal. A street proposal may be modified when subsequent subdivision proposals are submitted. — A future street plan has been included with this application. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. • —The proposed future street plan identifies these items. 2. 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, and a. These extended streets or street stubs to adjoining properties are not considered to be culs-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. —The proposed private street, Tract A, will extend to the south property line to provide access to the parcel south of the site to accommodate future development. • P:\01-068\planningNARRATIVE\NARRATIVE.DOC Page 24 of 31 Michael Fleskes 3 Lot Minor Partition b. 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. —No barricade is proposed as this is a private street. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. - A hammerhead turnaround is provided near the termination of the proposed private street. G. Street alignment and connections. 1. Staggering of streets making "r intersections at collectors and arterials shall not be designed so that jogs of less than 300 feet on such streets are created, as measured from the centerline of such street. —No jogs of less than 300' are created. 2. Spacing between local street intersections shall have a minimum separation of 125 feet. — The proposed private street is in alignment with SW 129th Avenue located on the North side of SW Walnut Street. 3. All local and minor collector 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 considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. 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. — No local or minor streets abut the development. 4. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. —The proposed private street provides direct access to SW Walnut Street 5. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. — Due to the small size of this development, only one street is needed. H. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and: -The proposed street intersects at an angle of 75°. .A 90° intersection wasn't feasible due to the location of the existing dwelling. 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; -The proposed private street has 25' of tangent (measured at the centerline of the private street). P:101-0681 planning\NARRATIVEWARRATIVE.DOC Page 25 of 31 Michael Fleskes 3 Lot Minor Partition 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and -The proposed private street will have a standard driveway. 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. — Does not apply. I. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. — An additional three (3) feet of right of way will be dedicated on Sw Walnut Street with the recording of the final partition plat J. Partial Street Improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. — No partial improvements are proposed. K. Culs-de-sacs. 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: - Per section 18.810.030.F.2.a the proposed private street is not a cul-de-sac since it is intended to continue as a through street. L. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area. —No street name will duplicate any existing streets. M. Grades and curves. -Applies to public streets. No public streets are proposed. N. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and -The curb cut and driveway approach will be constructed to City standards. 0. Streets adiacent to railroad right-of-way. — Does not apply. P. Access to arterials and major collectors. 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: - Access through the private street eliminates the direct access of individual lots and combines them into one single access point P:101-068\planning\NARRATIVEWARRATIVE.DOC Page 26 of 31 Michael Fleskes 3 Lot Minor Partition Q. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. —The proposed private accessway is 25' wide with 20' of paving. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. — No alley intersections are proposed. R. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. —The surveyor will provide certification to the City. S. Private Streets. 1. Design standards for private streets shall be established by the City Engineer; -The private street is designed as required by this code under accessways. and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. — An agreement will be recorded with the final plat stating that the private drive will be jointly owned and maintained by the private property owners who abut and take access from it. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. -The proposed private street only serves 3 units. T. Railroad crossings. —Does not apply. U. Street signs. — No street signs are proposed. V. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. —A joint mailbox facility will be designed at the time of construction plan preparation and will be approved the City Engineer. W. Traffic signals. — No traffic signals are proposed. X. Street light standards. No street lights are proposed. Y. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. —The proposed street is a private street and no street signs are proposed. Z. Street cross-sections. —This section applies to public roadways. No public roadways are proposed. P:\01-068\planning\NARRATIVE\NARRATIVE.DOC Page 27 of 31 Michael Fleskes 3 Lot Minor Partition Section 18.810.040 Blocks — No blocks are proposed. Section 18.810.050 Easements - All easements for utilities will be shown on the final plat and shall be to City standards. Section 18.810.060 Lots A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: - The proposed lot sizes, widths, shapes and orientations are appropriate for the location and type of use. 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; - No lots contain existing or proposed public rights of way. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; - No depths of lots exceed 2 1/2 times the average width. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. — Does not apply to residential zones. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. —All lots abut the private street with widths greater than 25'—see site plan. C. Through lots. —No through lots are proposed. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. —Lot side lines are at right angles. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Commission may require that the lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any • tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. —No lots are large enough to be redivided in the future. P:1 01-068\planningWARRATIVE\NARRATIVE.DOC Page 28 of 31 Michael Fleskes 3 Lot Minor Partition Section 18.810.070 Sidewalks A. Sidewalks. All industrial streets shall have sidewalks meeting City standards along one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. —There is an existing sidewalk on the projects street frontage on Walnut. B. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of any arterial or collector street where parking is prohibited adjacent to the curb, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; or it would conflict with the utilities. —Walnut Street is already improved along the street frontage with no planter strip. C. Sidewalks in central business district. —Project is not located within this district D. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. — Understood. E. Application for permit and inspection. — Permits will be applied for after final approval. F. Council initiation of construction. —Applies to construction. Section 18.810.080 Public Use Areas A. Dedication requirements. —No public use areas are proposed. Section 18.810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. — The proposed utility plan shows proposed sanitary sewers. Upon planning approval, a design conforming to agency standards will be prepared. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. —All construction plans will be submitted to the City Engineer for approval. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. - The proposed sanitary sewer plan extends to the south property line to accommodate future development. P:\01-068\planning\NARRATIVEWARRATIVE.DOC Page 29 of 31 tl Michael Fleskes 3 Lot Minor Partition Section 18.810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: - A preliminary storm drainage system has been shown in the preliminary plans. Any detention or water quality requirements will be to City and Agency standards and will be addressed at the time of construction plan preparation. 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; - The proposed storm drainage system is separate from the sanitary sewer system. 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and — No surface water is proposed to be carried across any intersection or flood any street. 3. Surface water drainage patterns shall be shown on every development proposal plan. — Existing drainage patterns can be seen by examining the existing ground contours on the existing conditions plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. —The site is not traversed by any watercourses, drainageways, channels or streams. C. Accommodation of upstream drainage. 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, and: 1. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). — All proposed storm drainage systems shall be designed per USA standards and will be large enough to accommodate runoff from the entire upstream drainage basin. D. Effect on downstream drainage. Where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). — The storm drainage system adjacent to the site has recently been improved along with the street improvements. Per a downstream analysis prepared by our firm for the last approval, the downstream system has adequate capacity to accommodate the developed flows from the site. P:\01-068\planningWARRATIVEWARRATIVE.DOC Page 30 of 31 • Michael Fleskes 3 Lot Minor Partition Section 18.810.110 Bikeways and Pedestrian Pathways — No bikeways or pathways are proposed. Section 18.810.120 Utilities A. Underground utilities. All utility lines including, 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: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. 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 2. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. -All utilities will be provided underground in accordance with this section. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and - All plans showing underground facilities will be submitted to the City Engineer upon preparation of construction drawings. 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. — Above ground equipment shall not be placed so as to obstruct clear vision areas. C. Exception to under-grounding requirement. —All new utilities will be placed underground. • P:\01-068\planning\ARRATIVEWARRATIVE.DOC Page 31 of 31 11 • • '• IARBORIST'S REPORT: Tree Plan for 12920 SW Walnut Street Tigard, Oregon 97223 1 Prepared for ' Michael Fleskes 17995 SW Granada Drive Aloha, Oregon 97007 1 Prepared by I David R. Cory Pruett Tree and Landscape PO Box 1967 I Lake Oswego, Oregon 97035 (503) 635-3916 May 5,2001 1 Copyright 0 2001 by Ptuett Tree and Landscape.All rights reserved. RECEIVED PLANNING MAY 17 2001 CITY OF TIGARD I [ - I • TABLE OF CONTENTS 1 ' SCOPE OF WORK 1 ' BACKGROUND 1 SUMMARY 2 ' DISCUSSION 3 IRECOMMENDATIONS 4 TREE INVENTORY 5 ' SITE SKETCH 11 ASSUMPTIONS AND LIMITING CONDITIONS 12 1 .1 i i1 i 1 . 1 ' ' TREE PLAN FOR MICHAEL FLESKES Pa g e 1 . 12920 SW Walnut Street,Tigard,OR 97223 IPruett Tree and Landscape May 5,2001 , I I I ISCOPE OF WORK The assignment is to provide Mr. Michael Fleskes with a Tree Plan for the proposed lot I partition at SW Walnut Street and SW 129th Avenue, Tigard, OR 97224(SE 1/4 NE T2S., RIW., Section 4). See Site Sketch with numbered trees on page 11. I This report will include a numbered (1-34) tree inventory of 361 existing trees six inches or greater diameter at four (4) feet above surrounding grade on the site at the time of inspection. The inventory will include the following information: Ia. Number of tree corresponding to number on Site Sketch. ' b. Species c. Diameter at four feet above existing grade Id. Condition Ie. Narrative comments. I f IBACKGROUND This Tree Plan is based on property lines represented on drawings provided to the arborist. I No other information was provided. The field work was by David R. Cory, ISA Certified Arborist WC-1403.The site work was performed April 21, 2001. I I A dump of one-seed hawthorn sterns,thought to represent 3 trees,are numbered as 011A,011B,and 011C. I ._I ' TREE PLAN FOR MICHAEL FLESKES Page 2 12920 SW Walnut Street,Tigard,OR 97223 IPruett Tree and Landscape May 5,2001 II i i ISUMMARY The thirty-six (36) trees at this site are two (2) bigleaf maples (Acer macrophyllum), six (6) one- I seed hawthorns (Crataeegus monogyna), one (1) English holly (Ilex aguifolium), two (2) black walnuts (Juglans nigra), one (1) apple (Malus sp.), one (1) Norway spruce (Picea abies), one Colorado spruce (Picea pungens), two cherry plums (Prunus cerasifera), ten (10) bitter cherries I (Prunus emarginata), one (1)Japanese flowering cherry (Prunus semilata), seven (7) Douglas-firs (Pseudotsuga menZiesir), one (1) western red cedar (Thuja plicata), and one (1) western black willow (Sall c lasiandra). Only five (5) of the thirteen (13) species represented are native to Ithis area. There are eleven (11) trees on the site with diameters of twelve (12) inches or more at four I (4) feet above grade. Four (4) of the existing eleven (11) trees of twelve inches or greater, or thirty-six percent (36%), are designated to remain. Extenuating circumstances, however, as explained below, cause inequity if all their diameters are used to calculate mitigation. IDiameter(Retain) Diameter(Remove) Black walnut- 12 25.0 I Colorado spruce - 1 13.5 Western red cedar- 1 40+ (est. equivalent) Norway spruce- 1 18.2 (equivalent) I Bitter cherry- 1 33.3 (equivalent) Douglas-fir- 1 41.8 Douglas-fir- 1 26.5 I Douglas-fir- 1 40.2 Douglas-fir- 1 20.3 Douglas-fir- 1 42.0 IBlack willow- 1 15.8(equivalent) - 11 196.3 IExtenuating Circumstances One of the designated removals is the bitter cherry (Tree 008) which, because of structural I defects, poses an unacceptable risk to the existing house and qualifies as a "hazardous tree" according to Chapter 18.790.020, A., 3. Another designated removal is the black willow (Tree 018), which is not a recommended species for a suburban environment because of its 2 The two(2)black walnuts,according to Chapter 18.790.020,A. "Definitions," 5."Removal"have already been removed,having had 100 percent of their crowns removed in the past.One of them is probably 1 ' salvageable with crown restoration pruning.The other is diseased,has main stem decay,and should be - removed. For the purposes of this report,only one(1) of the black walnuts is included as an"existing tree"in the calculations for mitigation.There are only eleven(11) "existing trees"of 12 inches or greater diameter. i Li TREE PLAN FOR MICHAEL FLESKES Page 3 12920 SW Walnut Street,Tigard,OR 97223 Pruett Tree and Landscape May 5 2001 11 brittle, easily broken wood and its aggressive, invasive roots. The willow and the other (- members of the family, Salicaceae, which also includes poplars and cottonwoods, are notorious offenders when planted near or on improved property. 1 It is noted that the "hazard tree" cherry and the undesirable willow would be removed by a ' responsible property owner, and that there is inequity in charging the penalty of mitigation to a property owner for behaving in a responsible manner. If their combined diameters of I ' 49.1 inches are not included in the calculations for mitigation, the number requiring two- thirds mitigation is 147.2 inches. Two-thirds of 147.2 is 98 inches. . I Douglas-firs five-six feet tall,according to a local nursery,have calipers of 1.5-1.75 inches. It would take 65 1.5, or 56 1.75 caliper trees to total 98 inches, which averages out 61 trees. Quality nursery stock as described above wholesales locally for $40.00 each. Sixty-one trees at wholesale cost$2440. Add thirty percent (30%) handling and transportation and the total is $3172.Add 15.25 hours labor at $45 per hour and the grand total is $3858. DISCUSSION The western red cedar, Tree 005, is a unique specimen to my experience with the species, . i and is undoubtedly the most valuable tree on the property. The overall health3 of the trees existing on this site is "Poor." In the front yard are I senescent ornamental landscape trees. In the side yards are well-spaced larger trees, indigenous and exotic. The southern portion of the back yard, however, is an untended woodlot. Indigenous volunteers, along with exotic specimens, have developed as tall spindly '' specimens because of the unavailability of sunlight due to the competition of too many trees too close together. I A few trees show evidence of pruning events. Most of the evidence of pruning events observed indicate topping, or heading cuts - now against most local ordinances. There are nails and barbed wire embedded in the trees. One tree serves as a lamp-post for outdoor I lighting. Weathered breaks, probably storm-related, have not received care. Unacceptable risks, apparent on casual visual inspection by a qualified arborist, are unresolved. 1 I __ I 3 Health is defined as the ability to resist strain.Health is a dynamic condition that combines the intrinsic genetic program with available conditions.Health is like quality;they both characterize a condition,but the condition must be further described.Health should not be confused with the probability of a tree to fail ^ ' structurally.As an example,a tree's biologic processes can all be operating properly,have high energy reserves,high ability to resist strain and at the same time have a shallow root system that may not hold the tree upright,especially if surrounding trees are removed. .:1 - I ITREE PLAN FOR MICHAEL FLESKES Page 4 12920 SW Walnut Street,Tigard,OR 97223 IPruett Tree and Landscape May 5,2001 I IRECOMMENDATIONS 1 • Make every effort to protect and preserve all existing trees designated to remain. • When trenching is required within the dripline of an existing tree to remain, tunnel I under and around roots by hand digging or by using self-guiding tunneling equipment. Do no cut main lateral roots. Cut smaller roots (less than one inch in diameter) only if they interfere or prohibit the installation of service lines. I • Meet all professional standards for the preservation and protection of existin g trees indicated to remain and all City of Tigard requirements for tree preservation and Iprotection. • Provide tree protection fencing for all existing trees indicated to remain. Erect prior to clearing work and remove only after completion. Fence shall be placed as far away from the trees as possible. I • Protect all trees from stockpiling,material storage,vehicle parking and driving within the dripline. I • Protect the root systems of all trees from: 1. Dumping of construction debris or refuse. 2. Chemically injurious materials and liquids (paints, thinners, cleaning solutions, and all petroleum products). ` I 3. Noxious materials in solution caused by run-off and spillage during mixing and placement of construction materials, and Idrainage from stored materials. 4. Excess concrete and/or concrete clean-up run-off. Excess Idry wall mud and/or dry wall mud dean-up run-off. 5. Continual puddling of water. I • Maintain existing grade within root zone of existing trees indicated to gb'* g remain. L_1 TREE PLAN FOR MICHAEL FLESKES Page 5 12920 SW Walnut Street,Tigard,OR 97223 Pruett Tree and Landscape May 5,2001 1 TREE INVENTORY • Tree number. 001 ISpecies: Prunus cerasifera Diameter at four feet above grade: 3-stemmed. Condition: Very poor. Comment: Tree is in decline. Some main stem decay and significant die-back. IAlthough indicated to remain, this tree is not a good candidate for retention. Tree number: 002 I Species: Prunus cerasifera Diameter at four feet above grade: 4-stemmed. Condition: Fair. Comment: Significant basal sucker growth from graft stock (different colored foliage). Very dense canopy. Appears to have good vitality otherwise.This tree is designated to remain. 1 Tree number. 003 Species: Prunus serrulata Diameter at four feet above grade: 10.0 inches (adjusted for I irregular surface). Condition: Very poor. Comment Tree is dying. Significant main stem decay.Although indicated to remain, this tree is not a good candidate for retention. I Tree number. 004 Species: Malus .p. Diameter at four feet above grade: 11.0 inches. Condition: Fair. Comment: This tree is designated to be retained. ' Tree number. 005 Species: Thuja plicata Diameter at four feet above grade: Many stems. Condition: Fair. I Comment: There are three very large stems attached at the center dose to grade. These three stems are completely surrounded by an apparent grove of smaller trees with basal curving, forming a bowl-shaped space around the central base. These smaller trees, however, most likely are low branches of the larger tree which have become covered over I the years by organic litter. The satellite stems then arc into the overall canopy unifying that which gives the outside perspective of being the canopy of a single-stemmed tree. Evidence of human use was observed within the bow-shaped space, suggesting at least occasional ' unauthorized use of the vacant property, and perhaps the dwelling. This tree is a significant specimen and its preservation should be given priority. Every care should be given to lessen any impact within its root zone. Immediately to the south of this tree is a property line ' hedgerow of Calocedrus decurrens. Tree number. 006 ' Species: Picea pungens Diameter at four feet above grade: 13.5 inches. Condition: Fair. Comment:The condition of this tree is unremarkable, and typical for the species. I 1 II ^I TREE PLAN FOR MICHAEL FLESKES Page 6 12920 SW Walnut Street,Tigard,OR 97223 ' Pruett Tree and Landscape May 5,2001 I I Tree number: 007 Species: Juglans mgra Diameter at four feet above grade: 23.0 inches. Condition: Very Poor. Comment: Tree has been topped at 15 feet, removing an estimated 100 percent of its I crown. Present branching is the result of enlarged epicormic shoots emanating from the sites of the topping, or heading, cuts. Evidence of main stem decay is observed. There are sooty-black sap runs, and an Ilex aquifolium growing from a cavity at 10 feet above grade. '' This tree is designated to remain, but a risk assessment by a qualified arborist should be performed before people inhabit the house which is in target-range of significantly-sized parts of the tree most likely to fail, if initial visual indications bear out on closer examination. In any case, this tree is not a likely candidate for retention. Tree number: 008 I Species: Prunus emarginata Diameter at four feet above grade: 3-stemmed. (16.0, 14.5, and 24.5 inches). Condition: Poor. Comment: Above the four-foot measurement, two codominant stems in the 16-inch-diameter range manifest included bark and invagination, I both visual indications of unacceptable risk if a target is present. It is my professional opinion that this tree poses an unacceptable risk to the target house. There are wounds to the tree apparently caused by a hatchet, and wounds from other causes including the I attachment of lighting fixtures. No evidence of lightning protection was observed. This tree should be removed immediately. I Tree number: 009 Species: Pseudotsuga menriesii Diameter at four feet above grade: 41.8 inches. Condition: Fair. Comment: There is recently disturbed earth within the root zone of this tree. There are I indications that its root zone has been heavily used in the past, e.g., clothes line poles. There are nails observable in its bark. The tree's relatively short height is incompatible with its girth, suggesting it may have been topped at one time.This tree is designated to remain. Tree number: 010 Species: Picea abies Diameter at four feet above grade: 2-stemmed, 11.6 and 14.1 inches. I Condition: Poor. Comment: Tree is suppressed by neighboring large Douglas-fir and crowded by a very large hawthorn clump. This tree is designated to be removed. Note: Using a value of 3.14 for Jr, the trunk area at four feet above grade is equivalent to that of a 18.2-inch diameter tree. Tree number:011A,011B and O11C Species: Crataegus monogyna This is actually three trees, A,B, and C, all multi-stemmed. •', Diameter at four feet above grade: 011A is 4-stemmed (10.0, Adjusted 5.0, 4.0, and 4.0 inches); 011B is 2-stemmed (9.3 and 7.5 inches); and .011C is 2-stemmed (6.0 and 4.0 inches). Condition: Poor. Comment These trees form a large dump of stems very close to Ieach other and positioned at acute angles with relation to each other. One stem, while still attached to tree 01IA has split off and is lying on the ground. If left on the ground it will TREE PLAN FOR MICHAEL FLESKES Page 7 12920 SW Walnut Street,Tigard,OR 97223 Pruett Tree and Landscape May 5,2001 likely root and form many more hawthorn trees standing too close together. (This species I was used for thorny hedgerows until the invention of barbed wire. Many of these hedgerows I yet thrive.) Other stems have failed in the past. The joint canopy is very dense. These trees are designated to be removed. I Tree number: 012 Species: Juglans mgra Diameter at four feet above grade: 25.0 inches. Condition: Poor. Comment: Tree has been topped at 20 feet, removing an estimated 100 percent of its I crown. Present branching is the result of enlarged epicormic shoots emanating from the sites of the topping, or heading, cuts. Evidence of decay was not visible from the ground. This tree, if it is to be retained, should receive an inspection aloft by a qualified, ISA- certified arborist. Further, if it is to be retained, it should receive crown restoration pruning during dormancy in at least two phases,3-5 years apart. ITree number: 013 Species: Pseudotsuga menjiesii Diameter at four feet above grade: 26.5 inches. Condition: Fair. Comment: Tree is located a few feet from a gravel driveway, and is on or near the property Iline. The soil of the driveway bed is compacted. The tree is designated to be removed. Tree number: 014 Species: Prunus emarginata Diameter at four feet above grade: 9.6 inches. Condition: Poor. IComment:This tree is partially uprooted and, while designated to be retained, neither it nor its immediate neighbor(Tree 015) are good candidates. ITree number: 015 Species: Prunus emarginata Diameter at four feet above grade: 7.8 inches. Condition: Poor. ' Comment: Partially uprooted Designated to be retained. See Comment for Tree 014. Tree number: 016 Species: Crataegus monogyna Diameter at four feet above grade: 3-stemmed(Estimated 4,5, Iand 8 inches). Condition: Poor. Comment: This tree is partially uprooted Designated to be removed ITree number: 017 Species: Pseudotsuga mentiesii Diameter at four feet above grade: 40.2 inches. Condition: Fair. Comment:This tree is designated to be removed. I Tree number: 018 Species: Salix lasiandra Diameter at four feet above grade: 2-stemmed, 9.3 and 12.9 inches. I Condition: Fair. Comment: Tree is designated to remain. The species is generally short- lived, has brittle wood subject to breakage, and its family, Salicaceae,which includes willows, poplars and cottonwoods, is not recommended in urban or suburban environments. Note: I Using a value of 3.14 for; the trunk area at four feet above grade is equivalent to that of a 15.8-inch diameter tree. 1 I! I TREE PLAN FOR MICHAEL FLESKES Page 8 12920 SW Walnut Street,Tigard,OR 97223 Pruett Tree and Landscape May 5,2001 ri Tree number: 019 Species: Acer macrophyllum Diameter at four feet above grade: 3-stemmed, 10.3, 10.6, and 1 10.9 inches. Condition: Very poor. Comment: Longitudinal cankers suggestive of verticillium wilt, a soil-borne fungal pathogen. One stem is dead. Tree is very unlikely to I thrive and will become even more unsightly as more cankers develop. It is not a good candidate for retention. Replacement trees should not be planted unless they are resistant to verticillium, or unless soil testing rules it out. Designated to be removed. ITree number. 020 Species: Pseudotsuga menziesii Diameter at four feet above grade: 20.3 inches. Condition: Fair. IComment This tree is designated to be removed Tree number: 021 I Species: Pseudotsuga menziesii Diameter at four feet above grade: 42.0 inches. Condition: Fair. Comment: Tree is located a few feet from a gravel driveway, and is on or near the property line.The soil of the driveway bed is compacted.The tree is designated to be removed. ITree number. 022 Species: Crataegus monogyna Diameter at four feet above grade: 6.3 inches. Condition: Poor. I Comment: This tree has an approximate 50-degree lean, probably from seeking light rather than from partial uprooting. This tough species can endure a state of poor condition for a very long time. But it is not attractive,and is not a likely candidate for preservation. ITree number: 023 Species: Prunus emarginata Diameter at four feet above grade: Multi-stemmed clump. Condition:'Fair. Comment: This "clumping" of volunteer, native cherries is typical at the Iedges of clearings and in first growth areas where the red alder is slower for some reason or other. Selection of the best volunteers and removal of the others can provide growth space for those kept and they can be developed into significant landscape additions.Tree 008 is an Iunfortunate example of choosing the wrong one to keep. Tree number: 024 . I Species: Prunus emarginata Diameter at four feet above grade: Multi-stemmed clump. Condition: Fair. Comment: See comments for Tree 023. Tree number: 025 Species: hex aquifolium Diameter at four feet above grade: 7.7 inches. Condition: Fair Comment: This tree has competed with the black willow for growth space, but with the I removal of the willow it should fill out. It has the potential to become an aesthetic attraction for the property. It is a likely candidate for retention. ■ l_' 1 .' ITREE PLAN FOR MICHAEL FLESKES Page 9 12920 SW Walnut Street,Tigard,OR 97223 Pruett Tree and Landscape May 5,2001 I Tree number: 026 Species: Prunus emarginata Diameter at four feet above grade: 2-stemmed, 7.5 and 2.6 inches. Condition: Poor. Comment: This tree is structurally asymmetrical with a tortuous larger - main main stem in the lower reaches, before it straightens out and competes for sunlight. It was probably injured years ago. It is not a likely candidate for preservation. I Tree number: 027 Species: Prunus emarginata Diameter at four feet above grade: 7.6 inches. Condition: Poor. Comment: This tree is a spar. It devoted most of its energy to vertical growth in an effort to I reach sufficient sunlight, competing with its neighbors. It is a spindly specimen. It should not be retained as a "stand alone," having developed depending on neighboring trees for wind buffering. If retained as an internal part of a grove, it is an acceptable candidate for Iretention. Tree number: 028 I Species: Pseudotsuga rnen7;esi Diameter at four feet above grade: 7.9 inches. Condition: Poor. This tree also is a spindly spar. Comment: Not a good candidate for retention if many of its neighbors are removed, exposing it to winds. ITree number: 029 Species:Acermacrophyllum Diameter at four feet above grade: 2-stemmed, 7.1 and 9.9 inches. I Condition: Very poor. Longitudinal main stem cankers suggestive of verticillium wilt, a soil- borne fungal pathogen. Comment Tree is very unlikely to thrive and will become even more unsightly as more cankers develop. It is not a good candidate for retention. I Replacement trees should not be planted unless they are resistant to verticillium, or unless soil testing rules it out. I Tree number: 030 Species: Prunus emarginata Diameter at four feet above grade: 6.7 inches. Condition: Poor. Comment Partially uprooted, leans >45 degrees. This tree is not a good candidate for Iretention. Tree number: 031 I Species: Crataegus monogyna Diameter at four feet above grade: 3-stemmed (Estimated 4,5, and 8 inches). Leaning main stems with many vertical adventitious shoots. Condition: Poor Comment:Partially uprooted. This tree is not a good candidate for retention. ITree number: 032 Species: Prunus emarginata Diameter at four feet above grade: 6.3 inches. Condition: Fair I Comment The location near the south property line of proposed "Parcel 3" makes this tree a candidate for retention if too many of its neighboring trees to the west are not removed,exposing it to the full force of winds. A .. 1 _ ' ' TREE PLAN FOR MICHAEL FLESKES Page 10 12920 SW Walnut Street,Tigard,OR 97223 IPruett Tree and Landscape May 5,2001 I Tree number. 033 Species: Prunus emarginata Diameter at four feet above grade: 7.3 inches. Condition: Fair Comment This tree is located near the southeast corner of the proposed"Parcel 3" and is a Icandidate for retention. Tree number 034 I Species: Pseudotsuga menZiesi Diameter at four feet above grade: 11.9 inches. Condition: Fair. Comment There is embedded barbed wire just above the buttress of this tree. The tree is located a few feet from a gravel driveway, and is on or near the property line. The soil of the driveway bed is compacted.The tree is designated to be removed. I I I I I I . I 1 I • -- ITREE PLAN FOR MICHAEL FLESKES Page 11 12920 SW Walnut Street,Tigard,OR 97223 Pruett Tree and Landscape May 5,2001 I' SITE SKETCH 1 I Not to Scale N 12920 SW Walnut Street H I th, ' House . 1 • 8 9 io 41* tAvt 24 22 34; 0 30 1 20 1 2 � L-1 _I i I . PLAN FOR MICHAEL FLESKES Page 12 12920 SW Walnut Street,Tigard,OR 97223 IPruett Tree and Landscape May 5,2001 ASSUMPTIONS AND LIMITING CONDITIONS ' 1. Any legal description provided to the Pruett,Inc.,Arborist is warranted to be correct.Any titles and ownership information as to any property also is warranted to .. be accurate.No responsibility is assumed for matters legal in character.The client I further warrants that the property/project is not in violation of any applicable codes, ordinances,statutes,or other government regulations.The Pruett,Inc.,Arborist assumes no responsibility as to any information involving legal information or as to I opinions based on incorrect information. 2. The Arborist cannot independently,personally verify all information necessary to provide this report.The Arborist will reasonably attempt to obtain information from I reliable sources.All data have been verified insofar as reasonably possible,however, the Arborist can neither guarantee nor be responsible for the accuracy of information provided by others. I 3. The Arborist will give testimony related to this report only if separate contractual arrangements are made,including payment of an additional fee for such services. • I 4. Loss or alteration of any part of this report invalidates the entire report. 5. Possession of this report or a copy thereof does not imply a right of publication or use for any purpose by any other than the person to whom it is addressed,without I the prior written consent of the Arborist Neither all nor any part of the contents of this report,nor copy thereof,shall be used for any purpose by anyone but the person to whom it is addressed,without the written consent of the Arborist,nor shall it be I conveyed by anyone,including the client,to the public through advertising,public relations,news,sales or other media,without the written consent of the Arborist 6. This report and any values expressed herein represent the opinion of the Arborist and I the Arborist's fee is in no way contingent upon the reporting of a specified value,a stipulated result,the occurrence of a subsequent event,nor upon any finding to be reported. I 7. Sketches,diagrams,graphs,and photographs in this report,are for explanatory purposes,are not necessarily to scale and should not be construed as engineering or architectural reports or surveys,and should not be relied upon except as an aid to Iunderstanding this report. 8. Unless expressed otherwise:(a)information contained in this report covers only those items requested to be observed and reflect the condition of those items at the I time of observation;and(b)the Arborist's observations are limited to visual examination of accessible components without dissection,excavation,or probing. There is no warranty or guarantee,expressed or implied,that problems or deficiencies involving the plants or property in question may not arise in the future. 9. Client hereby waives and releases Arborist and Pruett Incorporated,its agents, directors,officers,employees,representatives,successors and assigns and insurers of and from all damages,claims,actions,suits and liability of any nature whatsoever, ' known and unknown,now existing or arising after the date of this report and related or pertaining to(I)the information in this report,(II)information not contained in this report,and/or(111) any other act or omissions of Arborist with respect to the i , subject matter of this report. LI I