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MLP2001-00011 / 1LP2OO ! - 000 II • Anc CITY OF TIGARD Community(Development Shaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 1/10/2002 FILE NO.: MINOR LAND PARTITION (MLP) 2001-00011 FILE TITLE: LEITCH PARTITION APPLICANT: Pamela and Joseph Leitch OWNER: Same 6326 SW Alfred Street Portland, OR 97219 REQUEST: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 7000 SW Oak Street; WCTM 1 S136AD, Tax Lot 2000. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: SEPTEMBER 14, 2001 DATE COMMENTS ARE DUE: SEPTEMBER 28, 2001 ['HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:00 PM ['PLANNING COMMISSION (MONJ DATE OF HEARING: TIME: 7:30 PM CI CITY COUNCIL ITUESJ DATE OF HEARING: TIME: 7:30 PM ®STAFF DECISION (TENTATIVE) DATE OF DECISION: OCTOBER 18, 2001 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ❑ LANDSCAPING PLAN ® ARBORIST REPORT ® SITE PLAN ® UTILITY PLAN ❑ TRAFFIC IMPACT STUDY ® NARRATIVE ❑ GRADING PLANS ® OTHER: STAFF CONTACT: Mathew Scheidegger. Assistant Planner (503) 639-4171. Ext. 317 OCT-09 01 20:06 FROM:I4ASHCO LAND DEV SERV 503-846-2908 TO:5036847297 PAGE:01'01 • • A% WASHINGTON COUNTY, OREGON Department of Land Use and Transportation,Land Development Services liiiiiiF 155 North First Avenue,Suite 350-13.Hillsboro,Oregon 97124 (503)846-8761 •FAX:(503)846-2908 October 9, 2001 Mathew Scheidegger, Assistant Planner City of Tigard Community Development • 13125 SW Hall Boulevard • Tigard, OR 97223 FAX: 503-694-7297 # of Pages: 1 RE: Leitch Partition City File Number: MLP 2001-00011 Location: 7000 SW Oak Street Tax Map and Lot Number: 15136AD02000 - i1 1 1/a rill Eel - '-L- � Uo: n= _ L iman. a '.'7 I III” zoo - t 14* Ifaa�, , _ ur pit 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. Although Oak Street is under County maintenance between Hall Boulevard and 72nd Avenue, the section of Oak Street along the frontage of the subject property is not under County maintenance. Further, the subject proposal is not part of a phased development for which previously required County conditions remain unsatisfied. Thank you for the opportunity to comment. If you have any questions, please contact me 4:0:846,31.nne LaMoun in Associate Planner FASharea LDS\WPSMARE\TRANSP\TI G\LeItc hNOCOMM.doc • NOTICE.OF_,TYPE-II:DECISION :MINOR:LAND PARTITION (MLP)2001.400011 • ::CITY OF TIGARD LEITCH PARTITION community�Developmer:t : . Shaping✓?BetterCoinmumty 120 DAYS =1/10/2002 • SECTION I. APPLICATION SUMMARY FILE NAME: LEITCH PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00011 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 23,765 square foot lot into two (2) parcels for detached single-family residences. An existing single-family dwelling exists on the subject parcel and is proposed to remain on Parcel #1 in compliance with all setback requirements. The existing storage shed and greenhouse will be removed in order to comply with the requirements of the zone. APPLICANT: Pamela and Joseph Leitch 6326 SW Alfred Street Portland, OR 97219 OWNER: Same. ZONING DESIGNATION: R-4.5; 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: 7000 SW Oak Street; WCTM IS136AD, Tax Lot 2000. PROPOSED PARCEL 1: 7,500 Square Feet. PROPOSED PARCEL 2: 14,555 Square Feet. FLAG LOT ACCESS AREA: 1,710 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice::is .-hereby: given',-that the.'::City;:of "Tigard Community'-.Development',:Director's::.designee-.--has: APPROVED the above request subject to certain conditions The;findings and conclusions on which the, decision is based are noted in Section V:..< =< NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 1 OF 17 • • CONDITIONS OF APPROVAL THE FOLLOWING-.CONDITIONS„.`SHALL='_BE.SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: : Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 1. A Street Opening Permit will be required for this project to cover the sanitary sewer tap, the new driveway approach for Parcel 2, and any other work in the public right-of-way. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. 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). • 2. 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. 3. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $30.00. (STAFF CONTACT: Kit Church, Engineering). 4. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Oak Street adjacent to the subject property, when any of the following events occur: A. When the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. When the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. When the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. When construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 5. The applicant shall either place the existing overhead utility lines along SW Oak Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $2,613.00 and it shall be paid prior to approval of the final plat. 6. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground • measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: . GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 2 OF 17 • • • • 7. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED` �`N u _ ::; .•T.f ;:, 1 ` :.f.,✓ '+i.-.. PRIOR,TO�:ISSUANCE'OFBUILDING PERMITS:',: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 8. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 9. Prior to issuance of building permits for Parcel #2, the applicant shall complete the public improvements associated with this partition and obtain approval from the Engineering Department. 10. Prior to issuance of the building permit for Parcel #2, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by CWS). Submit the following to the Planning Division (Morgan Tracy 639-4171, x407) for review and approval: 11. Prior to issuance of building permits for Parcel #2, the applicant/owner shall provide a site plan that shows the access drive to drive less than 150 feet in length, or alternatively design the drive so that it conforms to the turn-around and turnout requirements of TDC Section 18.705(4). 12. The applicant/owner shall obtain a demolition permit to demolish the shed/greenhouse structure. Alternatively, the applicant/owner may obtain a moving permit to move the structure to a location in a manner that complies with all applicable zoning and building codes. The shed/greenhouse structure shall be demolished or removed prior to final plat approval. 13. The applicant shall provide a street tree plan for the frontage along SW Oak, as well as, the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C. 14. The applicant/owner shall submit a landscape plan prior to issuance of building permits for Parcel #2 which complies with one of the three options for screening as prescribed in TDC Section 18.745.050 (5). Installation of said screen shall occur prior to final building permit approval for structures on Parcel #2. 15. The applicant/owner shall submit a protection plan prepared by a certified arborist for the three deciduous trees on the east-west property line between the two parcels, as well as, for the two trees along the access drive as shown on the site plan. 16. No building permits for proposed Parcel #2 will be issued until the City Arborist (Staff Contact: Matt Stine) can verify that protection measures have been installed according to the required tree protection plan. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 3 OF 17 • • 17. The applicant/owner shall note that the height limits and setback requirements for the flag lot vary from the underlying zoning standards, per TDC Sections 18.730.020(C) and 18.420.050(4)(e). 18. The applicant shall install a fire hydrant in a location that complies with TVF&R requirements prior to issuance of a building permit. 19. Final building inspection shall not occur until the screening and street trees have been installed as required by Conditions 13 and 14 above. THIS'APPROVALISVALID.;IF EXERCISED"WITHIN EIGHTEEN118)�`�:.,,.,.`.,:..?.,..:; MONTHS OF�THE EFFECTIVE°DATE OF THIS DECISION.NOTED UNDER THE.PROCESS AND APpEAL.,sEcTioN or THIS DECISION. SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the City of Tigard. The property is designated Low Density Residential on the Tigard Comprehensive Plan Map. A record search indicates no other land use approvals were found to be on file. Site Information and Proposal Descriptions The subject property is approximately 16,265.square feet and is predominantly flat. The site has approximately 95 feet of frontage on SW Oak Street. The owner is proposing a 2-parcel partition as indicated on the proposed partition plat. Parcel #1 (7,500 square feet) and Parcel #2 which is a flag lot comprised of a 14,555 square foot lot with a 1,710 square foot access strip. There are two existing structures on the subject property. A single family detached dwelling is present on Parcel #1, which will remain, and a shed/greenhouse accessory structure is on Parcel #2, but will be required to be removed in order to comply with setbacks, access, and use limitations. The adjacent properties and surrounding area are characterized by single family homes. 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 comments were received. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of development approval. All necessary conditions must be satisfied as part of the development and building process. 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 NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 4 OF 17 • • 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 ensure that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-4.5 zoning district is 50 feet for single family detached units, and 90 feet for duplex lots. Parcel #1 is 77 feet in width, and is presently occupied by an existing single family detached dwelling. Parcel #2 is a flag lot, approximately 95 feet wide in the building envelope area. Parcel #2 may qualify for either single family or duplex units. Therefore, this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single family units and 10,000 square feet for duplex units. The proposed partition creates two (2) lots that are 7,500 and 14,555 square feet respectively. The remaining 1,710 square feet is utilized for the flag lot accessway. Parcel 1 is ineligible for duplex development, however Parcel 2 may be developed as either a single family unit or a duplex (subject to conditional use approval). As both parcels exceed the minimum area requirements, this criterion has been satisfied. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. The proposed partition plat illustrates Parcel #1 as having 77.6 feet of frontage on SW Oak Street (a public right of way), and the accessway for Parcel #2 has 17.5 feet of frontage on SW Oak as well. This criterion is met. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; and rear, 15 feet. The existing house on Parcel #1 is proposed to remain. This structure is situated 30 feet from the front property line, 35 feet to the proposed rear property line, 11 feet from the east side property line, and 7 feet from the proposed west side property line. As such the existing dwelling may remain as part of this partition application, however, a shed/greenhouse is present on proposed Parcel #2. This structure will not comply with the required front yard setback to the proposed lot line. In addition, the structure is presently non-conforming with respect to the side yard setback. FINDING: The shed/greenhouse structure on proposed Parcel #2 will not meet required setbacks for structures in the R-4.5 zone. CONDITION: The applicant/owner shall obtain a demolition permit to demolish the shed/greenhouse structure. Alternatively, the applicant/owner may obtain a moving permit to move the structure to a location in a manner that complies with all applicable zoning and building codes. The shed/greenhouse structure shall be demolished or removed pnor to final plat approval. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Proposed Parcel #2 is a flag lot. There is ample opportunity on this oversized lot to provide suitable separation from other nearby existing structures. However, at this time no home construction is proposed. Therefore, conformance with this standard will be ensured through the building permit review process. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 5 OF 17 • • 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. While there is an existing area of shrubbery along the west property line, It is not sufficiently opaque to satisfy the screening standard, and does not contain sufficient numbers of buffer trees. The flag pole is 17.5 feet wide, and the driveway pavement need only be 10 feet wide, leaving sufficient area to establish screening. FINDING: The application fails to propose adequate screening for the area along the flag lot accessway to satisfy this requirement. CONDITION: The applicant/owner shall submit a landscape plan prior to issuance of building permits for Parcel #2 which complies with one of the three options for screening as prescribed in TDC Section 18.745.050 (5). Installation of said screen shall occur prior to final building permit approval for structures on Parcel #2. 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. The fire district (TVFR) has reviewed the proposal and finds that a fire hydrant will be required. Refer to the "Agency Comments" section on page 17. FINDING: The length of the proposed accessway and distance to the future dwelling from the street will have a detrimental effect on fire fighting capabilities. CONDITION: Prior to issuance of a building permit, the applicant shall install a fire hydrant in a location that complies with TVFR requirements. 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. This proposed partition does not propose a common drive. Instead, Parcel #1 will maintain its current access with the present driveway. Parcel #2 will be accessed via a dedicated accessway. As no common driveway is proposed or required, this criterion is satisfied. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under 18.705 (Access, Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The partitioned lots are not within nor 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. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 6 OF 17 • • Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 -(Cont'd.) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES .Pro "osed:Paicel;1>- ;.Pco iosed Parcel 2== Minimum Lot Size -Detached unit 7,500 sq.ft. 7,500 sq.ft. 14,555 sq.ft. -Duplexes 10,000 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. 77.6 ft. 95.1 ft. -Duplex lots 90 ft. Maximum Lot Coverage — Minimum Setbacks -Front yard 20 ft. 35 ft. Can be met -Side facing street on corner&through lots 15 ft. N/A N/A -Side yard 5 ft. 7 ft./12 ft. N/A -Rear yard 15 ft. 35 ft. Can be met -Side or rear yard abutting more restrictive zoning district — N/A N/A -Distance between property line and front of garage 20 ft. 35 ft. Can be met -Side Yard Setbacks for Flag Lots[TDC 18.420.050(A)(4)(e)]* 10 ft. N/A Can be met Maximum Height 30 ft.** 14 ft. Can be met Minimum Landscape Requirement — N/A N/A *Not a part of this table,but has been Included for reference **The maximum height on a Flag Lot is 1%stories or 25 feet,whichever is less,or as otherwise provided for in TDC 18.730.020(C)(2). A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes of 7,500, and 14,555 square feet meet this standard. Parcel #1 contains a single-family dwelling. This structure is situated 30 feet from the front property line, 35 feet to the proposed rear property line, 11 feet from the east side property line, and 7 feet from the proposed west side property line, and is, therefore, in compliance with the required R-4.5 setbacks. Parcel #2 is occupied by a shed/greenhouse that is presently about 3 feet from the side property line. Since the proposed partition will result in Parcel #2 being a flag lot, the side yard setbacks become 10 feet. This partition action would increase the degree of non conformity for the shed structure from a 2-foot encroachment to a 7-foot encroachment into the side yard. Also, as this accessory,structure cannot be left to remain as the primary structure on the lot, its removal will be made a requirement of this decision. Once removed, Parcel #2 will be vacant, and future development will be reviewed through the building permit process to ensure compliance with the R-4.5 development standards. Setback standards, required by 18.510.2 will apply to all future development of the proposed lots. It should be noted that the setbacks and height limits for the flag lot are different than the underlying zone, as required by Sections18.730.020(C) and 18.420.050(4)(e). FINDING: Based on the analysis above, the Residential Zoning District Standards for Parcel #1 have been met. The existing accessory structure on Parcel #2 will be made more non- conforming as a result of the proposed partition request and will not meet the Residential Zoning District Standards. CONDITION: The applicant/owner shall obtain a demolition permit to demolish the shed/greenhouse structure. Alternatively, the applicant/owner may obtain a moving permit to move the structure to a location in a manner that complies with all applicable zoning and building codes. The shed/greenhouse structure shall be demolished or removed pnor to final plat approval. The applicant/owner shall note that the height limits and setback requirements for the flag lot vary from the underlying zoning standards, per TDC Sections 18.730.020(C) and 18.420.050(4)(e). NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 7 OF 17 • • Access. Egress and Circulation (18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. There are no reciprocal access agreements necessary for adequate access to either of the proposed parcels. Owners of each parcel will be under the obligation to provide and maintain access to their own property. This provision has been met. 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. The applicant has provided a site plan showing a 17.5-foot-wide accessway for access, egress and circulation for Parcel #2. The existing driveway serving Parcel#1 is also shown. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use• and copies of the deeds, easements, leases or contracts are placed on permanent file with the City . No joint access is proposed, therefore, this provision is not 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. Both proposed parcels will have access to SW Oak Street, a public street. The 17.5-foot-wide accessway satisfies the 15-foot access width with a minimum'of 10 feet of pavement required for up to 2 dwelling units per the dimensional standards in TDC Table 18.705.1. It should be noted that Parcel#2 is sufficiently sized to accommodate a duplex unit. The 17.5-foot-wide accessway is able to serve up to 2 units. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be addressed under the "Agency Comments" section on page 17 of this decision. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead- configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. The site plan shows that the accessway is approximately 97 feet in length. An additional 20 feet will be required to traverse the front yard setback area, for a total minimum length of 117 feet. However, as there is no construction proposed for this lot at this time, the actual length of the driveway is not known. The finding below simply acknowledges that a driveway less than 150 feet could be constructed to reach the building envelope. The applicant/owner will be required to submit building plans that show the access drive to be less than 150 feet in length, or else construct a turn around to the aforementioned standards. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have not been met. Demonstration of compliance will be assured through the building permit review. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 8 OF 17 • • CONDITION: Prior to issuance of building permits for Parcel #2, the applicant/owner shall provide a site plan that shows the access drive to be less than 150 feet in length, or alternatively design the drive so that it conforms to the turn-around and turnout requirements of TDC Section 18.705(4). 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 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The standards for Density computation address the intensity of residential land uses, typically expressed as the number of housing units per acre. The total square footage of the subject property is 23,765 square feet. There are no sensitive land areas, public dedications, or private streets within the subject proposal. However, to determine the net developable area, the square footage of Parcel #1 (7,500 square feet) is subtracted from the calculation because it has a pre-existing single-family dwelling. Additionally, the area of the accessway (1,710 square feet) is subtracted as it is excluded from the lot area per TDC Section 18.120.089(g). This results in a net developable area of 14,555 square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet (10,000 square feet for duplexes), the maximum number of additional residential units (single family or, duplex) is one. The proposed partition creates 2 separate lots in conformance with the density requirements. FINDING: Based on the analysis above, the Density Computation Standards have been met. Landscaping and Screening (18.745): Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. This proposed project has frontage on SW Oak. The access drive serving the proposed lot will be approximately 117 feet in length. Therefore, street trees are required along the access drive and shall be planted in accordance with the standards for size and spacing in this title, under Section 18.745.040.C. The remaining landscape standards are deferred until the time of development, except for screening of the private drive which is addressed in this decision under Section 18.420.050. FINDING: The requirement for planting street trees along the access drive is not met. In order to meet this requirement the applicant shall satisfy the following condition: CONDITION: The applicant shall provide a street tree plan for the frontage along SW Oak, as well as, the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 9 OF 17 • • Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot,, parcel or combination of lots or parcels for which a development application for a subdivision, partition site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that no trees will be removed as a result of this partition. However, the applicant has also submitted a Tree Assessment prepared by David Halstead, an International Society of Arboriculture (ISA) certified arborist. This assessment examines the three trees in closest proximity to future construction activity. The report concludes that the two,.14-inch diameter spruce trees (indicated as a 10-inch and 15-inch fir on the site plan), should be removed due to the potential construction trauma. If these trees were to be removed as part of this development proposal, 7 trees greater than 12- inch diameter would remain, thus more than 75% of the trees would be retained on the subject site. Since the applicant has not proposed removal of the two trees,and they do not pose a direct conflict with development of Parcel #2, these trees should be retained and protected until a post construction assessment can be made. If their viability or safety has been compromised, the applicant/owner can seek to have the trees removed at that time. There are three large deciduous trees on Parcel #2 that serve as a good screen from Parcel #1. Therefore, the applicant will be required to submit a protection plan developed by a certified arborist for the three trees on the east-west property line between the two parcels, as well as, for the two spruce trees along the access drive. In addition, no building permits for the proposed Parcel #2 will be issued until the City Arborist can verify that protection measures have been installed according to the required tree protection plan. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order to meet the standard the applicant shall satisfy the following conditions: CONDITIONS: • The applicant/owner shall submit a protection plan prepared by a certified arborist for the three deciduous trees on the east-west property line between the two parcels, as well as, for the two trees along the access drive as shown on the site plan. • No building permits for proposed Parcel #2 will be issued until the City Arborist (Staff Contact: Matt Stine) can verify that protection measures have been installed according to the required tree protection plan. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property intersecting to ntersecting right-of-ways or the intersection of a public street and a pnvate driveway. A clear vision area shall contain no vehicle hedges 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 sliall be visually clear between three `3 and ei ht (8) feet in height. Trees may Trees 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 from t e corner, 30-feet along the right of way and along the driveway and connecting these two points with a straight line. The site plan does not show any obstructions within the visual clearance triangle for the access drive. A visit to the site confirmed that there were no unusual visual clearance issues. 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. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 10 OF 17 • • In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant did not submit an impact study. However, Section 18.810 in this decision addresses the transportation related impacts of the development. Noise impacts are abated through the imposition of buffering requirements. Other impacts to public facilities are offset by the collection of Systems Development Charges (SDC's) collected at the time of building permit issuance. Therefore, this standard can be satisfied through meeting the conditions of approval in this decision. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately$2,260 per new dwelling unit. 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 $7,062 ($2,260 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $4,803. There are no required dedications of real property required; therefore no proportionality assessment is required. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street with less than 1500 Average Daily Trips (ADT) to have a 50 foot right-of-way width and a 34-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 Oak Street, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. No additional dedications are required. SW Oak Street is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However,.18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 11 OF 17 • • street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code-provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior approval of the final plat. The applicant's plan indicates that Parcel 2 will be served from a new driveway approach to SW Oak Street near the western property line. This is acceptable. 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. Thip proposed development lies within a small block formed by SW Oak, SW 69th, SW Pine, and SW 71'. Many of the lots within this block have already been flagged. There is no particular need for an internal street system due to the small size of the block, and limited future land divisions. The private accessway will not function as a stub street. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plan does not include a proposed cul de sac, therefore this standard is not applicable. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no existing public streets that stub into this site. The private accessway will not be able to be extended to serve other lots, although the adjacent parcel if partitioned, may be able to jointly share the accessway. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 12 OF 17 • • • • • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable krmeet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposed development is neither abutting nor traversed by existing or proposed arterial or collector streets. Therefore, this standard is not applicable. 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. No private streets are proposed with this development. Therefore this standard is not applicable. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing evelopment or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed parcels are located along an existing local street, which is in conformance with the block design standards. Regardless, this proposal is not creating any additional streets and therefore this standard is not applicable. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. The existing development pattern precludes the practical application of this standard, as there is no logical connection to make via a pedestrian connection. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot depth of Proposed Parcel #1 is 1.25 times the width, Parcel #2 is 1.6 times the width. As neither proposed parcels have a lot depth greater than 2.5 times the average lot width, this standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15 foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Each of the proposed lots meets the 15-foot minimum frontage requirement onto SW Oak Street. Therefore, this standard is met. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 13 OF 17 • " • • Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By executing a street improvement agreement to cover future improvements to SW Oak Street, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services.in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line located in SW Oak Street that has sufficient depth and capacity to serve the proposed parcel. Prior to review and approval of the final plat, the applicant shall obtain a Street Opening Permit from the City to tap the main sewer line for a new service lateral. FINDING: Proposed Parcel#2 does not have a connection to the sewer system. CONDITION: Prior to review and approval of the final plat, the applicant/owner shall apply for and obtain a Street Opening Permit that would allow the sewer lateral to be extended. Actual construction need not be completed in order to record the plat. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream flows that affect the subject site. 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). The applicant indicates they will route the drainage from the new parcel to the existing roadside ditch in SW Oak Street. Onsite detention is not required, as the creation of one parcel does not result in a significant increase in runoff. 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. The City's pedestrian/bikeway plan does not identify any necessary improvements for this segment of SW Oak Street. Therefore this standard is met. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 14 OF 17 • • . Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Not applicable. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operaing at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along SW Oak Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95 lineal feet; therefore the fee would be $2,613.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing main line located in SW Oak Street. The applicant must coordinate with TVWD for a new water service when the home is constructed on Parcel 2. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 15 OF 17 • Smaller projects, such as residential land partitions, are permitted to pay the fee in-lieu of water quality. Staff recommends the applicant pay the fee in-lieu of a water quality facility, as the creation of a treatment facility would be impractical. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National.Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is not over five acres, the developer will not be required to obtain an NPDES permit from the City prior to construction. The site plan for the subsequent home will need to include a grading and erosion control plan that will be reviewed and approved by the Building.Division. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30.00. Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positionin system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. This will be required as a condition of approval. SECTION VI. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and requested that the address for the rear parcel (#2) be posted at the front of the driveway near the street in order to speed delivery of emergency life/safety services. City of Tigard Building Division has reviewed the proposal and offered the following comments: 1. Provide a fire hydrant within 500 feet of all portions of proposed construction for Parcel#2. 2. The shed and the greenhouse are in violation of the one and two family dwelling code. City of Tigard Operations Department has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Clean Water Services comments have been discussed above under Public Facility Concerns. Tualatin Valley Water District has reviewed the proposal and has no objections to it. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 16 OF 17 • • Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1. Prior to construction of a home on the newly created lot, a minimum of 1 fire hydrant shall be provided and shall be installed so that no part of the structure is more than 500 feet from the fire hydrant. (UFC 903.4) 2. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 18, 2001 AND BECOMES EFFECTIVE ON NOVEMBER 2, 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 Half Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal 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 NOVEMBER 1, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. • October 18, 2001 P'` PARED : : Morgan Tracy DATE Associate Planner i:\curpin\morgan\workspace\mip\mIp2001-00011 (leitch)\mIp2001-00011.dec.doc NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 17 OF 17 ANNIV- �...-- CITY of TIGARD 1 • GEOGRAPHIC INFORMATION SYSTEM VENTURA 1 , 1 VENTURA 'e --N....,.............„ VICINITY MAP DR I N, I s.W � ul _ _____—....+ . �IA, a Q - _1 MLP200 I -000 I I � _ ST w u■. 1 I I J == _____L-- MUM PARTITION 7 • . , _ . — `. co MIN SVII all • 1„ _ ^ 1 I J S.W. . , r MHO UI1 ST ■■■■ • ST L _ ■fi W Q aw AwT 0 — I1iIi 3■I��01 - i� +/� , ST ST r All! 1 - ' Cf) . _ • 1 . r•Z w ..." 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'a.ST TRITN-WATER-MAIN,--\:._._ / -_ __ _ . N 89°4256 1 --w_ ' - w_j ___________. :: _et • OVEN MAIN • - / • _:.,../L ----,--. E E "O'. ..... t. E -i,. / / I150 a-77.50 . Z FLOW LINE 331.02" K /EV / • .. OW 111VE 33581. 0 FLOW LINE 336.79' / s‘ ••.. . f , WATER s5C.Y. A,,-4,.■11, 1.6.pap FLOW LINE 335.78' POWER FILE WATER VALVE so TEO MEYER: . . METER co,- 4,.. ,..,. 17.5' \ - 0' viik` . . CO rs'bEcvuovs . . - 15•DECID -11 - IEOU k 'T ELECTRIC - 15'FIR. , - PORCIE,S, V ,METER • :.‘7:■--- " "- 7 14 PLANTER IN■..I A'' . 1;;,,,• 8 . C:1 10'Elk, j Lt C3 F■3 HOUSE w P 7-A‘; LOT (900 CD , G 0, Ex's-0 i‘i CO Z P - v. i LTE / CONCRETE COIICF- pRPC 1. Z WALKWAY Z ' /•- ' . . . iti '7 PARCEL 1 ■ 17.5' ''.---- I 7.500 SOLIARE FEET ■4I r ._--.. .-----.PlIOPOSED PARTITION LINE :.- - _. 8 10.,I 5 89°42'56T 77.60'. 5'FIR 63 OW'1 Jta TAX LOT 2100 '07 FO U) CPI 6 4tj° CI F C 8 vs.' . .-.7 IX 0 . ro , - • ci : tv iltiC 1.0 — . -J-- , Cep 47.. . s • 5 ( - ' CD 4,. , ,,s . 1 ■I IN1 0 tn . 74'MAPLE ! P - CO 0,00 ,.T.LLTPLE UM • 0 PARCEL 2 16,268 SOCARE FEET >I. - TA,. I.f)-:- 3200 • . -..:1 o. LI1 (111) . .• • • • • - . • • . . • . S 09°59'27-6 95.10 • , -. --- . _. _ _ sorac WALL -- - BRICK WALL .. i IQ O.° TAX 101 2600 1710,- 059 P Afti 1992- 1 .."-A,N. i ,.. 3100 • CITY OF TIGARD + N MLP2001-0001 1 LEITCH PARTITION SITE PLAN , (Map is not to scale) • NOTICE OFnTYPE II rDECISION i A R4LAND ,•MIND: PARTITION r M LP)'2001 0001'1. • .'4-'y'��i—' I ,CITY OF TIOARD i,' LEITCH'PARTITION Community�Devfopment Shaping,A Better Community 120 DAYS =111012002 SECTION I. APPLICATION SUMMARY FILE NAME: LEITCH PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00011 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 23,765 square foot lot into two (2) parcels for detached single-family residences. An existing single-family dwelling exists on the subject parcel and is proposed to remain on Parcel #1 in compliance with all setback requirements. The existing storage shed and greenhouse will be removed in order to comply with the requirements of the zone. APPLICANT: Pamela and Joseph Leitch 6326 SW Alfred Street Portland, OR 97219 OWNER: Same. ZONING DESIGNATION: R-4.5; 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: 7000 SW Oak Street; WCTM 1S136AD, Tax Lot 2000. PROPOSED PARCEL 1: 7,500 Square Feet. PROPOSED PARCEL 2: 14,555 Square Feet. FLAG LOT ACCESS AREA: 1,710 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION 1 :.rAF t iv°n'that�the.Cit` of T ard'�Cornrnunit ;Develo me nt Direc or s' ' Nof'ice�'is`he`rely,�,g a y g y p ., i ns on,designee-,has,f�APPROVED the e, tiove°re uest::�:.The'•:fri.dingsand°conclus o �j, v�i Ie:�:at,�C i Hall.; td>irt�thefull:>decision `a a lab ";fir �'which,;the decision��is'based�°are�r%o a ty;.,,• ..;.;_. �NTHS�`:' ;7 'R1��8�M0 �;V�' ''LID-:FO °LL.BE A �L''� BHA :TH15�_AP:PROVA S. t., �� 11.1 '.I .K^�'�.�I, FROMTHE EFFECTIVE DATE'OF.THIS:DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25c ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies • • Final Decision: THIS DECISION IS FINAL ON OCTOBER 18, 2001 AND BECOMES EFFECTIVE ON NOVEMBER 2, 2001 UNLESS AN APPEAL IS FILED. Agauk 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 18.390.040.0.1 may appeal this decision in accordance with Section 18.390.040.0.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON NOVEMBER 1, 2001. I uestions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 11 ` ..1.' ., CII t 111:Aft 11 - 17 1 J) 111-1---- r DR Mb VICINITY MAP 111. 1 l — Dv ..;t: -.i 1—.- — MINIM;1 :�kmm 2! _ MLP200I-0001 I LINA"■ �i�l •��: I������ r �� LEITCH PARTITION maw Imo =mt- M' . ' 1r- f �� == - - :m11 L.I 111 U/ WIN dm-ill weer.my imormli:E =Ills ST S ' //`y' Il - 1 LI X111: ,w _ I I I �./." O / N e MO MO ICE _ St , t «� L u Ttg. NM*on / \ wr«.. 25 PO mow,-w.,w MO MW 0.I I /.c «wpm —_ o Q ELI l—')-- GSGL_1= —w-«_.r==C—g—. 1,.,' `••4n-,� co r 0 t' 7v4 0.'''' 'f. -'A Y 10:1900 C0 E,n ' Z i 75 qp ., l ,.,•. .m ,. 6 ran LO'1100 y 1• �....,"� ' o R re .t ,Ti.` 8 M.mni 1 P LL 0 LII.5ay r '.,I.0:!2M V At 1 'AX LOT 7600 pAaTt yj1 SSA I x !n 7fOc Ne.f I CITY OF TIGARD + MLP200I-00011 SITE PLAN LEITCH N LEITCH PARTITION (Map is not to scale) NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: • THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION Ake,, =:��►�1 MINOR LAND PARTITION CITY OF TIGARD Community Development Shaping A Better Community DATE OF NOTICE: September 14, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-0001 FILE NAME: LEITCH PARTITION PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 7000 SW Oak Street; WCTM 1 S136AD, Tax Lot 2000. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 28, 2001. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR OCTOBER 18, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address a relevant approval criteria with su• fficient 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." 9/I \RA `1 I'- . oil , CITY of Ti .......a.QRD '' VICINITY MAP H I �• 11P�� oR jail"'v g l_y"- �I ■ ° bin — MLP200I-00011 ST — _� == — _ MEM LEITCH PARTITION_____ _,-a I I __ _ ST I. iUL1itWt.:: 1 b- E: I mail 10 1 i II STS .9 1.11 -- //- N T I T mars .p I,YO fx1 B— - 0 I A ,L,..„• City ofTiprd E 2S SW MOM Mn".,n -ru...npra-a 4.QUCST R COMA4&VT5 • • • MEMORANDUM CITY OF TIGARD, OREGON DATE: October 12, 2001 TO: Morgan Tracy, Associate Planner FROM: Brian Rager, Development Review Engineer RE: MLP 2001-00011, Leitch Partition Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within.a development and streets • adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Oak Street, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. No additional dedications are required. SW Oak Street is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 1 • • development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior approval of the final plat. The applicant's plan indicates that Parcel 2 will be served from a new driveway approach to SW Oak Street near the western property line. This is acceptable. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that, the perimeter of blocks. • . formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major: collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 2 • • PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By executing a street improvement agreement to cover future improvements to SW Oak Street, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that-sanitary sewer be installed to serve each new development and to connect developments to° - existing mains in accordance with the. provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive -. plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems- • . : shall include consideration of additional development within the area-as projected by the Comprehensive Plan. There is an existing 8-inch public main line located in SW Oak Street that has sufficient depth and capacity to serve the additional parcel. Prior to review and approval of the final plat, the applicant shall obtain a Street Opening Permit from the City to tap the main sewer line for a new service lateral. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 3 • • 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 the subject site. 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). The applicant indicates they will route the drainage from the new parcel to the existing roadside ditch in SW Oak Street. Onsite detention is not required, as the creation of one parcel does not result in a significant increase in runoff. • Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. • PLANNING Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. PLANNING Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. PLANNING Utilities: ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 4 • • Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit,of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Oak Street. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95 lineal feet; therefore the fee would be $ 2,613.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 5 • • Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing main line located in SW Oak Street. The applicant must coordinate with TVWD for a new water service when the home is constructed on Parcel 2. 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. Staff recommends the applicant pay the fee in-lieu of a water quality facility, as the creation of a treatment facility would be impractical. .Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. The Building Division as a part of the building permit review needed for the new parcel will review any grading. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 6 • • in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30.00. Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO • APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: . A Street Opening Permit will be required for this project to cover the sanitary sewer tap, the new driveway approach for Parcel 2, and any other work in , the public right-of-way. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. NOTE: these plans are in addition to any drawings required by the Building Division and should only include information relevant to the public improvements. 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. ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 7 • • Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$30.00. (STAFF CONTACT: Kit Church, Engineering). The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Oak Street adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. The applicant shall either place the existing overhead utility lines along SW .Oak Street underground as a part of this project,Or they shall pay the fee in- lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel.to the utility lines and will be $ 27.50 per linealfoot. If the fee option is chosen, the amount will be $ 2,613.00 and it shall be paid prior to approval of the final plat. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid_measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. .Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 8 • • C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of building permits, the applicant . shall provide the Engineering Department with a mylar copy of the recorded final plat. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will • be the latest approved by CWS). \\tig333\usr\d opts\eng\brianr\comments\mlp\mlp2001-00011.doc . ENGINEERING COMMENTS MLP 2001-00011 Leitch Partition PAGE 9 :'' . • • A. REQUEST FOR COMMENTS c,o il: Community Deveropment Shaping Better Community DATE: September 14,2001 TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 3111 Phone: (5031639-4111/Fax: (5031684-1291 MINOR LAND PARTITION[MLR 2001-00011 > LEITCH PARTITION < _ REQUEST: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 7000 SW Oak Street; WCTM 1 S136AD, Tax Lot 2000. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 28, 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: -I`k,W 1 1.). Ne(.A,fiA,--Yr w.u' f t-be A- PLEZe b i1izert 1T W L-rtk1 3 -S-2D' 16 P4.4— .b ean 04.X 4 ptto CGS ° rJer',T?21A.c loa) ®rJ 1 Ane.csc�� l S4) ta,lb ('tz .lbk®ut - pre–s_ e.J ULOLt.T1OJ ®P -nice m.Jaz A-N3> 11.O nEca{ A.7lct-1-14 co Ce l • I(4ase provide the fo1Thwing information)Name of Person's]Commenting: 2c.,. Phone Number's): -3`12.— Morgan Tracy- Leitch Partition.doc • !� Page 1 j • TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION September 27,2001 Mathew Scheidegger,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Leitch Partition MLP 2001-00011 Dear Mathew, I have reviewed the submittal for the above named project and have the following comments: 1. Prior to construction of a home on the newly created lot,a minimum of 1 fire hydrant shall be provided and shall be installed so that no part of the structure is more than 500 feet from the fire hydrant. (UFC 903.4) 2. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s)is (are)3,600 square feet or larger,the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III- A,Sec.5) } Please contact me at(503)612-7010 with any additional questions. Sincerely, Eric T. McMullen Eric T. McMullen Deputy Fire Marshal 7401 SW Washo Court,Suite 101•Tualatin,Oregon 8 22•acg.(503)612-7000•Fax(503)612-7003•www.tvfr.com • • MEMORANDUM TO: Matt Scheidegger 'I FROM: Matt Stine, City Forester RE: Leitch Partition DATE: September 21, 2001 As you requested I have provided some comments on the "Leitch Partition" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. TREE PROTECTION DEVICES 18.745.030 E. PROTECTION OF EXISTING VEGETATION. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). 1.1. All tree protection devices shall be located on the Tree Protection Plan. Any tree that will not be removed onsite that is within the limits of disturbance of this project must be protected. Any tree that is located on property adjacent to the construction project that will have more than 20% of its root system disturbed by construction activities shall also be protected. 1.2. Details and specifications are required as to how the trees will be protected on site. The details and specifications are included in this memo. 1.3. Provide a construction sequence including installation and removal of tree protection devices, clearing, grading, or installation of sediment and • • • erosion control measures, and other activities that may be required to implement the tree protection measures. 1.4. Include in the notes on the final set of plans that equipment, vehicles, machinery, dumping or storage, or other construction activities, burial, burning, or other disposal of construction materials must not be located inside of any tree protection device or outside of the limits of disturbance where trees are being protected. No grading, filling or any other construction activity may occur within the tree protection devices at any time or outside of the limits of disturbance where trees are being protected unless approved by the City Forester. 1.5. All tree protection devices shall be: • Visible. • Well-anchored. • Approved in the field prior to clearing, grading, or the beginning of construction. • Remain in place and maintained until all construction is completed and a final inspection is conducted. 1.6. All tree protection devises shall be constructed according to the attached illustrations (Figures D-5 and D-6). 1.7. To determine the size of the tree protection zone follow the guidelines listed below: • For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height (DBH), or 4 '/2 feet above the ground, allow 9 inches of space from the trunk of the tree. For example, a tree that is 15" at DBH must have at least 12' of tree protection zone around the entire canopy of the tree. • For groups of trees the tree protection zone must be outside of the dripline of the trees on the edge of the stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter method or the dripline method, whichever is greater. 1.8. Identify, on the Tree Protection Plan, the location of the stockpile area and the staging area (if different from the stockpile area). 1.9. All of this information must be included in the final Tree Protection Plan's notes or drawings. • • 1.10. Specific to this project: • In addition to providing the tree protection guidelines for the 30" DBH Rocky Mountain maple, the -36" DBH willow (Salix) must be protected according to the guidelines listed above. 2. TREE SPECIES SELECTION & PLANTING 18.745.030 C. INSTALLATION REQUIREMENTS. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. G. CONDITIONS OF APPROVAL OF EXISTING VEGETATION. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. 2.1. It is recommended that all tree planting follow the guidelines set forth by the International Society of Arboriculture's tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. I recommend that these guidelines be followed and adhered to at all times. 2.2. In order to develop tree species diversity onsite it is recommended that the following guidelines be followed: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. • • 2.3. I recommend that all of this information be included in the final plan's notes or drawings. If you have any questions please call me anytime. Thank you for requesting my comments on this project. • • • REQUEST FOR COMMENTS CI OF IIGARD Community Development Shaping Better Community DATE: September 14,2001 TO: lim Wolf,Tigard Police Department Crime Prevention Officer RECEIVED PLANNING FROM: City of Tigard Planning Division S E P 1 9 2001 STAFF CONTACT: Mathew Scheidegger,Assistant Planner(x 311) CITY OF TIGARD Phone: (5031639-4171/Fax: (5031684-1291 MINOR LAND PARTITION(MLR 2001-00011 ➢ LEITCH PARTITION < REQUEST: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 7000 SW Oak Street; WCTM 1S136AD, Tax Lot 2000. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 28, 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. j Written comments provided below: (24cOebt w, Oak o� d(14 C@ oQkSt-� td�w�'��c.�rv�r� A■na,. \t\o OtotaiNv koi yoktc.ek Whmck■ oaf'-" ■ .\\ Hai A-Jete_sVM :r✓ cnn6'c■f )(Qc . 1" c, QF t \5 (e2k t. aA do\ay ..r ci4A01os Sex.nces -4c o,<¢, itNom A \ k0 ((Please provufe the foffowing information)Name of Persons)Commenting: J. vld\-Q. I Phone Numberisl: X.aaO I • • A, REQUEST FOR COMMENTS CITYOFTIIGARD Community cDevefopment ShapingA Better Community DATE: September 14,2001 RECEIVED PLANNING TO: Dennis Koellermeier,Operations Manager SEP 1 8 2001 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 311) Phone: 15031639-4111/Fax: 15031684-7291 MINOR I PARTITION UNLP1 2001-00011 REQUEST: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of base zone. • • 111 SW Oak Street; • `D Tax Lot 111 •NE: R-4.5: Low-Density Residential • • 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 Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 28, 2001. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: '1 '0 • WV/6 M — DEC 9A'45./ • (Please provide the follawing information)Name of Perseids)Commenting: Phone Humberto]: • • REQUEST FOR COMMENTS CIT "Ai, o Community Development Shaping Al cBetter Community DATE September 14 2001 RECESEP IVED 1 PLA 7 2001 NNING TO: Tualatin Valley Water District Administrative Offices FROM: City of Tigard Planning Division o STAFF CONTACT: Mathew Scheidegger,Assistant Planner Of 3171 Phone: [503)630417UFax: [5031 604-7207 • MINOR IAND PARTITION[MID 2001-00011 > LEITCH PARTITION Q REQUEST: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 7000 SW Oak Street; WCTM 1S136AD, Tax Lot 2000. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square " feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YQUR COMMENTS BACK BY: SEPTEMBER 28. 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. 10608000 THOI °0,ii °o .0010 : r:;p i i!I: XWe 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: (ikase provide tfe foQowing information)Name of Persons]Commenting:C1644'6C pt'�'�^� Phone Nambertsk ..4---D g_ 7 -5 z - ____^I TOO E 9NIIHaaNIIONIH (MAI 9560 T65 COS IVA £T:£T NOW TO/LT/60 • • A, REQUEST FOR COMMENTS CITYOOFTIGARD Community Development Shaping Better Community DATE: Se tember 14,2001 TO: ohn Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: City of Tigard Planning Division SEP 1 4 2Q01 STAFF CONTACT: Mathew Scheidegger,Assistant Planner Ix 3111 CITY OF TIGARD Phone: [5031639-4111/Fax: [503)684-1291 MINOR LAND PARTITION(MLPI 2001-00011 ➢ LEITCH PARTITION < REQUEST: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 7000 SW Oak Street; WCTM 1S136AD, Tax Lot 2000. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 28, 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 PL SE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the fo llowing information)Name of Petunia]Commenting: I Phone Number(s): I i rw • REQUEST FOR COMMENTS C,OF IGARD Community Development Shaping A Better Community DATE: September 14,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x 3171 Phone: [5031639-4171/Fax: [503)684-1291 MINOR LAND PARTITION M119 2001-00011 ➢ LEITCH PARTITION Q REQUEST: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. LOCATION: 7000 SW Oak Street; WCTM 1 S136AD, Tax Lot 2000. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 28, 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 Persons)Commenting: Phone Number's): CITY. TIGARD REQUEST FOR CONNTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: /, P7r-2(3 / — (/ FILE NAME:__ ....—,---74 ?i 7Z— . CITIZEN INVOLVEMENT,TEAMS :, :`. 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central (East ['South OWest ElProposal Descrip.in Library CIT Book CITYOFFICES- ' .../ONG RANGE PLANNINGBarbara Shields,Planning Mgr. C MMUNITY DVLPMNT.DEPT/Planning-Engineering Techs. '-"POLICE DEPTJJim Wolf,Crime Prevention Officer 'BUILDING DNISION/Gary Lampella,Building Official /EGINEERING DEPTJBrian Rager,Dvlpmnt.Review EngineerWATER DEPTJDennis Koellermeier,Operations Mgr. _CITY ADMINISTRATION/Cathy Wheatley,City Recorder UBLIC WORKS/John Roy,Property Manager , PUBLIC WORKS/Matt Stine,Urban Forester .1"PLANNER-TIME TO POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! 'ar, - S PECIAL D ISTRIC TS: - � . �z�•:: irj c _ TUAL HILLS PARK&REC.DISTAIt TUALATIN VALLEY FIRE&RESCUE* TUALATIN VALLEY WATER DISTRICT*leCCLEANWATER SERVICES lit 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 AmendmentsOnly) • 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(Powergnes 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(IGAJURS) _CITY OF PORTLAND (Notify for Wetlands and Potential Envuo c nmentai Impacts) _Sonya Kazen,Development Review oordinator _Phil Healy(IGAA1RB) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacation) Z Steve Conway(General Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(cPAacn)MS 14 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Jim Nims(ZCA)Ms 15 Portland,OR 97204 _Doria Mateja(ZCA)Ms 14 —ODOT,REGION 1 -DISTRICT 2A Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 • . '•:`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 _AT&T CABLE X TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Project is Wdhin'/.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 _AT&T CABLE uwv..t:dsan 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 11t INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:tpattylmasters\Request For Comments Notification List 2.doc (Revised: 13-Aug-01) fL4Nrn/i6 &CRE14Ry MATEkI,4LS . • �I► • AFFIDAVIT OF MAILING ` '''' CITY OF TIGARD Community(Development S helping A Better Community I, Patricia L. Lunsforcd being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigard;Washington County, Oregon and that I served the following: • (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: M1P2001-00011/LEITCH PARTITION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"11", and by reference made a part hereof, on October 18,2001 and deposited in the United States Mail on October 18,2001, postage prepaid. / / -�/i 7" (Person-thatP -.ared otie STATE OP OkEGON ) County of Washington )ss. City of'Tigard ) Y4 —clay and sworn/affirmed before me on the 7 day of ,Pit'n r^ , 2001. . OFFICIAL.SEAL DIANE M JELDERKS ,:�:� NOTARY PUBLIC-OREGON COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,20003 N 6C/41 /41-14-? OTARY PURL u 0 E My Commission Emir : 977/0 3 • EXHIBIT A NOTICE OF TYPE II DECISION A MINOR LAND PARTITION (MLP) 2001-00011 !!' CITY OF TIGARD LEITCH PARTITION Community(Development ShapingA Better Community 120 DAYS =1/10/2002 SECTION I. APPLICATION SUMMARY FILE NAME: LEITCH PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00011 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 23,765 square foot lot into two (2) parcels for detached single-family residences. An existing single-family dwelling exists on the subject parcel and is proposed to remain on Parcel #1 in compliance with all setback requirements. The existing storage shed. and greenhouse will be removed in order to comply with the requirements of the zone. APPLICANT: Pamela and Joseph Leitch 6326 SW Alfred Street Portland, OR 97219 OWNER: Same. ZONING DESIGNATION: R-4.5; 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: 7000 SW Oak Street; WCTM 1 S136AD, Tax Lot 2000. PROPOSED PARCEL 1: 7,500 Square Feet. PROPOSED PARCEL 2: 14,555 Square Feet. FLAG LOT ACCESS AREA: 1,710 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 1 OF 17 • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 1. A Street Opening Permit will be required for this project to cover the sanitary sewer tap, the new driveway approach for Parcel 2, and any other work in the public right-of-way. The applicant will need to submit five (5) copies of a proposed public improvement plan for review and approval. 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). 2. 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. 3. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $30.00. (STAFF CONTACT: Kit Church, Engineering). 4. The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Oak Street adjacent to the subject property, when any of the following events occur: A. When the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. When the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. When the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. When construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 5. The applicant shall either place the existing overhead utility lines along SW Oak Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $2,613.00 and it shall be paid prior to approval of the final plat. 6. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 2 OF 17 • 7. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. D. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions). 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: 8. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 9. Prior to issuance of building permits for Parcel #2, the applicant shall complete the public improvements associated with this partition and obtain approval from the Engineering Department. 10. Prior to issuance of the building permit for Parcel #2, the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by CWS). Submit the following to the Planning Division (Morgan Tracy 639-4171, x407) for review and approval: 11. Prior to issuance of building permits for Parcel #2, the applicant/owner shall provide a site plan that shows the access drive to drive less than 150 feet in length, or alternatively design the drive so that it conforms to the turn-around and turnout requirements of TDC Section 18.705(4). 12. The applicant/owner shall obtain a demolition permit to demolish the shed/greenhouse structure. Alternatively, the applicant/owner may obtain a moving permit to move the structure to a location in a manner that complies with all applicable zoning and building codes. The shed/greenhouse structure shall be demolished or removed prior to final plat approval. 13. The applicant shall provide a street tree plan for the frontage along SW Oak, as well as, the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C. 14. The applicant/owner shall submit a landscape plan prior to issuance of building permits for Parcel #2 which complies with one of the three options for screening as prescribed in TDC Section 18.745.050 (5). Installation of said screen shall occur prior to final building permit approval for structures on Parcel #2. 15. The applicant/owner shall submit a protection plan prepared by a certified arborist for the three deciduous trees on the east-west property line between the two parcels, as well as, for the two trees along the access drive as shown on the site plan. 16. No building permits for proposed Parcel #2 will be issued until the City Arborist (Staff Contact: Matt Stine) can verify that protection measures have been installed according to the required tree protection plan. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 3 OF 17 S 17. The applicant/owner shall note that the height limits and setback requirements for the flag lot, vary from the underlying zoning standards, per TDC Sections 18.730.020(C) and 18.420.050(4)(e). 18. The applicant shall install a fire hydrant in a location that complies with TVF&R requirements prior to issuance of a building permit. 19. Final building inspection shall not occur until the screening and street trees have been installed as required by Conditions 13 and 14 above. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) ' MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Property History: The subject parcel is located within the City of Tigard. The property is designated Low Density Residential on the Tigard Comprehensive Plan Map. A record search indicates no other land use approvals were found to be on file. Site Information and Proposal Descriptions The subject property is approximately 16,265 square feet and is predominantly flat. The site has approximately 95 feet of frontage on SW Oak Street. The owner is proposing a 2-parcel partition as indicated on the proposed partition plat. Parcel #1 (7,500 square feet) and Parcel #2 which is a flag lot comprised of a 14,555 square foot lot with a 1,710 square foot access strip. There are two existing structures on the subject property. A single family detached dwelling is present on Parcel #1, which will remain, and a shed/greenhouse accessory structure is on Parcel #2, but will be required to be removed in order to comply with setbacks, access, and use limitations. The adjacent properties and surrounding area are characterized by single family homes. 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 comments were received. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of development approval. All necessary conditions must be satisfied as part of the development and building process. 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 NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 4 OF 17 • • 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 ensure that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-4.5 zoning district is 50 feet for single family detached units, and 90 feet for duplex lots. Parcel #1 is 77 feet in width, and is presently occupied by an existing single family detached dwelling. Parcel #2 is a flag lot, approximately 95 feet wide in the building envelope area. Parcel #2 may qualify for either single family or duplex units. Therefore, this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single family units and 10,000 square feet for duplex units. The proposed partition creates two (2) lots that are 7,500 and 14,555 square feet respectively. The remaining 1,710 square feet is utilized for the flag lot accessway. Parcel 1 is ineligible for duplex development, however Parcel 2 may be developed as either a single family unit or a duplex (subject to conditional use approval). As both parcels exceed the minimum area requirements, this criterion has been satisfied. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. The proposed partition plat illustrates Parcel #1 as having 77.6 feet of frontage on SW Oak Street (a public right of way), and the accessway for Parcel #2 has 17.5 feet of frontage on SW Oak as well. This criterion is met. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; and rear, 15 feet. The existing house on Parcel #1 is proposed to remain. This structure is situated 30 feet from the front property line, 35 feet to the proposed rear property line, 11 feet from the east side property line, and 7 feet from the proposed west side property line. As such the existing dwelling may remain as part of this partition application, however, a shed/greenhouse is present on proposed Parcel-#2. This structure will not comply with the required front yard setback to the proposed lot line. In addition, the structure is presently non-conforming with respect to the side yard setback. FINDING: The shed/greenhouse structure on proposed Parcel #2 will not meet required setbacks for structures in the R-4.5 zone. CONDITION: The applicant/owner shall obtain a demolition permit to demolish the shed/greenhouse structure. Alternatively, the applicant/owner may obtain a moving permit to move the structure to a location in a manner that complies with all applicable zoning and building codes. The shed/greenhouse structure shall be demolished or removed prior to final plat approval. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Proposed Parcel #2 is a flag lot. There is ample opportunity on this oversized lot to provide suitable separation from other nearby existing structures. However, at this time no home construction is proposed. Therefore, conformance with this standard will be ensured through the building permit review. process. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 5 OF 17 • 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. While there is an existing area of shrubbery along the west property line, It is not sufficiently opaque to satisfy the screening standard, and does not contain sufficient numbers of buffer trees. The flag pole is 17.5 feet wide, and the driveway pavement need only be 10 feet wide, leaving sufficient area to establish screening. FINDING: The application fails to propose adequate screening for the area along the flag lot accessway to satisfy this requirement. CONDITION: The applicant/owner shall submit a landscape plan prior to issuance of building permits for Parcel #2 which complies with one of the three options for screening as prescribed in TDC Section 18.745.050 (5). Installation of said screen shall occur prior to final building permit approval for structures on Parcel #2. 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. The fire district (TVFR) has reviewed the proposal and finds that a fire hydrant will be required. Refer to the "Agency Comments" section on page 17. FINDING: The length of the proposed accessway and distance to the future dwelling from the street will have a detrimental effect on fire fighting capabilities. CONDITION: Prior to issuance of a building permit, the applicant shall install a fire hydrant in a location that complies with TVFR requirements. 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. This proposed partition does not propose a common drive. Instead, Parcel #1 will maintain its current access with the present driveway. Parcel #2 will be accessed via a dedicated accessway. As no common driveway is proposed or required, this criterion is satisfied. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and Circulation. This standard is addressed under 18.705 (Access, Egress and Circulation) later in this decision. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The partitioned lots are not within nor 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. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 6 OF 17 S Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 - (Cont'd.)STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Proposed Parcel 1 Proposed Parcel 2 Minimum Lot Size -Detached unit 7,500 sq.ft. 7,500 sq.ft. 14,555 sq.ft. -Duplexes 10,000 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. 77.6 ft. 95.1 ft. -Duplex lots 90 ft. Maximum Lot Coverage Minimum Setbacks -Front yard 20 ft. 35 ft. Can be met -Side facing street on comer&through lots 15 ft. N/A N/A -Side yard 5 ft. 7 ft./12 ft. N/A -Rear yard 15 ft. 35 ft. Can be met -Side or rear yard abutting more restrictive zoning district — N/A N/A -Distance between property line and front of garage 20 ft. 35 ft. Can be met -Side Yard Setbacks for Flag Lots[TDC 18.420.050(A)(4)(e)]* 10 ft. N/A Can be met Maximum Height 30 ft.** 14 ft. Can be met Minimum Landscape Requirement — N/A N/A *Not a part of this table,but has been Included for reference **The maximum height on a Flag Lot is 11/2 stories or 25 feet,whichever is less,or as otherwise provided for in TDC 18.730.020(C)(2). A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes of 7,500, and 14,555 square feet meet this standard. Parcel #1 contains a single-family dwelling. This structure is situated 30 feet from the front property line, 35 feet to the proposed rear property line, 11 feet from the east side property line, and 7 feet from the proposed west side property line, and is, therefore, in compliance with the required R-4.5 setbacks. Parcel #2 is occupied by a shed/greenhouse that is presently about 3 feet from the side property line. Since the proposed partition will result in Parcel #2 being a flag lot, the side yard setbacks become 10 feet. This partition action would increase the degree of non conformity for the shed structure from a 2-foot encroachment to a 7-foot encroachment into the side yard. Also, as this accessory.structure cannot be left to remain as the primary structure on the lot, its removal will be made a requirement of this decision. Once removed, Parcel #2 will be vacant, and future development will be reviewed through the building permit process to ensure compliance with the R-4.5 development standards. Setback standards, required by 18.510.2 will apply to all future development of the proposed lots. It should be noted that the setbacks and height limits for the flag lot are different than the underlying zone, as required by Sections18.730.020(C) and 18.420.050(4)(e). FINDING: Based on the analysis above, the Residential Zoning District Standards for Parcel #1 have been met. The existing accessory structure on Parcel #2 will be made more non- conforming as a result of the proposed partition request and will not meet the Residential Zoning District Standards. CONDITION: The applicant/owner shall obtain a demolition permit to demolish the shed/greenhouse structure. Alternatively, the applicant/owner may obtain a moving permit to move the structure to a location in a manner that complies with all applicable zoning and building codes. The shed/greenhouse structure shall be demolished or removed prior to final plat approval. The applicant/owner shall note that the height limits and setback requirements for the flag lot vary from the underlying zoning standards, per TDC Sections 18.730.020(C) and 18.420.050( )(e) NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 7 OF 17 0 Access. Egress and Circulation (18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. There are no reciprocal access agreements necessary for adequate access to either of the proposed parcels. Owners of each parcel will be under the obligation to provide and maintain access to their own property. This provision has been met. 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. The applicant has provided a site plan showing a 17.5-foot-wide accessway for access, egress and circulation for Parcel #2. The existing driveway serving Parcel #1 is also shown. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. No joint access is proposed, therefore, this provision is not 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. Both proposed parcels will have access to SW Oak Street, a public street. The 17.5-foot-wide accessway satisfies the 15-foot access width with a minimum of 10 feet of pavement required for up to 2 dwelling units per the dimensional standards in TDC Table 18.705.1. It should be noted that Parcel#2 is sufficiently sized to accommodate a duplex unit. The 17.5-foot-wide accessway is able to serve up to 2 units. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. This standard will be addressed under the "Agency Comments" section on page 17 of this decision. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead- configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. The site plan shows that the accessway is approximately 97 feet in length. An additional 20 feet will be required to traverse the front yard setback area, for a total minimum length of 117 feet. However, as there is no construction proposed for this lot at this time, the actual length of the driveway is not known. The finding below simply acknowledges that a driveway less than 150 feet could be constructed to reach the building envelope. The applicant/owner will be required to submit building plans that show the access drive to be less than 150 feet in length, or else construct a turn around to the aforementioned standards. FINDING: Based on the analysis above, Staff finds the Access, Egress and Circulation Standards have not been met. Demonstration of compliance will be assured through the building permit review. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 8 OF 17 CONDITION: Prior to issuance of building permits for Parcel #2, the applicant/owner shall provide a site plan that shows the access drive to be less than 150 feet in length, or alternatively design the drive so that it conforms to the turn-around and turnout requirements of TDC Section 18.705(4). 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 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential- units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The standards for Density computation address the intensity of residential land uses, typically expressed as the number of housing units per acre. The total square footage of the subject property is 23,765 square feet. There are no sensitive land areas, public dedications, or private streets within the subject proposal. However, to determine the net developable area, the square footage of Parcel #1 (7,500 square feet) is subtracted from the calculation because it has a pre-existing single-family dwelling. Additionally, the area of the accessway (1,710 square feet) is subtracted as it is excluded from the lot area per TDC Section 18.120.089(g). This results in a net developable area of 14,555 square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet (10,000 square feet for duplexes), the maximum number of additional residential units (single family or duplex) is one. The proposed partition creates 2 separate lots in conformance with the density requirements. ' FINDING: Based on the analysis above, the Density Computation Standards have been met. Landscaping and Screening (18.745): Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. This proposed project has frontage on SW Oak. The access drive serving the proposed lot will be approximately 117 feet in length. herefore, street trees are required along the access drive and shall be planted in accordance with the standards for size and spacing in this title, under Section 18.745.040.C. The remaining landscape standards are deferred until the time of development, except for screening of the private drive which is addressed in this decision under Section 18.420.050. FINDING: The requirement for planting street trees along the access drive is not met. In order to meet this requirement the applicant shall satisfy the following condition: CONDITION: The applicant shall provide a street tree plan for the frontage along SW Oak, as well as, the proposed access drive in accordance with the size and spacing standards under TDC Section 18.745.040.C. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 9 OF 17 • • Tree Removal (18.790): A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision, partition site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that no trees will be removed as a result of this partition. However, the applicant has also submitted a Tree Assessment prepared by David Halstead, an International Society of Arboriculture (ISA) certified arborist. This assessment examines the three trees in closest proximity to future construction activity. The report concludes that the two, 14-inch diameter spruce trees (indicated as a 10-inch and 15-inch fir on the site plan), should be removed due to the potential construction trauma. If these trees were to be removed as part of this development proposal, 7 trees greater than 12- inch diameter would remain, thus more than 75% of the trees would be retained on the subject site. Since the applicant has not proposed removal of the two trees, and they do not pose a direct conflict with development of Parcel #2, these trees should be retained and protected until a post construction assessment can be made. If their viability or safety has been compromised, the applicant/owner can seek to have the trees removed at that time. There are three large deciduous trees on Parcel #2 that serve as a good screen from Parcel #1. Therefore, the applicant will be required to submit a protection plan developed by a certified arborist for the three trees on the east-west property line between the two parcels, as well as, for the two spruce trees along the access drive. In addition, no building permits for the proposed Parcel #2 will be issued until the City Arborist can verify that protection measures have been installed according to the required tree protection plan. FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order to meet the standard the applicant shall satisfy the following conditions: CONDITIONS: The applicant/owner shall submit a protection plan prepared by a certified arborist for the three deciduous trees on the east-west property line between the two parcels, as well as, for the two trees along the access drive as shown on the site plan. No building permits for proposed Parcel #2 will be issued until the City Arborist (Staff Contact: Matt Stine) can verify that protection measures have been installed according to the required tree protection plan. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property 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. 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 from t e corner, 30-feet along the right of way and along the driveway and connecting these measuring points with a straight line. The site plan does not show any obstructions within the visual clearance triangle for the access drive. A visit to the site confirmed that there were no unusual visual clearance issues. 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. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 10 OF 17 • • In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The applicant did not submit an impact study. However, Section 18.810 in this decision addresses the transportation related impacts of the development. Noise impacts are abated through the imposition of buffering requirements. Other impacts to public facilities are offset by the collection of Systems Development Charges (SDC's) collected at the time of building permit issuance. Therefore, this standard can be satisfied through meeting the conditions of approval in this decision. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $2,260 per new dwelling unit. 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 $7,062 ($2,260 divided by .32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $4,803. There are no required dedications of real property required; therefore no proportionality assessment is required. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street with less than 1500 Average Daily Trips (ADT) to have a 50-foot right-of-way width and a 34-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 Oak Street, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 50 feet of ROW on this street, according to the most recent tax assessor's map. No additional dedications are required. SW Oak Street is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 11 OF 17 • • street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior approval of the final plat. The applicant's plan indicates that Parcel 2 will be served from a new driveway approach to SW Oak Street near the western property line. This is acceptable. 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. This proposed development lies within a small block formed by SW Oak, SW 69th, SW Pine, and SW 715. Many of the lots within this block have already been flagged. There is no particular need for an internal street system due to the small size of the block, and limited future land divisions. The private accessway will not function as a stub street. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac. • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. The applicant's plan does not include a proposed cul de sac, therefore this standard is not applicable. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. There are no existing public streets that stub into this site. The private accessway will not be able to be extended to serve other lots, although the adjacent parcel if partitioned, may be able to jointly share the accessway. Access to Arterials and Major Collectors: Section 18.810.030.P states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 12 OF 17 •• • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The proposed development is neither abutting nor traversed by existing or proposed arterial or collector streets. Therefore, this standard is not applicable. 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. No private streets are proposed with this development. Therefore this standard is not applicable. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. The proposed parcels are located along an existing local street, which is in conformance with the block design standards. Regardless, this proposal is not creating any additional streets and therefore this standard is not applicable. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The existing development pattern precludes the practical application of this standard, as there is no logical connection to make via a pedestrian connection. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot depth of Proposed Parcel #1 is 1.25 times the width, Parcel #2 is 1.6 times the width. As neither proposed parcels have a lot depth greater than 2.5 times the average lot width, this standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Each of the proposed lots meets the 15-foot minimum frontage requirement onto SW Oak Street. Therefore, this standard is met. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 13 OF 17 • • Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By executing a street improvement agreement to cover future improvements to SW Oak Street, this criterion will be met. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line located in SW Oak Street that has sufficient depth and capacity to serve the proposed parcel. Prior to review and approval of the final plat, the applicant shall obtain a Street Opening Permit from the City to tap the main sewer line for a new service lateral. FINDING: Proposed Parcel #2 does not have a connection to the sewer system. CONDITION: Prior to review and approval of the final plat, the applicant/owner shall apply for and obtain a Street Opening Permit that would allow the sewer lateral to be extended. Actual construction need not be completed in order to record the plat. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream flows that affect the subject site. 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). The applicant indicates they will route the drainage from the new parcel to the existing roadside ditch in SW Oak Street. Onsite detention is not required, as the creation of one parcel does not result in a significant increase in runoff. 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. The City's pedestrian/bikeway plan does not identify any necessary improvements for this segment of SW Oak Street. Therefore this standard is met. • NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 14 OF 17 • • Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. Not applicable. Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from the road is eight feet. Not applicable. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operaing at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along SW Oak Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 95 lineal feet; therefore the fee would be $2,613.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: This site is located within the Tualatin Valley Water District (TVWD) service area. There is an existing main line located in SW Oak Street. The applicant must coordinate with TVWD for a new water service when the home is constructed on Parcel 2. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 15 OF 17 • Smaller projects, such as residential land partitions, are permitted to pay the fee in-lieu of water quality. Staff recommends the applicant pay the fee in-lieu of a water quality facility, as the creation of a treatment facility would be impractical. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb five or more acres of land. Since this site is not over five acres, the developer will not be required to obtain an NPDES permit from the City prior to construction. The site plan for the subsequent home will need to include a grading and erosion control plan that will be reviewed and approved by the Building Division. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30.00. 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. This will be required as a condition of approval. SECTION VI. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and requested that the address for the rear parcel (#2) be posted at the front of the driveway near the street in order to speed delivery of emergency life/safety services. City of Tigard Building Division has reviewed the proposal and offered the following comments: 1. Provide a fire hydrant within 500 feet of all portions of proposed construction for Parcel #2. 2. The shed and the greenhouse are in violation of the one and two family dwelling code. City of Tigard Operations Department has reviewed the proposal and has no objections to it. SECTION VII. AGENCY COMMENTS Clean Water Services comments have been discussed above under Public Facility Concerns. Tualatin Valley Water District has reviewed the proposal and has no objections to it. NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 16 OF 17 • Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments: 1. Prior to construction of a home on the newly created lot, a minimum of 1 fire hydrant shall be provided and shall be installed so that no part of the structure is more than 500 feet from the fire hydrant. (UFC 903.4) 2. The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5) SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON OCTOBER 18, 2001 AND BECOMES EFFECTIVE ON NOVEMBER 2, 2001 UNLESS AN APPEAL IS FILED. A eal: • The Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Half Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal 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 NOVEMBER 1, 2001. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. ' October 18, 2001 P'� PARED : : Morgan Tracy DATE Associate Planner is\curpin\morgan\workspace\mlp\mIp2001-00011 (leitch)\mIp2001-00011.dec.doc NOTICE OF DECISION MLP2001-00011/LEITCH PARTITION PAGE 17 OF 17 rill- ' �� CITY of TIGARD I " �T , • 1-• m -•I ,a VICINITY MAP � DR ��� • HI, IIP�' if S.W. a il , I .iii T ■ M LP200 1 -000 1 1 rati;1111100111:11.1111 ��■ ����� �� LEITCH PARTITION I se !ill _ IN No ST 1111411;1 _ ,J; o ..,_ropp,_ 0, .00 S.W..., - um k III ■■ii ■■ ■ a■ ••� I,.,r_.,.I L , OAK ST •■ ��'WM.EN - 111111111 � !!uIIE1IIL.. 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MI . •' 'WI 12 III 11 N" 8 CI 10'Filt, j, IZT N • - 'i i; C; EXISTING HOUSE tO ts. 7-4.\; LOT 1900 CD i al tA (0 Sr^ cr, , c., 7 CONCRETE r•E 1 I C011CR''' 090 Z s WALKWAY I Z ,' '-' 1 II PARCEL 1 < • ,, 7,500 SOIMPE FEET 7 =MEI . ---• '--- P)TOPOSED PARTITION LGA,•:. - . _ 8 , , 0.. . ___ _____ -..___. . S 8942'56E 77.60'. 5'FIR 0 IN .1E001 TV - Or)€.° : ' .36'ELLOW, ,, i (2, 0 TAX LOT 2100 8 t,..:,0 , s....\:-.1... __ . 1,1 0 . _ N , - - .. . .. . 6 : Y N 111141C • :.; ; ste - ,...- CD -• p. .. . . ■ (.,, ' r4-MAPLE e p a, 0,1T105 .2'MAPLE GO. __...-___ UM__ . • 0 PARCEL 2 . 1 6.511e SCHAAF FEET >I' LOT 3200 • .c.4 0. ,..n 0 ' • • . . • ....• 1 . • . . . • 5 09°59.2 7"E 95.10' . .. _. _...___ • BRICK WALL BRICK.W4LL i N FLA T I TAX LOT 2600 „,TITIOI 059 ppn• ,992- I ;-,4,-,: LOT T 3 00 1 • CITY OF TIGARD t 1 MLP200 1—000 1 I SITE PI—AN N , LEITCH PARTITION (Map is not to scale) . S Pamela & Joseph Leitch ✓% �' 6326 SW Alfred Street MLP2001-00011 LEITCH PARTITION Portland, OR 97219 s • Alk AFFIDAVIT OF MAILING CITY OF TIGARD Community cDeve(opment Shaping A 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�Iigar 'Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Bebw) © NOTICE OF DECISION FOR: MLP2001-0001 I/LEITCH PARTITION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit'11", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B",and by reference made a part hereof, on October 18,2001,and deposited in the United States Mail on October 18,2001, postage prepaid. (Person that Pre',ared Noti - SZA2tE OF oGON ) County of`Was ington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the 3C14—clay of r-- , 2001. �'•M`Y ji.s';..,. OF F IC IA,SEAL PM UBUJELGDK S" ,` AN NOTARY E COMMSSpSIXIR S SEGEPT p 7, { ' I ; I I ;) 11' My Commission 31. s: 917 0 3 • • EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00011 1112 CITY OF TIGARD LEITCH PARTITION Community Development Shaping A Better Community 120 DAYS =111012002 SECTION I. APPLICATION SUMMARY FILE NAME: LEITCH PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00011 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 23,765 square foot lot into two (2) parcels for detached single-family residences. An existing single-family dwelling exists on the subject parcel and is proposed to remain on Parcel #1 in compliance with all setback requirements. The existing storage shed and greenhouse will be removed in order to comply with the requirements of the zone. APPLICANT: Pamela and Joseph Leitch 6326 SW Alfred Street Portland, OR 97219 OWNER: Same. ZONING DESIGNATION: R-4.5; 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: 7000 SW Oak Street; WCTM 1S136AD, Tax Lot 2000. PROPOSED PARCEL 1: 7,500 Square Feet. PROPOSED PARCEL 2: 14,555 Square Feet. FLAG LOT ACCESS AREA: 1,710 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (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 r • • Final Decision: THIS DECISION IS FINAL ON OCTOBER 18, 2001 AND BECOMES . EFFECTIVE ON NOVEMBER 2, 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 NOVEMBER 1, 2001. uestions: For further information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. - . '. - _ii -�'_ o'' ' CITY of TIGARD _•I i"a , VICINITY MAP m I m 1 I _ S"ree hi I 1 1� — MLP2001-00011 ern. !! — 1111(1; mm 1n -- LEITCH PARTITION am gi — -add IIII' presimmor En mIl:E ST IiflfliEJIL!'.--- - L C111: o1 1 - 1 h ...11111111.■ , c:-_-_Lz--- -(7 N • F_E________ O I A►.,,A,,„ A +� c"r .DO* snr.be S o ' L - f%R.,;House 8 _.AY.or Isoo O a Z a. TAA Lo'2100 8 /i",d `•1a.vs.rmw;y�, Q !.TI r� a ce 0 LL O ' ' -.L.I,^,-`2^o L 8 V • s to sARr•f ss.lo i 'AX lot 2600 ,,rolrf.,2 00 I -A._1-J:DO CITY OF TIGARD M�:UUI-0t,o)) SITE PLAN N LEITCH PARTITION i (Map is not to scale) i lsiasAr�dcao2 �GL�Pa/—ii 1 S 136AD-06800 ANDERSON SHAWN R& BRIDGES JON P k 3 TIFFANY 'f" • II J�,ID t 650 BELMONT ST NE 10350 SW 71ST SALEM,OR 97301 TIGARD,OR 97223 1 S 136AA-01007 1 S 136AD-01800 BALSIGER JAMES M& CARDENAS MICHAEL H/SANDRA J PATRICIA L 6805 SW PINE ST 10335 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04300 1 S 136AD-02800 BANNING MARK A&PATRICIA E TRS CARDWELL FRANK D 3895 TAMARACK LN 6913 SW PINE LAKE OSWEGO,OR 97035 PORTLAND,OR 97223 is 136AC-00400 1S1 36AB-04300 BESS BOB G AND EVA JO CAREY HENRY L&MARY FRANCES 10595 SW 71ST AVE 7106 SW MAPLELEAF CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-01600 1S 136AD-04200 BJARNASON ERIC DALE&SUSAN MAR CARLSTON DORIS A 10560 SW 69TH AVE CARLSTON HAROLD E TIGARD,OR 97223 6808 SW PINE ST TIGARD,OR 97223 1 S 136AD-01900 1 S 136AA-01001 BLADEN DAVID&JEAN COCHRAN CLAUDIA J 6914 SW OAK 10330 SW 70TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-02900 1S 136AC-00401 BLECKMANN KEVIN N J COLLINS M LOUISE 6909 SW PINE 10565 SW 71ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AD-03001 1S 136AA-00801 BLODGETT BRANT RONALD& COLOMA DALE A&CHARLOTTE K KAREN ANN 10380 SW 71ST AVE 10555 SW 69TH TIGARD,OR 97223 • TIGARD,OR 97223 1 S 136AB-05100 1 S 136AC-00500 BOSNAR MARIJAN COOPER M JOHN 7025 SW LOCUST 10525 SW 71ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-01500 1 S 136AD-04400 BREEDLOVE JOY A CORNISH MARY D 10530 SW 69TH AVE 6721 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 1S136AL1-05700 • 1S136AA-01005 • DALEY CHARLES A GOSS MARNELL K 6726 SW PINE ST FORMERLY ADAMS TIGARD,OR 97223 10255 SW 70TH TIGARD,OR 97223 1 S 136AD-03400 1 S 136AD-03301 DEBAUW JEFFREY PAUL HAYES KEVIN L 6918 SW PINE ST 10687 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-02400 1 S 136AA-07400 EARP ILA C AND NANCY JANE HOWARD LLOYD F&MARIA H 10530 SW 71ST AVE 9389 OCHOCO CT PORTLAND,OR 97223 TUALATIN,OR 97062 1 S 136AC-04100 1S136AB-04900 ELWOOD CLARENCE H&PHYLLIS INMAN DAVID S&CHERYL F 324 E PALO VERDE LN 10349 SW 71ST AVE FLORENCE,AZ 85232 TIGARD,OR 97223 1 S 136AD-02600 1 S 136AD-07000 FLOYD KEVIN W&PEGGY L JOHNSON DAVID K& 7027 SW PINE ST BEATRIX A TIGARD,OR. 97223 6924 SW PINE ST TIGARD,OR 97223 1 S136AB-02100 1 S 136AD-00900 FREETH JULIANNA FREDERIKA& KINDLEY BLANCHE B BYSMANS EDITH FREDERIKA JT 10465 SW 67TH AVE LIFE ESTATES PORTLAND,OR 97223 7111 SW MAPLELEAF PORTLAND,OR 97223 1S 136AA-00900 1S 136AD-01200 FULLER DONALD D KIRKPATRICK SCOTT STERLING&FU EILEEN M 1311 VENICE BLVD#2 7015 SW OAK VENICE,CA 90291 TIGARD,OR 97223 1 S 136AD-03700 1 S 136AD-01100 FUREY ALEX B&SHEILA A LARSON MARYANNE 10660 SW 71ST AVE 6804 SW OAK ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-03701 1 S 136AD-02000 FUREY LIVING TRUST LE DAVID DUE&JEANNIE KH BY FUREY ALICE 7000 SW OAK ST 10680 SW 71ST AVE TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AB-04800 1 S 136AA-01500 GAY MICHAEL J&CARRIE L LUKE-DORF 7103 SW MAPLELEAF CT 10313 SW 69TH TIGARD,OR 97223 TIGARD,OR 97223 1 •• 1S136AD-02500 • MACCANNELL EARLE H&JULIE E MORAFCIK DEAN A 6875 SW PINE ST 7039 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AD-02501 1 S 136AA-06800 MARTIN WALLACE D AND BETTY J MURALT MICHAEL P&KIMBERLY A 10570 SW 71ST AVE 7054 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-01400 1 S 136AB-04500 MCALLISTER MICHAEL T&CAROL M MYERS RON D&CAROL A 10500 SW 69TH AVE 7138 MAPLELEAF CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04102 1S136AA-00701 MCKIBBEN-GETTYSBURG VENTURE NEUMAN HENRY B TRUSTEE do KRICHMAR JERRY&CAMILLE 10200 SW 70TH AVE 790 HERMOSA WAY PORTLAND,OR 97223 LAGUNA BEACH,CA 92651 1 S136AA-01202 1 S136AD-06900 MCLAUGHLIN RICHARD D& PERSONS-EDGERLY JUDY AND DARLENE G EDGERLY PETER D 6915 SW OAK ST 6955 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AC-00100 1 S 136AA-00600 MENCHU LUIS A&SHIRLEY A G PILLERS LAURITZ P/JUNE M& 10495 SW 71ST AVE NOURSE ROBERT/DEANN M PILLERS& - PORTLAND,OR 97223 PILLERS MARK R/IVY ANN 10285 SW 77TH PORTLAND,OR 97223 1 S 136AD-07100 1 S 136AA-01200 MILLER JOHN MELVIN&DORIS EHST PILE S URITZ P/JUNE M& 6976 SW PINE NOUR ROBERT/DEANN M PILLERS& TIGARD,OR 97223 PILL S RK R/IVY ANN 10265 SW 7TH PORTLAND,OR 97223 1 S 136AD-01901 1S 136AB-04400 MILLER OVIE A TRUSTEE POPP DAVID M 6910 SW OAK 7124 SW MAPLELEAF CT PORTLAND,OR 97223 TIGARD,OR 97223 1 5136AD-01300 1S 136AB-04700 MONROE ROSS& RICHMANN SCOTT A&PATRICE M MONTERRUBIO ROSA 7117 SW MAPLELEAF CT 10470 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AB-04600 1S 136AA-00302 MOORE CAROLE A ROHDE CHRISTOPHER J 7141 SW MAPLELEAF CT 10275 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 '1 S 136AA-01700 1 S 136AA-00201 SACKS KRISTIN S&WAYNE STATE OF OREGON 6901 SW OAK OREGON MILITARY DEPARTMENT TIGARD,OR 97223 ATTN:AGI P O BOX 14350 SALEM,OR 97309 1S1 36AD-02200 1 S 136AA-07500 SAMPSON GENE E AND MARY K STERZELMAIER HANS D&PATRICIA 10450 SW 71ST 10288 SW 71ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1S1 36AA-02000 1 S 136AD-02601 SARIOGLU ESTER STRAND THEODORE& 10340 SW 69TH DOMINGUEZ MEGAN TIGARD,OR 97223 7007 SW PINE ST TIGARD,OR 97223 1 S 136AA-01400 1 S 136AD-03600 SARVAY JAMES A&CARMENZA M STULL WILLIAM M PO BOX 4017 VIRGINIA M BEAVERTON,OR 97076 7008 SW PINE ST PORTLAND,OR 97223 1 S 136AA-01201 1 S 136AA-01000 SAR AMES A&CARMENZA M TAM YIK CHEUNG&CHUNG MING PO B 17 10285 SW 70TH AVE BE ERTON,OR 97076 TIGARD,OR 97223 1 S 136AA-01300 1 S 136AA-01100 SARVEY JAMES A&CARMENZA M TAYLOR EWING R III& BY NIKE INC HANKINS FRANCIS T _ ONE SW BOWERMAN DR 7005 SW OAK ST BEAVERTON,OR 97005 TIGARD,OR 97223 1 S 136AD-03800 1 S 136AD-02201 SCHOEWE CAROL A TR THORPE STEVEN L&TAMMY LYNN 10720 SW 71ST AVE 7030 SW OAK ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-03300 1 S 136AD-02301 SCHWEITZ EARL R/HOLLY D ULRICH MICHAEL A&DELCY 6910 SW PINE ST 10500 SW 71ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04301 1 S 136AA-01900 SHAPIRO ENTERPRISES LLC VANBIBBER STEVEN P BY MIKE LEVY 6807 SW OAK ST 17310 SE 45TH ST TIGARD,OR 97223 BELLEVUE,WA 98006 1 S 136AB-05000 1 S 136AA-09700 SMITH JERALD L AND LAURIE P VENTURA LLC 7134 SW MAPLELEAF CT 8760 SW PACER DR TIGARD,OR 97223 BEAVERTON,OR 97008 1S136AA-09800 1S136AD-01000 VE RA LLC WILSON TEVIS S AND SHERI A 876 PACER DR PO BOX 230362 B AVERTON,OR 97008 TIGARD,OR 97281 iS 136AD-02100 1 S 136AD-03200 VITKOCZY SHELLEY&TOMI WORKMAN BRUCE W AND GLENDA D 7010 SW OAK ST 10495 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S 136AD-00800 VOLK DANIEL C&SHERRE E 10485 SW 67TH AVE TIGARD,OR 97223 1 S 136AD-03100 WALDO MARTIN K&DARCIE M 10525 SW 69TH AVE PORTLAND,OR 97223 1S 136AD-02300 WALKER ANN LOUIS E AND EVERETTE E 17668 SW CEDARVIEW WAY SHERWOOD,OR 97140 1 S136AA-02100 WEBER LESTER C JR 3144 COTTONWOOD CT WEST LINN,OR 97068 1 S 136AA-01002 WEGENER HELEN L& NEUMAN ROLAND F Go SPRAGUE WILLIAM LIFE ESTATE 19730 SE SEMPLE RD CLACKAMAS,OR 97015 1S136AA-00700 WEGENER HELEN L& NEUMAN ROLAND F CO-SUCC TRS 8760 SW PACER DR BEAVERTON,OR 97008 1 S 136AA-01800 WILLIAMS TRUMAN D&CARRIE P 6817 SW OAK TIGARD,OR 97223 1 S 136AA-01600 WILSON STEPHEN 10345 SW 69TH AVE TIGARD,OR 97223 Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 is\curpin\setup\labels\CIT East.doc UPDATED: 9-May-01 Sue Rorman 11250 SW 82nd Avenue • Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein • 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 --. .. .. . .. , .0 ir - 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CM( 0 1 i GARD N',\I ,,,. 1'301. ',4-1,, 4 F.. ..„,,,p \R- ;..p ''' '';;"''''7''''''' ''. CITY HALUP NING DIV. co 13125 SVV HALLNBLVD. TIGARD, OR 97223 2,C10 ----- PILLY fit 'icc Gr(11 49-' 0 . ..,0 . _ il ; 1.4' •AB-051 t• BO A" ARIJAN 7025 !. LOCUST -r AlgV1(11() TI t'RD,OR 97223 - el rr- i — - — • • tl !ICIT DELIVER ADLE P AS A011;;ESSED AA, 4,11:-11'<j'el4A-i- 1 ' BLE 10 Ff1RWAR9 ii rejt..., 07 4NA---, -7-li 7",,7-7 7* •*7'.... :::... • n tie n • Ii I it I I Wit I IIIII IS 1 I I III ...... . . . . -...---------- AFFIDAVIT OF MAILING CITY OFTIGARD Community cDeveropment Shaping AA Better Community I, cPatricia L. Lunsforr4 being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specia1st for the City of 7igarWashington County, Oregon and that I served the following: (Check Appepiate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2001-0001 I/LEITCH PARTITION ❑ AMENDED NOTICE (File NolName 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 September 14,2001,and deposited in the United States Mail on September 14,2001, postage prepaid. / ir (Person th. 'r-pared •tice) , STATE OAF oEGoTr ) County of'Was Washington )ss. City of Tigard ) Subscribed and sworn/affirmed before me on the h4 day of Oe.:Ai , 2001. �':'�� �. ,. OFFICIAL SEAL i,�--,3. DIANE M JELDERKS '%%'' NOTARY PUBLIC-OREGON "' COMMISSION NO.326578 lelLk/ MY COMMISSION EXPIRES SEPT 07,2003 IF )7)1 t_. / NOTARY PUBLIC OF OREGON i - MY Commission Expires: //i43 NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: • EXHIBIT A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION LAND PARTITION CITY OF TIGARD Community Devefopment Shaping A Better Community DATE OF NOTICE: September 14, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-0001 FILE NAME: LEITCH PARTITION PROPOSAL: The applicant is requesting approval to partition one (1) existing lot into two (2) parcels. An existing single-family dwelling exists on the subject parcel. The existing dwelling will be on proposed parcel #1 and will meet all applicable setbacks of the base zone. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. LOCATION: 7000 SW Oak Street; WCTM 1S136AD, Tax Lot 2000. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON SEPTEMBER 28, 2001. All comments should be directed to Mathew Scheidegger, Assistant Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR OCTOBER 18, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of. any party to addressee relevant approval criteria with efficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ City Staff issues a written decision. ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." -----)- ft-- . ,g' .�! ITV of TI ARD — ..� I I I �„� ' VICINITY MAP DR l 1 1 �TrllIPPIWIA W, t l _ 1 ■I a��1 - &•U I I: •■°■■�.=1.11 jiu _ M LP200 I-0001 s■,Jl■ RA �� - LEITCH PARTITION H MI _ .1 iilital lt Vaal - Mai ill 'AIT:oplin-MIFF no SE - IT wit ,i, gui,-..fiemow um ST .11111111 11 101 �ST / I - 1.11111111111-= ■■ 111 ,, -J C ST / I o Ica no boo 403 SO3 F.1 L � I i-- Cityorr gora _ , 1312 NMMO�/C w.«w.o..r. f4aM.tlyN V w 1 •S 136AA-00802 1 S 136AD-06800 •• £XH 3IT 13 ANDERSON SHAWN R& BRIDGES JON P TIFFANY 650 BELMONT ST NE 10350 SW 71ST SALEM,OR 97301 TIGARD,OR 97223 1 S 136AA-01007 1S 136AD-01800 BALSIGER JAMES M& CARDENAS MICHAEL H/SANDRA J PATRICIA L 6805 SW PINE ST 10335 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04300 1S 136AD-02800 BANNING MARK A&PATRICIA E TRS CARDWELL FRANK D 3895 TAMARACK LN 6913 SW PINE LAKE OSWEGO,OR 97035 PORTLAND,OR 97223 1S136AC-00400 1 S 136AB-04300 BESS BOB G AND EVA JO CAREY HENRY L&MARY FRANCES 10595 SW 71ST AVE 7106 SW MAPLELEAF CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-01600 1S 136AD-04200 BJARNASON ERIC DALE&SUSAN MAR CARLSTON DORIS A 10560 SW 69TH AVE CARLSTON HAROLD E TIGARD,OR 97223 6808 SW PINE ST TIGARD,OR 97223 1 S 136AD-01900 1 S 136AA-01001 BLADEN DAVID&JEAN COCHRAN CLAUDIA J 6914 SW OAK 10330 SW 70TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S1 36AD-02900 1S 136AC-00401 BLECKMANN KEVIN N J COLLINS M LOUISE 6909 SW PINE 10565 SW 71ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AD-03001 1S 136AA-00801 BLODGETT BRANT RONALD& COLOMA DALE A&CHARLOTTE K KAREN ANN 10380 SW 71ST AVE 10555 SW 69TH TIGARD,OR 97223 TIGARD,OR 97223 1S 136AB-05100 1 S 136AC-00500 BOSNAR MARIJAN COOPER M JOHN 7025 SW LOCUST 10525 SW 71ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-01500 1S 136AD-04400 BREEDLOVE JOY A CORNISH MARY D 10530 SW 69TH AVE 6721 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 1S136AD-05700 •• 1S136AA-01005 • DALEY CHARLES A GOSS MARNELL K 6726 SW PINE ST FORMERLY ADAMS • TIGARD,OR 97223 10255 SW 70TH TIGARD,OR 97223 1S136AD-03400 1 S136AD-03301 DEBAUW JEFFREY PAUL HAYES KEVIN L 6918 SW PINE ST 10687 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-02400 1 S 136AA-07400 EARP ILA C AND NANCY JANE HOWARD LLOYD F&MARIA H 10530 SW 71ST AVE 9389 OCHOCO CT PORTLAND,OR 97223 TUALATIN,OR 97062 1 S 136AC-04100 1 S 136AB-04900 ELWOOD CLARENCE H&PHYLLIS INMAN DAVID S&CHERYL F 324 E PALO VERDE LN 10349 SW 71ST AVE FLORENCE,AZ 85232 TIGARD,OR 97223 1 S 136AD-02600 1 S 136AD-07000 FLOYD KEVIN W&PEGGY L JOHNSON DAVID K& 7027 SW PINE ST BEATRIX A TIGARD,OR. 97223 6924 SW PINE ST TIGARD,OR 97223 1S136AB-02100 1 S 136AD-00900 FREETH JULIANNA FREDERIKA& KINDLEY BLANCHE B BYSMANS EDITH FREDERIKA JT 10465 SW 67TH AVE LIFE ESTATES PORTLAND,OR 97223 7111 SW MAPLELEAF PORTLAND,OR 97223 1 S 136AA-00900 1 S 136AD-01200 FULLER DONALD D KIRKPATRICK SCOTT STERLING&FU EILEEN M 1311 VENICE BLVD#2 7015 SW OAK VENICE,CA 90291 TIGARD,OR 97223 1 S 136AD-03700 1 S 136AD-01100 FUREY ALEX B&SHEILA A LARSON MARYANNE 10660 SW 71ST AVE 6804 SW OAK ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-03701 1 S 136AD-02000 FUREY LIVING TRUST LE DAVID DUE&JEANNIE KH BY FUREY ALICE 7000 SW OAK ST 10680 SW 71ST AVE TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AB-04800 1 S 136AA-01500 GAY MICHAEL J&CARRIE L LUKE-DORF 7103 SW MAPLELEAF CT 10313 SW 69TH TIGARD,OR 97223 TIGARD,OR 97223 • • 1 S 136AD-01700 1S136AD-02500 MACCANNELL EARLE H&JULIE E MORAFCIK DEAN A 6875 SW PINE ST 7039 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AD-02501 1 S 136AA-06800 MARTIN WALLACE D AND BETTY J MURALT MICHAEL P&KIMBERLY A 10570 SW 71ST AVE 7054 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-01400 1 S 136AB-04500 MCALLISTER MICHAEL T&CAROL M MYERS RON D&CAROL A 10500 SW 69TH AVE 7138 MAPLELEAF CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04102 1 S 136AA-00701 MCKIBBEN-GETTYSBURG VENTURE NEUMAN HENRY B TRUSTEE Go KRICHMAR JERRY&CAMILLE 10200 SW 70TH AVE 790 HERMOSA WAY PORTLAND,OR 97223 LAGUNA BEACH,CA 92651 1 S 136AA-01202 1 S 136AD-06900 MCLAUGHLIN RICHARD D& PERSONS-EDGERLY JUDY AND DARLENE G EDGERLY PETER D 6915 SW OAK ST 6955 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 LS 136AC-00100 1 S136AA-00600 MENCHU LUIS A&SHIRLEY A G PILLERS LAURITZ P/JUNE M& 10495 SW 71ST AVE NOURSE ROBERT/DEANN M PILLERS& PORTLAND,OR 97223 PILLERS MARK R/IVY ANN 10285 SW 77TH PORTLAND,OR 97223 1S136AD-07100 1 S 136AA-01200 MILLER JOHN MELVIN&DORIS EHST PILLE S URITZ P/JUNE M& 6976 SW PINE NOUR ROBERT/DEANN M PILLERS& TIGARD,OR 97223 PILL S ARK R/IVY ANN 10265 SW 7TH PORTLAND,OR 97223 1 S 136AD-01901 1 S 136AB-04400 MILLER OVIE A TRUSTEE POPP DAVID M 6910 SW OAK 7124 SW MAPLELEAF CT PORTLAND,OR 97223 TIGARD,OR 97223 1S136AD-01300 1 S 136AB-04700 MONROE ROSS& RICHMANN SCOTT A&PATRICE M MONTERRUBIO ROSA 7117 SW MAPLELEAF CT 10470 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AB-04600 1 S 136AA-00302 MOORE CAROLE A ROHDE CHRISTOPHER J 7141 SW MAPLELEAF CT 10275 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S136AA-01700 • 1S136AA-00201 • SACKS KRISTIN S&WAYNE STATE OF OREGON 6901 SW OAK OREGON MILITARY DEPARTMENT TIGARD,OR 97223 ATTN:AGI P O BOX 14350 SALEM,OR 97309 1S136AD-02200 1S136AA-07500 SAMPSON GENE E AND MARY K STERZELMAIER HANS D&PATRICIA 10450SW71ST 10288 SW 71ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S136AA-02000 1 S 136AD-02601 SARIOGLU ESTER STRAND THEODORE& 10340 SW 69TH DOMINGUEZ MEGAN TIGARD,OR 97223 7007 SW PINE ST TIGARD,OR 97223 1 S 136AA-01400 1S 136AD-03600 SARVAY JAMES A&CARMENZA M STULL WILLIAM M PO BOX 4017 VIRGINIA M BEAVERTON,OR 97076 7008 SW PINE ST PORTLAND,OR 97223 1 S 136AA-01201 1 S136AA-01000 SAR AMES A&CARMENZA M TAM YIK CHEUNG&CHUNG MING PO B 17 10285 SW 70TH AVE BE ERTON,OR 97076 TIGARD,OR 97223 1 S 136AA-01300 1 S 136AA-01100 SARVEY JAMES A&CARMENZA M TAYLOR EWING R III& BY NIKE INC HANKINS FRANCIS T ONE SW BOWERMAN DR 7005 SW OAK ST BEAVERTON,OR 97005 TIGARD,OR 97223 1 S 136AD-03800 1 S 136AD-02201 SCHOEWE CAROL A TR THORPE STEVEN L&TAMMY LYNN 10720 SW 71ST AVE 7030 SW OAK ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-03300 1 S136AD-02301 SCHWEITZ EARL R/HOLLY D ULRICH MICHAEL A&DELCY 6910 SW PINE ST 10500 SW 71ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04301 1S136AA-01900 SHAPIRO ENTERPRISES LLC VANBIBBER STEVEN P BY MIKE LEVY 6807 SW OAK ST 17310 SE 45TH ST TIGARD,OR 97223 . BELLEVUE,WA 98006 1 S 136AB-05000 1 S 136AA-09700 SMITH JERALD L AND LAURIE P VENTURA LLC 7134 SW MAPLELEAF CT 8760 SW PACER DR TIGARD,OR 97223 BEAVERTON,OR 97008 1S136AA-09800 • 1S136AD-01000 • VE RA LLC WILSON TEVIS S AND SHERI A 876 PACER DR PO BOX 230362 B AVERTON,OR 97008 TIGARD,OR 97281 iS 136AD-02100 1 S 136AD-03200 VITKOCZY SHELLEY&TOMI WORKMAN BRUCE W AND GLENDA D 7010 SW OAK ST 10495 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S136AD-00800 VOLK DANIEL C&SHERRE E 10485 SW 67TH AVE TIGARD,OR 97223 1 S 136AD-03100 WALDO MARTIN K&DARCIE M 10525 SW 69TH AVE PORTLAND,OR 97223 1 S 136AD-02300 WALKER ANN LOUISE AND EVERETTE E 17668 SW CEDARVIEW WAY SHERWOOD,OR 97140 1 S 136AA-02100 WEBER LESTER C JR 3144 COTTONWOOD CT WEST LINN,OR 97068 1 S 136AA-01002 WEGENER HELEN L& NEUMAN ROLAND F do SPRAGUE WILLIAM LIFE ESTATE 19730 SE SEMPLE RD CLACKAMAS,OR 97015 1 S 136AA-00700 WEGENER HELEN L& NEUMAN ROLAND F CO-SUCC TRS • 8760 SW PACER DR BEAVERTON,OR 97008 1 S 136AA-01800 WILLIAMS TRUMAN D&CARRIE P 6817 SW OAK TIGARD,OR 97223 1 S 136AA-01600 WILSON STEPHEN 10345 SW 69TH AVE TIGARD,OR 97223 • Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 is\curpin\setup\labels\CIT East.doc UPDATED: 9-May-01 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 . ._ 1 . • I CITY OF TIGARD o CITY HALL/PLANNING DIV. 13125 SW HALL BLVD. . . TIGARD, CR 97223 lApaoot-oy ) 1( ........ 4,i2--c,/,„._ Aii.fief\A--, • , ! • - - 1S136A0-01000 WILSON TEVIS S AND SHERI A • , P0130X 230362 — , –..1....-....----1 , TIGARD,OR.97281 . . ,, . ---.1 1 . . . , H 4 0 , -------- - - • I A.'S, ADDRESS:7_0 P W L C TT) E 0 R Ill A Pn g . . . • STa'.'272E'41S8"...::::-.SiliiitinsillisleilehillIlailtillilifientlillitsilif III triltiritill —. • . 1 I I N I f \ CITY of TIGARD DR 1 1 I D r GEOGRAPHIC INFORMATION 'SYSTEM •�--- : AREA NOTIFIED _ (500') 0 L• ST ST AMP j FOR: Terry Morrison JP } ST �� Q—_ I �� J 1 �� RE: 1 S 13 6AD, 02000—III 1alaeaaoo2m 1 _- 7000 SW Oak St. 30330071 66 111 1::11 -� • • uiaeaaoeeoo imam,,,, _ 1 •+811A01,05 f- slaeaa0Da91W -- u. 151364002100 • 1 102 364301406 a84a000n1 - 1 131380001400 _ ¢ 1313831102100 M- . Property owner information . ST 1. 0 •31300001500 p Y is valid for 3 months from 300001 m I �� III the date printed on this map.• 383805000 364401510 1 1313811401201 151384491000 i 131303804916 1813ea300802 •3138M01809(Q �_ w iaea3o0 R 1 200 —T- 1St38a004T00 1 ^I I I /1si2AAo10 60 • 3811A01100 p 1 SUBJECT SIT: - 364401.12 •£138048 15186 01 O MO . Z 1S138AB0 00 OAK ST N iv 811B04500 1 _. \ w W N. 1813811804400 36400/201 31583901091,11 3611002201 `+381100190 II N ST 300901 01 I .38110021 381100130 138100000.= 1-- 381100231 1 4•1 r.1 :0 I— (0 151364000100 80002 DO \ 151364003200 CD �' 1313114001400 •330990301 • 1313611400500 0840060 0 151380003100 151304001500 �� ul • 1513811002400 0 > Q 39000> Q 181284400401 UJ 3800030.1 1.3811001811 • • `` Q 5136400250 1,,.: I I O1 1�3830028 0 j 1.13840018,0 N 151384400400 18183002 1 °03008>I0 1;138110029,0 1 380001110 1.38400510, ST ST 0 100 200 ' 300 400 Feet • 383404100 151004003104 12 380001000 15131100033110 181384004200 gW. 1"=291 feet — 1513 6 900360(.___40136A002418 151884003701 15138110011(0 1813811003311 1384004311 S.W. 1a1aea0oa60o ^s .I I.. o e— City of Tigard 1513841104102 / • Information on this map Is for general location only and = should be vented with the Development Services Division. up 13125 SW Hall Blvd up ST Tigard,OR 97223 / \ I (593)839-4171 11 http:/Avmw.ci.ligard.or.us Plot date:Jun 18,2001;C:\magic\MAGIC03.APR Community Development , s 1 S136 AA-00802 1 S 136AD-06800 ANDERSON SHAWN R& BRIDGES JON P TIFFANY 650 BELMONT ST NE 10350 SW 71ST SALEM,OR 97301 TIGARD,OR 97223 1 S 136AA-01007 1 S 136AD-01800 BALSIGER JAMES M& CARDENAS MICHAEL H/SANDRA J PATRICIA L 6805 SW PINE ST 10335 SW 70TH TIGARD,OR 97223 TIGARD,OR 97223 1S1 36AD-04300 is 136AD-02800 BANNING MARK A&PATRICIA E TRS CARDWELL FRANK D 3895 TAMARACK LN 6913 SW PINE LAKE OSWEGO,OR 97035 PORTLAND,OR 97223 1 S 136AC-00400 1 S 136AB-04300 BESS BOB G AND EVA JO CAREY HENRY L&MARY FRANCES 10595 SW 71ST AVE 7106 SW MAPLELEAF CT PORTLAND,OR 97223 TIGARD,OR 97223 ' 1 S 136AD-01600 1 S 136AD-04200 BJARNASON ERIC DALE&SUSAN MAR CARLSTON DORIS A 10560 SW 69TH AVE CARLSTON HAROLD E TIGARD,OR 97223 6808 SW PINE ST TIGARD,OR 97223 1 S 136AD-01900 1 S 136AA-01001 BLADEN DAVID&JEAN COCHRAN CLAUDIA J 6914 SW OAK 10330 SW 70TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-02900 1 S 136AC-00401 BLECKMANN KEVIN N J COLLINS M LOUISE 6909 SW PINE 10565 SW 71ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AD-03001 1 S 136AA-00801 BLODGETT BRANT RONALD& COLOMA DALE A&CHARLOTTE K KAREN ANN 10380 SW 71ST AVE 10555 SW 69TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AB-05100 1 S 136AC-00500 BOSNAR MARIJAN COOPER M JOHN 7025 SW LOCUST 10525 SW 71ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-01500 1 S 136AD-04400 BREEDLOVE JOY A CORNISH MARY D 10530 SW 69TH AVE 6721 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 • • 1 S 136AD-05700 1S 136AA-01005 DALEY CHARLES A GOSS MARNELL K 6726 SW PINE ST FORMERLY ADAMS TIGARD,OR 97223 10255 SW 70TH TIGARD,OR 97223 1 S 136AD-03400 1S 136AD-03301 DEBAUW JEFFREY PAUL HAYES KEVIN L 6918 SW PINE ST 10687 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-02400 1 S 136AA-07400 EARP ILA C AND NANCY JANE HOWARD LLOYD F&MARIA H 10530 SW 71ST AVE 9389 OCHOCO CT PORTLAND,OR 97223 TUALATIN,OR 97062 1 S 136AC-04100 1S1 36AB-04900 ELWOOD CLARENCE H&PHYLLIS INMAN DAVID S&CHERYL F 324 E PALO VERDE LN 10349 SW 71ST AVE FLORENCE,AZ 85232 TIGARD,OR 97223 • 1 S 136AD-02600 1S1 36AD-07000 FLOYD KEVIN W&PEGGY L JOHNSON DAVID K& 7027 SW PINE ST BEATRIX A TIGARD,OR 97223 6924 SW PINE ST TIGARD,OR 97223 1 8136AB-02100 1S136AD-00900 FREETH JULIANNA FREDERIKA& KINDLEY BLANCHE B BYSMANS EDITH FREDERIKA JT 10465 SW 67TH AVE LIFE ESTATES PORTLAND,OR 97223 7111 SW MAPLELEAF PORTLAND,OR 97223 1 S 136AA-00900 1 S 136AD-01200 FULLER DONALD D KIRKPATRICK SCOTT STERLING&FU EILEEN M 1311 VENICE BLVD#2 7015 SW OAK VENICE,CA 90291 TIGARD,OR 97223 1 S 136AD-03700 1 S 136AD-01100 FUREY ALEX B&SHEILA A LARSON MARYANNE 10660 SW 71ST AVE 6804 SW OAK ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-03701 1 S 136AD-02000 FUREY LIVING TRUST LE DAVID DUE&JEANNIE KH BY FUREY ALICE 7000 SW OAK ST 10680 SW 71ST AVE TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AB-04800 1 S 136AA-01500 GAY MICHAEL J&CARRIE L LUKE-DORF 7103 SW MAPLELEAF CT 10313 SW 69TH TIGARD,OR 97223 TIGARD,OR 97223 • • • • is 136AD-01700 1S 136AD-02500 MACCANNELL EARLE H&JULIE E MORAFCIK DEAN A 6875 SW PINE ST 7039 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 1S 1 36AD-02501 1S 136AA-06800 MARTIN WALLACE D AND BETTY J MURALT MICHAEL P&KIMBERLY A 10570 SW 71ST AVE 7054 SW LOCUST ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-01400 1 S 136AB-04500 MCALLISTER MICHAEL T&CAROL M MYERS RON D&CAROL A 10500 SW 69TH AVE 7138 MAPLELEAF CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04102 1 S 136AA-00701 MCKIBBEN-GETTYSBURG VENTURE NEUMAN HENRY B TRUSTEE Go KRICHMAR JERRY&CAMILLE 10200 SW 70TH AVE 790 HERMOSA WAY PORTLAND,OR 97223 LAGUNA BEACH,CA 92651 1 S 136AA-01202 1 S 136AD-06900 MCLAUGHLIN RICHARD D& PERSONS-EDGERLY JUDY AND DARLENE G EDGERLY PETER D 6915 SW OAK ST 6955 SW PINE ST TIGARD,OR 97223 PORTLAND,OR 97223 1 S 136AC-00100 1S1 36AA-00600 MENCHU LUIS A&SHIRLEY A G PILLERS LAURITZ P/JUNE M& 10495 SW 71ST AVE NOURSE ROBERT/DEANN M PILLERS& PORTLAND,OR 97223 PILLERS MARK R/IVY ANN 10285 SW 77TH PORTLAND,OR 97223 1 S 136AD-07100 1 S 136AA-01200 MILLER JOHN MELVIN&DORIS EHST PILLE S URITZ P/JUNE M& 6976 SW PINE NOUR ROBERT/DEANN M PILLERS& TIGARD,OR 97223 PILL S ARK R/IVY ANN 102i5 SW 7TH PORTLAND,OR 97223 1 S 136AD-01901 1 S 136AB-04400 MILLER OVIE A TRUSTEE POPP DAVID M 6910 SW OAK 7124 SW MAPLELEAF CT PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-01300 1 S 136AB-04700 MONROE ROSS& RICHMANN SCOTT A&PATRICE M MONTERRUBIO ROSA 7117 SW MAPLELEAF CT 10470 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 Si 36AB-04600 1 S 136AA-00302 MOORE CAROLE A ROHDE CHRISTOPHER J 7141 SW MAPLELEAF CT 10275 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 0 0• 1 S 136AA-01700 1 S 136AA-00201 SACKS KRISTIN S&WAYNE STATE OF OREGON 6901 SW OAK OREGON MILITARY DEPARTMENT TIGARD,OR 97223 ATTN:AGI P O BOX 14350 SALEM,OR 97309 1 S 136AD-02200 1S 136AA-07500 SAMPSON GENE E AND MARY K STERZELMAIER HANS D&PATRICIA 10450 SW 71ST 10288 SW 71ST AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AA-02000 1S 136AD-02601 SARIOGLU ESTER STRAND THEODORE& 10340 SW 69TH DOMINGUEZ MEGAN TIGARD,OR 97223 7007 SW PINE ST TIGARD,OR 97223 1 S 136AA-01400 1S 136AD-03600 • SARVAY JAMES A&CARMENZA M STULL WILLIAM M PO BOX 4017 VIRGINIA M BEAVERTON,OR 97076 7008 SW PINE ST PORTLAND,OR 97223 1 S136AA-01201 1S136AA-01000 SAR AMES A&CARMENZA M TAM YIK CHEUNG&CHUNG MING PO B 17 10285 SW 70TH AVE BE ERTON,OR 97076 TIGARD,OR 97223 1 S 136AA-01300 1 S 136AA-01100 SARVEY JAMES A&CARMENZA M TAYLOR EWING R III& BY NIKE INC HANKINS FRANCIS T ONE SW BOWERMAN DR 7005 SW OAK ST . BEAVERTON,OR 97005 TIGARD,OR 97223 1S 136AD-03800 1S1 36AD-02201 • SCHOEWE CAROL A TR THORPE STEVEN L&TAMMY LYNN 10720 SW 71ST AVE 7030 SW OAK ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 136AD-03300 1S1 36AD-02301 SCHWEITZ EARL R/HOLLY D ULRICH MICHAEL A&DELCY 6910 SW PINE ST 10500 SW 71ST TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-04301 1 S 136AA-01900 SHAPIRO ENTERPRISES LLC VANBIBBER STEVEN P BY MIKE LEVY 6807 SW OAK ST 17310 SE 45TH ST TIGARD,OR 97223 . BELLEVUE,WA 98006 1 S 136AB-05000 1 S 136AA-09700 SMITH JERALD L AND LAURIE P VENTURA LLC 7134 SW MAPLELEAF CT 8760 SW PACER DR TIGARD,OR 97223 BEAVERTON,OR 97008 • 1 S 136AA-09800 1 S 136AD-01000 VE RA LLC WILSON TEVIS S AND SHERI A 876 PACER DR PO BOX 230362 B AVERTON,OR 97008 TIGARD,OR 97281 1 S 136AD-02100 1 S 136AD-03200 VITKOCZY SHELLEY&TOMI WORKMAN BRUCE W AND GLENDA D 7010 SW OAK ST 10495 SW 69TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 136AD-00800 VOLK DANIEL C&SHERRE E 10485 SW 67TH AVE TIGARD,OR 97223 1 S 136AD-03100 WALDO MARTIN K&DARCIE M 10525 SW 69TH AVE PORTLAND,OR 97223 1 S 136AD-02300 WALKER ANN LOUISE AND EVERETTE E 17668 SW CEDARVIEW WAY SHERWOOD,OR 97140 1 S 136AA-02100 WEBER LESTER C JR 3144 COTTONWOOD CT WEST LINN,OR 97068 1 S 136AA-01002 WEGENER HELEN L& NEUMAN ROLAND F do SPRAGUE WILLIAM LIFE ESTATE 19730 SE SEMPLE RD CLACKAMAS,OR 97015 1 S 136AA-00700 WEGENER HELEN L& NEUMAN ROLAND F CO-SUCC TRS 8760 SW PACER DR BEAVERTON,OR 97008 15136A -01800 WILLIAMS TRUMAN D&CARRIE P 6817 SW OAK TIGARD,OR 97223 1 S 136AA-01600 WILSON STEPHEN 10345 SW 69TH AVE TIGARD,OR 97223 • • Naomi Gallucci CITY OF TIGARD 11285 SW 78th Avenue EAST CIT SUBCOMMITTEE Tigard, OR 97223 is\curpin\setup\labels\CIT East.doc UPDATED: 9-May-01 Sue Rorman 11250 SW 82nd Avenue Tigard, OR 97223 John Snyder 11100 SW 82nd Avenue Tigard, OR 97223 Jack Biethan 11043 SW Summerfield Drive, Apt. 3 Tigard, OR 97224-3376 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Jim Petersen 10815 SW 74th Avenue Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 - • 6 CITY OF TIGARD RECEIVED COMMUNITY DEVELOPMENT DEPARTMENT JUN 1 U X00 �i !!t PLANNING DIVISION CITY OF TIGARD COMMUNITY OFVELOFIV�rEhil Community(Development 13125 SW HALL BOULEVARD Shaping ABetterCommunity TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-684-1297(Attn: Patty or Shirley/Planning) REQUEST FOR 40.0.- VOT 1, 11PERTY OWNERMAILING' 1 74 Property owner information isialid for months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134A8,Tax tot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF ALL LOTS FOR THE PROJECT (preferably assessor's tax map): /�O S;Lc>r Mk. -S'7 7764)&2, Oie 97 223 7X Ac9T 27 D, f.-5/..3 64 f) 0 Lo 0o INDICATE WHETHER YOU ARE REQUESTIN 2 OR 3 SETS OF LABELS: 2 (NOTE: A minimum of 2 sets of labels will be provided t ace on your 1 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: 1 ti'2 R y w]ot21�f SOU PHONE: 5-03 —2(za-/S 5762 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: $I I to generate the mailing list, plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE * * * COST FOR THIS REQUEST * ▪ sheets of labels x$2/sheet = $8.00 x _L sets = $16.00 6'sheet(s)of labels x S2/sheet = � x sets = 0_ �.sheets of labels x$2/sheet for LIT area x 1 sets = $ 4.00 j sheet(s) of labels x $2/sheet for CIT area = 5 oZx _ sets = GENERATE LIST = $1100 rc.NERATE LIST = $1L0 IOTA; - :utt I TOTAL = $ Receipt #: 27200100000000002518 ..dao Date: 06/19/2001 TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due RECEXP Recovered Expenditures(labels)-33.0000 @$1.00. 100-0000-479000 $33.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check TERRY MORRISON 0 6794 0 $33.00 TOTAL AMOUNT PAID: $33.00 • • LAND PARTITION ,„,°i_ ,',i TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Property Address/Location(s): 7 s czo, W PRE-APP.HELD WITH: lAs OA K . Y -77 63.A P DATE OF PRE-APP.: 4/-2 6 -O/ Tax Map &Tax Lot#(s): / 5 a70 ,69' Up2 FOR STAFF USE ONLY Site Size: 2 3, 7 g6 . fr--7" Case No.(s): /'f i--13Z0 1 -OQ D I / Property Owner/Deed Holder(s)*: 07-73A40/C- J��h Other Case No.(s):W0 Z _ Receipt No.: ). i - A V Address: e, sue. &V ST Phone: `3 '293'/74("-- Application Acc pted By: /6.S E City: /cen4i Zip: 9702a2? Date: -7/f/.i 4...-: Applicant*: Date Determined Complete: Address: /_ Phone: Rev.4/3/2001 i:\curpin\masterskrevised\landpart.doc City: Zip: *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written REQUIRED SUBMITTAL ELEMENTS authorization from the owner or an agent of the owner with written (Note: applications will not be accepted authorization. The owner(s) must sign this application in the space without the required submittal elements) provided on the back of this form or submit a written authorization with this application. ' 42(Application Form l'-lU? PROPOSAL SUMMARY Owner's Signature/Written Authorization-thvO Title Transfer Instrument or Deed .,. The owners of record of the subject property request permission to allow a Land Partition to: Copy of Pre-Application Conf. Notes ('s into divide i 7 4/[� Er Site/Plot Plan (#of copies based on pre-app check list) (total area) (#of parcels) containing -7S-6•26) and / ' oL ‘776 Site/Plot Plan (reduced 81/2"x 11") (sq. ft. or acres) (sq. ft. or acres) a Applicant's Statement (#of copies based on pre-app check list) PA0Fthgry /S fb ez /9/a, b- e USA Service Provider Letter '' (provide any additional information here) er-2 Sets of Pre-Addressed/Pre-Stamped Qii _A-GL- )(ATOU 6-GiI67)�4/6 #10 Envelopes & Copy of 500' Property 7 L �9 -�� � Owner List Generated by the City S T „e_ ❑ Filing Fee (City) $ 780.00 /XI �1 (Urban) $2,480.00 a2/.-)77,-a7 /g41", , ,L) 1 .\k"-- 7/0,e/j/,) 3. 3"2/7/7E24-3> .6%4'3'. .4\V' • I List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this 03 day of //' , 20 0 / w Owner's Signature for Owner's Signature Owner's Signature Owner's Signature 2 • Receipt #: 27200100000000002842 Date: 07/10/2001 TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due MLP2001-00011 (LANDUS]MLP Application Fee 100-0000-438000 $780.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check JEANNIE KH LE 0 1793 $780.00 TOTAL AMOUNT PAID: $780.00 • • :z * CITY OF TIGARD OREGON September 12, 2001 Pamela and Joseph Leitch 6326 SW Alfred Street Portland, OR 97219 Dear Mr. & Mrs. Leitch: RE: Notice of Complete Application Submittal — MLP2001-00011 The City has reviewed your submittal material and finds that your application is complete. Staff will now review your application for Land Partition Approval. A decision will be rendered within 5-6 weeks. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, Scheidegger Assistant Planner i:\curpin\mathew\m1p2001-00011acc.acc c: MLP2001-00011 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • • RECEIVED PLATING SEP 6 2001 Pamela and Joseph Leitch CITY OF TI(�P+R® 6326 SW Alfred St. Portland, OR 97219 (503) 293-6034 September 6, 2001 :Matthew Scheidegger Assistant Planner 'City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Dear Mr. Scheidegger: RE: Application Completion—MLP2001-00011 We have purchased the property at 7000 SW Oak, Tigard, Oregon. Enclosed is a copy of the deed for your records. Please address all future notices regarding this partition to us at the above address and telephone number. Per your letter of August 9, 2001, enclosed are the following: Eight additional copies of the site plan and reduced copies. Copy of the 500' property owner list. Arborist report from Halstead's Arboriculture Consultants. Please let us know if you need anything further in order to deem the application complete. Sincerely, 44/ /4,ah Pamela Leitch -.t, 0 . • 4 :k;,_ - 14, THIS SPACE RESERVED FOR RECORDER'S USE After recording return to: Pamela and Joseph Leitch 7000 SW Oak Street Tigard, OR 97223 Until a change is requested all tax statements shall be sent to the following address: Pamela and Joseph Leitch ' 7000 SW Oak Street O.—e..V Tigard, OR 97223 Sk1 k1 Escrow No. 01061679 Title No. 933756 f-a- 2o010 S.S. z.1 STATUTORY WARRANTY DEED Jeannie Kh Le, Grantor, conveys and warrants to Pamela Leitch and Joseph Leitch, as tenants by the entirety, Grantee, the following described real property free of liens and encumbrances, except as specifically set forth herein: The East one-half of Lot 2, Block 3, Villa Ridge, in the City of Tigard, County of Washington and State of Oregon This property is free of liens and encumbrances, EXCEPT: 2001-02 taxes a lien but not yet payable; covenants, conditions, restrictions and easements of record. 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 FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. The true consideration for this conveyance is $189.000.00 (Hem comply with the requirements of ORS 93.030) Dated this a a day of L4..L7—C...-4_ '�+ , a Q0 ) • ica„,„..,; Vat Z . Jeannie Kh Le U . . STATE OF Oregon 1 County of Washington } ss. This instrument was acknowledged before me on thisday of August, 2001 by Jeannie Kh Le. r),..-p—.4...........Q„ Eff2Q-- ; `1�3 OFFICIAL SEAL Notary Public for Oregon "I�`��r��► PRUE ELLIS _'n'� COMMISSION NO 3 8049 N My commission expires: . / .Z, Co^- e) . . MY COMMISSION EXPIRES DEC 6,2002 5 LATE OF OREGON •• Cc.of Washington I SS STATU IDRY WARRANTY DEED • I, Jerry rry;K_ZHaliabr :Direr oC� of Assess- THIS S ment and;:Taxatitic and�E Offibio County Grantor Leroy B.Collins Clerk forlsaic!'coi[itycfo r fieceb certify that the withir, iitOtitie itofiwriting,was-received Grantee: David Due Le and Jeannie Kh Le and record'ecf4:ift: pok''.„of;-�fedordS� of said r•Until a change is requested,all tax statements shall be sent to the i'' ?" 1. •' 7 e�eta .o following address: ?w ! :"1 _ =; David Due Le `�"'�•� . ,, 7000 SW Oak Street Tigard OR 97223 '-' Jeri-B,:Hanso 'Eiirector of ;Qssreilnd.Yaxation, Ex- OffisiazCdyjafy'Clerk After Recording return to: David Due Le Doc : 2000 056152 7000 SW Oak Street Tigard OR 97223 Rect: 258713 185. 00 07/14/2000 10:09: 26am • Escrow No. 753922 • Title No. 753922 LEROY B. COLLINS Iilial: ll , SXISKIAMXIMMIANN1, Grantor, conveys and -, warrants to DAVID DUE LE AND JEANNIE KH LE, AS TENANTS BY THE ENTIRETY, Grantee, the following described real property free of encumbrances except as specifically set forth herein situated in Washington County, Oregon, to wit: The East one-half of Lot 2, Block 3, VILLA RIDGE, in the City of Tigard, County of Washington, State of • 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 FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. The said property is free from encumbrances except: COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, SET BACK LINES, POWERS OF SPECIAL DISTRICTS, AND EASEMENTS OF RECORD, IF ANY. • ;,M The true consideration for this conveyance is$163,000.00. (Here comply with the requirements of ORS 93.030). wl ,/.J WASHINGTON COUNTY rt `P 1 REAL PFiCi1--RT Y TRANSFER TAX Leroy'bi.Collins „��rte' —�"� (io3.00 07• ((f-o0 PU PAID DATE State: OREGON County: Multnomah • SUBSCRIBED AND SWORN TO the foregoing instrumetn was acknowledged before me this 12th day of July, 2000. • Leroy B. Collins Notary Public My Commission Expires: 11/1/03 i .)FFiCIAL SEAL : . STEPHANIE-A. BATES NOTARY PUBLIC-OREGON COMMISSION NO. 327142 MY COMMISSION EXPIRES NOV. ;,2003 0 9fo 0 / • v&A._ b L • 4-1 • A� k CITY OF TIGARD OREGON August 9, 2001 Terry Morrison 7090 SW Shady Ct. Tigard, OR 97223 • Dear Mr. Morrison: RE: Notice of Incomplete Application Submittal — MLP2001-00011 The City has not received the information necessary to begin the review of your Minor Land Partition application. Staff has, therefore, deemed your application submittal as incomplete. In order for staff to proceed, the following materials will need to be submitted: • • Submit 8 additional copies of the site plan and reduced copies of site plan. • Submit copy of 500' property owner list. • Submit arborist report for protection and preservation of trees over 12- inches that are to remain on site. I am available to answer questions and otherwise assist you as may be required at 503-639-4171, extension 317. Office hours are from 8:00 a.m. to 5:00 p.m. Monday through Friday. If I am not available, please leave your name and phone number so that I can call you as soon as possible. Sincerely, athew Sc eidegger Assistant Planner i:\curpin\mathewMIp2001-00011.acc c: MLP2001-00011 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 r • 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: �i��.% � �_, Date: Y/112_6 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 e(Aservtee. ❑ Subdivision Preliminary Plat Map - Preliminary Storm Drainage Plan A P'C " LIEr Preliminary Partition/Lot Line Adjustment Plan 4H 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 e type of review. process. FOWAN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES ( " COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 • 4: , SPECIAL STUDIES ift 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 engirieering 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 Cov i(Y\c;p (G6ctSac9 ur..A I) Zr • Surrounding street system including nearby intersections •—Pe destrian_ways_and-bike aw ys Not-S)w-+n--� c•—-Fransit-stops 7 CO—7 • Utility access (,OI\ 1 - <<Ad � Sc-"-), Existing Conditions Map Parcel boundaries, dimensions and gross area Contour lines (2'intervals for 0-10% slopes or 5'for slopes >10%) M) U�silol�- C� -7 Drainage patterns and courses on the site and on adjacent lands CQ-j 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 A, • Areas having severely weak foundation soils I rVC_ • 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 kffribe Locations of existing structures and their uses Locations of existing utilities and easements ri City of Tigard Land Use Application Checklist Page 2 of 5 Locations of existing dedicatedit-of-ways ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ • Vicinity map showing property's relationship to arterial and collector streets ❑ • Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ • Contour lines related to a City-established benchmark at 2' intervals for 0-10% grades and 5' intervals for grades greater than 10% ❑ • The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm s wer lin s ❑ • Domestic water mains including fire by ants ❑ • Major power telephone transmission lin s (50,0 volts or greater) El • Watercourses ❑ • Deed reservations for .:rks, op-n spa s, pat y and other land encumbrances ❑ • The location of all trees+ 'th a di meter, inc e or gre er measured at 4 feet above ground level ❑ • The location of all strucf r- and,he pr ent u es of the structures,and a statement of which structures are to remain after platt' El Supplemental information in din. • Proposed deed restrictions if an ❑ • A proposed plan for provision of sub•ivisi n 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 El • If any of the foregoing information cannot practicably be.shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan The owner of the subject parcel The owner's authorized agent g lit The map scale,north arrow and date Proposed property lines Ki Description of parcel location and boundaries Contour lines(2' intervals for slopes 0-10%or 5'for slopes>10%) C .. _ � �.� car- Location,width and names of streets, easements and other public ways within anZI adjacent to the parcel k Location of all permanent buildings on and within 25'of all property lines[ _� , Location and width of all water courses Via Location of any trees with 6"or greater caliper at 4'above ground level All slopes greater than 25% a Location of existing and proposed utilities and utility easements vi Any applicable deed restrictions Evidence that land partition will not preclude efficient future land division where applicable Z 14,S — PK.lh q d4- • Future street extension plan showing existing and potential street connections t J ( 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 mat ial a ❑ • The locations,dimensio s and setb dis nces of the following: • Existing permanent s ructu es, i provements, utilities and easements which are located on th site nd ri ad acent property within 25'of the site ❑ • Proposed structu , i ro ements, utilities and easements on the site ❑ • Sanitary sewer fa •'ti ❑ • Existing or propose ewer reimbursement agreements ❑ • Storm drainage facilities and analysis of downstream conditions ❑ Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ The locations of the following: • All areas to be landscaped ❑ • Mailboxes ❑ • Structures and their orientation ❑ Landscape Plan k)O� * \ • Location of trees to be removed Nom - t -ck NE' • Location, size and species of existing plant materials 2 General location, size and species of proposed plan materials iiplc .vt b 5' k D_AJ -+ C111 • Landscape narrative that addresses: took s1'w..A..3,r • Soil conditions and how plant selections were derived for them c❑a_ • Plans for soil treatment such as stockpiling the top soil (-❑- • Erosion control measures that will be used X0-1 Location and description of the irrigation system where applicable iv r • Location and size of fences, buffer areas and screening c-❑– i • Location of terraces, decks, shelters, play areas, and common open spaces ❑_�` Public Improvements/Streets Plan • Proposed right-of-way loca io s and widths ❑ • A scaled cross-sect n f II . y. ed streets plus any reserve strips ❑ • Approximate cente e r fil=., s•owing the finished grade of all streets including street extensions for a reasonable distance b d e li its of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 ` Gradin'g/Erosion Control P The locations and extent to which grading will take place ❑ Existing and proposed contour lin ❑ Slope ratios ❑ Utilities Plan Approximate plan d rofil s of roposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the propose water 'stribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan On S\ The location of all areas subject to inundation or storm water overflow Location,width and direction of flow of all water courses and drainageways • °R' Location and estimated size of.proposed-storm drainage lines L-Where-applicableiocation 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- - ---- 7-0 Architectural Drawings Floor plans indicating t e squar f t of all structures and their proposed use ❑ Elevation dr wing for ch ele ati of the structure ❑ Sign Drawing Specify propose ocation, size and height ❑ • • i:\.curpin\masters\revised\cheddist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 • • • ' _ . RIGHT-OF-WAY LINE SANITARY SEWER MANHOLE RIGHT-OF-WAR LINE RIM ELEVATION 336.28' I.E. •328.08' , OAI LINE , --- 0 / A C. GAS LINE EDGE OF PAVEMENT e ..," / .., —W '' -74— ..- - IP.'DUCTILE IRON WATER MAIN ... 547.11TAIH SEIYER LINE 0 _1112A1:1_IRV SEW FR L IN, 9 s- .--,:- 0 014.* K STRE 1_,s.ri i_IG_C:1.:::::4„, SLOPE •0.0189 1.0 POWER POLE .---- SLOPE•0.01s4 1.1-3--s---- 10'CoNCRE FE IO'CONCRi7E. MAL Box PAD /12'CONCRETE CLIVER _EDGE OF.PALEMENT EDGE OF_RAVEME NT CULVERT •, '- CLLRE7 8 CAST:ROW SHIER.81.447,-, - '.„..L. ...„,•„I.::...7, E --A. 5- e' E: . -- E 17.50' ' \ ...-77.60'i _____ ____ , ‘.. \RIGHT-OF-WAY LINE\ PLOW LINE 221.11.V . , METAL L83 / cAE- • FLOW LINE 335.81' \ • II. .' \ \ GOWER POLE WAIER V.11'.lt tV/ITEW METER . WATER ,,,fk- -- FLOW LINE 336.79' I . METER nC1C 1 w•FOE FLOW LINE 335.717' C- ,,I..\t'l" 17.5' • • Is'bECIDUOU5 fi- 0‘''''' • • • . 15 DECIAOUS- ‘i0"FIE I.5'FIR ' PORCH ' -• - ELECTRIC •-r -... ,&TIER LEGEND --, F- (0 2...2_i•MMn -.... . • • ELSE TI 9•1..V.92:1' ITN. 8 . ,,,,F..0,,,,,,,.,3,..;I./RE G 0 G 10'FIR Clt R G....I-RHEA,:EL E‘..•TE,-_,:.1.751 71' Ci - v0 SI, 7A\:' L0 - ;900 1,16EA5P.Cl..19 IS.10 ME - w -v. i ol VI'J • 5,::17,Rr.7EGFR L.II,E ;' RD 9, al ln .:17_'..rt,:-. I CK 0.AL N K C IT R'E A:IT7'1:>: • 1 , • ;43 ,..:::.:--..--74-----____---- , . PARCEL 1 - I I 7.5' ..'"•-•. • 7,50o SOUARE FEET -•., 1 . Z ., .... --'--- PITOPOSED PARTITION 15;E:•:'..- -,_ 8 T i , ,016t, S 89°42'56'E 77.60', 3•FR 0 (•', ;', ,(5A,‘;.,01f* I h) 0'I: reE ' 36'mucnvis TAX LOT 2100 0 ,-. 510 - .:1: o' ,. .-,-; N., ; d : Ir. :I: Ilk vap - IV -•; : S, .4 ...1•11 -...•■ .$0 .:; -1-. • N i • 'V 1\ . 1. 0 LA P4"MAPLE • f • P ,, . •■ i °I--. 00,00`35'" •• IA'MAPLE • . . , . . • PARCEL 2 • 16.268 SOUARE FEET TAX LOT 3200 ' Z7, IA . . 0' ,J, • • . . 1 • . . . , 1 . ■ • . • {.' • it •::: ' . • . . \ S i39°59'27"E 95.10' • • L'S iliti eRicic siiir, BRICK WALL . _ ._ TAX LOT 26C0 nN rl-x III ,DITI-1 ,,5g pnit.•-g g 2---" ;-.4;-: L OT 3 100 PROJECT: SITE PLAN AND TOPOGRAPHY SCALE: I" - 20' NOTES: LOCATION: f _8EGIS I tsnI0 CONTOUR INTERVALS ARE EVERY FOOT. SE 1/4 OF THE NE 1,4 OF SEC. 36, US.. R.1W.. W.M. , PROFESSIONAL I LAND SURVEi THE VERTICAL DATUM IS BASED 011 THE CITY OF TIGARD BENCHMARK 142, CITY OF T!GARD, WASHINGTON COUNTY, OREGON 4 BRASS BRASS DISC LOCATED AT THE NORTHEAST CORNER OF OF pacrtc HIGHWAY AND 5w 69TH AVENUE,WHICH HAS AN ELECATION OF 348.05. CLIENT: DATE: JUNE 13, 2001 UNDERGROUND UTLITY LOCATIONS ARE BASED UPON FOURS SURFACE STRUCTURES AND ARE TO BE CONSIDERED APPROXIMATE LOCATIONS ONLY. IF PRECISE DAVID DUE LE SCALE: I" . 20' OREGO I LOCATIONS ARE REOUIRED,THEN A LOCATING SERVICE TROLLS BE USED. JOB NUMBER: 01-2763 RICI-Oba'61.9t6OVE 4, LOVE LAND SURVEYS.INC. ExPIREE 2,91,00 P.O.BOX 907 CLADsTONE.OR 07027 (503)-858-4915 I A D!`If9 rlU-r it 0c, TUkk- c I—RIGNT-OF-PAY LINE ,SANITARY SERER Y/MA7L[ _.. ___—Wolf-of-RAY Law 1 -i ROA ELEVATION 336,11• 1 LE, •X601' 0l ONE GAS LINE . 1 _EDGE OF PAVEMENT R / r __--_ .^-�K 6PIKYl/.•7 •_ _. ___T—°•_.._._— � 12•DUCTRE WON WATER WIN_. -- • sIMTARY SERER LINE y O —_y r O 0 ! f_r-y_fAMTIRY 7EKR L6�_ O !•SLOPE •0.0119 u l POWER POLE SIOPE QOIW g'1..'CONCRETE F 10'CONCRETE. !AL BOX PAD EDGE OF PAVEMENT LVERT CELVER7 It.CONCRETE CIAVEPT EDGE OF PAWNER? 6'u.s•WOr'WRTER•W N- ti __ W J •_ N 89°42'56r L__ ----'-_r,,• _ ruER MAN E E_L -` I.E E E 9 E., `C E i:A. • E .. / J /.�"•- - ■ \RONT-OF-RAT LINE .—•. rz5o' \ 7>60' . ROW LNE 331.12• a co E,, A \ \ FLOW LAVE 336.79• E 7, ` nor LNF 33as1' POSER POLE WATER VALVE 11ATEA METER I METER GoNGF�,..p�-,!•;_ Mr PRE FLOW LINE 333.76• , ' 17.5• ,5•Denman n �a`, V\ I9'DECO• • iTtI ,METER ELECTRIC 10'FR . IS'FR PORW _ b 7_14 PLANTER .?.."71 1 i ill 10'FM, IM. �9 ' x 5 I�r 0 J r F I a EXISTING HOUSE 9`, A . i_0' 1900 a I I erNCR1er COIILRE11 ,no • WALKWAY I • • ^ // PARCEL 1 • - I 17.5• ` i 7900 SWARE FEET Z I- .-- •``PpED PARTITION 18E17-�._ Q V .1 ViG 6 89'42'56T 77.60•• s•Fa a . y oCI elele6°1 36'EUOW 1 N TAX 1.07. 2 100 g• .M i jO , �. .; o Soso , �� - - ,; ' Mfg 0 • ]A'MAPLE 1-7&-IsfrtV1 :::"/J�Q O v °0YfiL I]'u�v.E _Jf Ul/ r/OPtt /�41� PARCEL 2 ®� cc c.° �� 16,261 SOCARE FE" Fe` ` -..-�`. `� is/ 0 W O LA • 96451( 11W5 (1110 • V$• I4uc cL v . 5 89°59'27"E 95.10' — . . . 1 PR'CA BALL RRIC..Rif' j T re S4 D r -'P God 7A _07 ;f.(Y. i rATi( 9�,p59 a._ :n- z;nt (� �. o C� • NO- _ PROJECT: 5;TE PLAN AND TOPOGRAPHY SCALE: I' 20' NOTES: LOCATION: P CONTOUR N I'A TERLS ARE EI'FR!FOOT. P•0 SSA•1 SE 1'4 OF THE NE 1.4 OF SEC. 36. 7,!5.. R.1W., Y.W.I. LAN, SUR YO' TIE VERTICAL DATUM Is BASED ON.TIE CITY OF TNLARD BENCEOMARV lA2, CC) OF T!GARD, WASHINGTON COUNTY, OREGON i A Bats BRASS DISC LOCATED AT THE NORTIEAST CORKER OF OF vacrr..I.GNivIY AlL'SR 697•IKNUE.RNKN NAS AN ELEGIION OF MAXI'. ttFNT: DATE: JUNE r3, 2001 UNDrp6Fou D UTLIT•LOCATIONS ARE BASED WON FOLK'SURFACE STRUCTURES p4�^G DUE E SCALE: r" 20' AND ART TO BE CONSICFRED APPROXNATE LOCATIONS ONLY. W PREL'77E ,yOREGON LOCATIONS ARE REoUlaCS,MIEN A LOCATING 508flCE 714310.0 BE USED. JOB NUMBER: 01-2763 RIC,XRD,;?.LOVE LOBE'LAND SUR;1S.INC. . EYwPE .r"Or` P.O.BOX 107 GLADS ONE.OR 97027 (603)-066-4916 • J ,4 /S 77/J 6 (?.%)4/ 7/7/OS • RIGHT-OF-WAY LINE SANITARY SEWER MANHOLE RIGHT-OF-NAY LINE RIM ELEVATION 336.28' I.E. •328.08' _-_ GAS LINE GAS LINE a EDGE OF PAVEMENT 0 e / 6 ----—__ —p__-_.—______ w -__ry �. w-___.___T -fNLLO£PdVFMFNT w_ • 12'DUCTILE IRON WATER MAIN _ E�- 0 SANITARY SEWER LINE �' O Q S S R--- e-SANITARY SEWER LINE -S O S SLOPE 0,019° --�---5 I -t-SLOPE O.OI B9 POWER POLE I MAL BOX PAD".- 10'CONCFE TE _ 10'CONCRETE __ _ EDGE OF PAVEMENT C VERT`� CIA.VERT /12'CONCRETE CIAVEF EDGE OF PAVEMENT • e'iASt RDrrwdrER-MA N 89°42'S6� �. ,.mow. �-. -w - -_w_ w- __ _ .Lr�° c rE - -� E ---- 1=E E \_- '' E ` E71. -� _-Er-. .4 .• ' / 17.50' 1 .-77.60' _. ., RIGHT-OF-WAY LINE .' FLOW LINE 331.62' / I ME'�AL LID SE A \ FLOW LINE 335.81'" / i WATER R ,, \ FLOW LINE 336.79' POWER POLE WATER VALVE , TEA,METER I METER oaG J..10 'I. 14'PINE FLOW LINE 335.78' 17.5' 15'bFC1000US ORS • 15'DECIDLOUS �� -\ID'FIR � ELECTRIC 15'FIR PORCH G /METER LEGEND ) �' - • - -� N 7_19 PLANTER I \I IS . EDGE OF PAVEMENT -- Ij, 8 , UNDERGROUND GAS LINE 0 0 0- 10'F' i t cJ • O'.'ERHEAD ELECTRICAL LINE'---E--._E- E- ., TING HOUSE A AX LOT 1900 EXIS U UNDERGROUND WATER LINE--------w--- w- SANITARY SEVER LINE -----S S----S-- w FENCE LINE --_=t=_3=...-. -x -1=- . , U ' CULVERTS I CONCRETE CONCRETE 0,1O . WALKWAY I• • l/ PARCEL 1 1 1 7.5' " 7,500 SOUARE FEET Z 1- .__ ^�- PJ70PO5ED PARTITION LINE''-� Q Ln oOf Oa M0.EG1 ri6 89°36'BELOw77.60': 5•FIR VVO • TAX Lor 2100 8 00 6E I ~ ':�= O r 60 �, �C ISY H A s s .1 9 N , 0 O 24•MAPLE 1 en • J PARCEL 2 16,268 SQUARE FEET ' TAX 1.02 3200 • . U • • ii, .... • 5 139°59'27"E 95.10' • — I - ------- - BRICK ALL --- - - - — PRICY.W4LL • • p1�,TeJ l■ TA;; LOT 2600 PAg7I1g92-G5`J 2-U ±O, 3100 \X I 1,D' PROJECT: SITE PLAN AND TOPOGRAPHY SCALE: 1- - 20' NOTES: LOCATION: � T LAUD l CONTOUR INTERVALS ARE EVERY FOOT. PROFESSIONAL I SE 1/4 OF THE NE 1/4 OF SEC. 36, T,1 S., R.1 R'., MM. I LAND SURVEYO THE VERTICAL DATUM IS BASED ON THE or(OF TIGARD BENCHMARK 142, CI'1 OF TIGARD, WASHINGTON COUNTY, OREGON A BRASS BRASS DISC LOCATED AT THE NORTHEAST CORNER OF OF PACIFIC HIGHWAY AND SW 69TH AVENIL'E,118CH HAS AN ELECATION OF 348.05: CLIENT: DATE: JUNE 13, 2001 UNDERGROUND UTILITY LOCATIONS ARE BASED UPON FOUND SURFACE STRUCTURES SCALE: 1- 20' AND ARE TO NE CONSIDERED APPROXIMATE LOCATIONS ONLY. IF PRECISE DAVID DUE LE OREGO LOCATIONS ARE REQUIRED,THEN A LOCATING SERVICE SHOL D BE USED. JOB NUMBER: 01-2763 PC AtD.91.1.OVE 74 LOVE LAND SURVEYS.INC. EXPIRES 12,31,00 P.O.DOI 907 CLADSTONE,OR 97027 (603)-658-4915 • • • Clean Water Services Our commitment is clear. June 12, 2001 - Terry Morrison 7090 SW Shady Court Tigard, OR 97223 Re: Proposed Partition at 7000 SW Oak Street, Tigard (Pre-Screen File No. 1147, 1S1 36AD 02000) Clean Water Services (formerly USA) has received your Sensitive Areas Certification Form for the above referenced site. Staff has reviewed the Sensitive Areas Certification Form and concurs that the sensitive area found during the pre-screen has been piped. In light of this result, the above referenced project does not need a Service Provider letter as required by Resolution and Order No. 00-7, Section 3.02.1. Prior to construction, a Stormwater Connection Permit from Clean Water Services or its designee is required pursuant to Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This concurrence letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. If you have any questions, please feel free to call me at 503-846-3613. Sincerely, acc./6 Heidi Berg Site Assessment Coordinator - -- E:\Development Svcs\SP 00-7\Concurrence Letters\1S136AD 2000-piped.doc 155 N First Avenue, Suite 270• Hillsboro, Oregon 97124 Phone:(503)846-8621 • Fax: (503)846-3525 •www.cleanwaterservices.org Woc1L/tJA RRATJ VE • • 7000 SW Oak St Tigard, OR 97223 - - - - - - - - Applicant Jeannie Le Pamela & Joseph Leitch 7000 SW Oak St 6326 SW Alfred Street Tigard, Or 97223 Portland, OR 97219 Representative Terry Morrison 7090 SW Shady CT. Tigard, OR 97223 Legal Description Tax lot ID number 1 S 136AD02000 Lot footage 23,708 sq ft Zone 4.5 Proposal Partition the existing property into 2 parcels. The front parcel would remain and would be minimum lot size. The rear parcel would be eventually developed into a single family residence according to code. Fee Partition Application $780 Pre App. Date April 26, 2001 • • Contents Application Form (2 copies) Application Fee ($780) Narrative (14 copies) Proposal Site Description & Vicinity Infrastructure Improvements Applicable Code Regulations: Residential Zoning Districts Access/Egress/Circulation Density Computations Environmental Performance Standards Landscaping & Screening Standards Off Street Parking/Loading Requirements Tree Removal Visual Clearance Areas Street & Utility Improvement Standards Conclusions Planning Map (14 sets) Site Plan USA Provider Letter 2 sets pre addressed pre stamped envelopes Copy of the Deed with owners signature on the back 8 '/2 X 11 Reduced Planning Map (2 sets) Pre-application notes • I Partition Narrative Proposal: The lot now has a single family residence which will remain. It is on the front third of the property. The new lot will be a flag lot. The front lot will be the minimum for .5 zone. The rear lot will be approximately 150 feet deep and 95 feet wide.There will be no tree removal and the existing screening would be kept. Description: The existing site is 95 feet wide and 250 feet deep. There are residential homes in the area. The property is almost flat. There has been some of the same type of lots in the area that have been previously flagged. Infrastructure: Streets: Oak street is a street of approximately 25 feet across with no curbs, sidewalks or gutters. There is a culvert in front of the existing lot that diverts runoff. If the future improvements require half street improvements then the property owners of both lots will volunteer to do so. Stormwater: There is a culvert that would remain in place and the new driveway that would be developed would be made in accordance to code. A drainage pipe to divert the runoff from the new development would be installed to connect with the existing culvert. Sanitary: There is a sewer that is connected to the front residence. Therefore it is in the street in the front of the property and very accessible for the new development. Water: There is water piped into the area. • • Title 18 Requirements 18.510 Residential Zoning Requirements 18.510.010 Purpose A. Preserve neighborhood livability. One of the major purposes of the regulations governing development in residential zoning districts is to protect the livability of existing and future residential neighborhoods, by encouraging primarily residential development with compatible non-residential development--schools, churches,parks and recreation facilities, day care centers, neighborhood commercial uses and other services--at appropriate locations and at an appropriate scale. B. Encourage construction of affordable housing. Another purpose of these regulations is to create the environment in which construction of a full range of owner-occupied and rental housing at affordable prices is encouraged. This can be accomplished by providing residential zoning districts of varying densities and developing flexible design and development standards to encourage innovation and reduce housing costs. The proposed development would be for a single family residence. 18.510.20 List of Zoning Districts 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 development would meet the requirements for the 4.5 zoning according to code. 18.510.030 Uses 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; The intention of the use of this land is for residential use in accordance with the zoning district regulations use table as follows. B. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is presented in Table 18.510.1. 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 Group Living R'/C R'/C R'/C R'/C R'/C R'/C R'/C R'/C Transitional Housing N N N N N C C C Home Occupation R2 R2 R2 R2 R2 R2 R2 R2 Residential Zoning Districts 18.510-1 SE Update: 01/00 • • HOUSING TYPES Single Units, Attached N N N R8 R9/C P P P Single Units, Detached P P P P P P P P Accessory Units R3 R3 R3 R3 R3 R3 R3 R3 Duplexes N N C C P P P P Multi-Family Units N N N N N P P P Manufactured Units P P P P P P P P Mobile Home Parks/Subdivisions N N C C P P P P P=Permitted R=Restricted C=Conditional Use N=Not Permitted 'Group living with five or fewer residents permitted by right; group living with six or more residents permitted as conditional use. 2Permitted subject to requirements Chapter 18.742. 3Permitted subject to compliance with requirements in 18.710. 4Except water and storm and sanitary sewers, which are allowed by right. 5In-home day care which meets all state requirements permitted by right; freestanding day care centers which meet all state requirements permitted conditionally. 6When an agricultural use is adjacent to a residential use, no poultry or livestock, other than normal household pets, may be housed or provided use of a fenced run within 100 feet of any nearby residence except a dwelling on the same lot. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district density for each zoning district has been established at 80% of maximum density. Guidelines would be followed for the densities required. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. 3. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. Residential Zoning Districts 18.510-2 SE Update: 01/00 0 • TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size -Detached unit 30,000 20,000 10,000 7,500 sq.ft. 5,000 sq. -Duplexes sq.ft. sq.ft. sq.ft. 10,000 ft. -Attached unit[1] sq.ft. 10,000 sq.ft. 5,000 sq.ft. Average Minimum Lot Width -Detached unit lots 100 ft. 100 ft. 65 ft. 50 ft. 50 ft. -Duplex lots 90 ft. 90 ft. 50 ft. -Attached unit lots 40 ft. Maximum Lot Coverage - - - - 80% [2] Minimum Setbacks -Front yard 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. -Side facing street on corner&through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. -Side yard 5 ft. 5 ft. 5 ft. 5 ft. 5 ft. -Rear yard 25 ft. 25 ft. 15 ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft. Minimum Landscape Requirement - - - - 20% [1] Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping. [2] Lot coverage includes all buildings and impervious surfaces. Development standards will be followed according to the above tables to City of Tigard Code 18.510.60 Accessory Structures Residential Zoning Districts 18.510-3 SE Update: 01/00 • 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; b. An accessory structure may not exceed 15 feet in height; c. In no case shall the primary structure and accessory structure(s) exceed the maximum lot coverage allowed in the base zone; d. An accessory structure may not be located within the front yard setback; e. An accessory structure must maintain a minimum side and rear yard setback of five feet; 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; 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; 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; d. The erection of television receiving dishes on the roof of a structure is not permitted in any residential zone. 4. 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. All regulations regarding accessory structures will be followed at the time of development. The existing structure will be removed if it required. • Residential Zoning Districts 18.510-4 SE Update: 01/00 • Chapter 18.705 ACCESS,EGRESS,AND CIRCULATION Sections: 18.705.010 Purpose 18.705.020 Applicability of Provisions 18.705.030 General Provisions 18.705.010 Purpose A. Purpose. The purpose of this chapter is to establish standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. The development will have a single driveway to the residence when it is developed according to the provisions of the code of the City of Tigard. 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. The development is to be used for a single family residence in accordance with the City of Tigard code. If the development is to be used for any other purpose the proper steps will be taken with the city to do so. 18.705.30 General Provision 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. 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. Residential Zoning Districts 18.510-5 SE Update: 01/00 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. 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The development will not be joint access. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. A black top drive will be put down according to the requirements when the land is developed. 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; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: _ RESIDENTIAL USE (6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Minimum Pavement Unit/Lots Driveways Required Width Width 1 or 2 1 15' 10' 2. 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%. 2. 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; Residential Zoning Districts 18.510-6 SE Update: 01/00 11 3. 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 access for this development will be 20 feet wide going into the flag lot. Chapter 18.715 DENSITY COMPUTATIONS Sections: 18.715.010 Purpose 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: 18.715.010 Purpose A. Purpose. The purpose of this chapter is to implement the comprehensive plan by establishing the criteria for determining the number of dwelling units permitted. 18.715.20 Density Calculation 1. All sensitive land areas: a. Drainage ways. 2. All land proposed for private streets. 4. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The property is to be developed according to the code. This is to be a 4.5 lot with one single family dwelling unless the density code is modified at a later date. Chapter 18.745 LANDSCAPING AND SCREENING 18.745.10 Purpose A. Purpose. The purpose of this chapter is to establish standards for landscaping, buffering, and screening of land use within Tigard in order to enhance the aesthetic environmental quality of the City: 1. By protecting existing street trees and requiring the planting of street trees in new developments; • 2. By using plant materials as a unifying element; 3. By using planting materials to define spaces and articulate the uses of specific areas; and 3. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and lack of privacy by the provision of buffering and screening. Sides of the property is fenced the distance with adequate screening in place, rear has a fence. Residential Zoning Districts 18.510-7 SE Update: 01/00 ` • 18.745.40 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. Existing trees and vegetation used in the screen will remain. C. Size and spacing of street trees. 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; 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; 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; 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; 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; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the tree well; g. On-premises utilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet 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; 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; k. Trees shall not be planted within two feet from the face of the curb; and I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: Residential Zoning Districts 18.510-8 SE Update: 01/00 • • (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 (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. Trees shall be planted in accordance with the above. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way,buffering,but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. 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; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, access ways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 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; 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: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; Residential Zoning Districts 18.510-9 SE Update: 01/00 ` • • (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. • 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 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; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone,rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. Residential Zoning Districts 18.510-10 SE Update: 01/00 • • 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.040 C2 a and b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.040 C2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial, major collector or minor collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. 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; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; Residential Zoning Districts 18.510-11 SE Update: 01/00 • • 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. Any buffering or screening to the development would be according to the codes of the city. The existing vegetation and side fences will remain in place and a fence will be erected around the front property. BUFFER MATRIX TABLE 18.745.1 PROPOSED USE Single Units, Attached Single Attached Light Heavy Parking Lots Detached; Units and Single Units Industrial Industrial 4-50 50+ Manufacture Multifamily, and Zones Zones spaces spaces d 1-5 Units; Multifamily, (IP,IL) (IH) EXISTING/ABUTTING USE Units Duplexes 5+Units . Detached Single Units;Manufactured Units -- A C E F C D Attached Single Units and Multifamily, A -- B E F C D 1-5 Units,Duplexes Attached Single Units and Multifamily, A A -- E F C D 5+Units Mobile Home Parks A A B E F C D Commercial Zones(CC,CG,CP,CBD) C C C D D -- -- Neighborhood Commercial Zone(CN) C C C D D -- -- Mixed Use Employment Zone(MUE) C C C D D -- -- Light Industrial Zones(IP,IL) D D D -- D -- -- Heavy Industrial Zone(IH) D D D D -- -- -- Parking Lots C C C -- -- -- -- Arterial Streets A A A A D -- -- Note: See Table 18.745.2 for alternative combinations for meeting these screening requirements. Residential Zoning Districts 18.510-12 SE Update: 01/00 0 • Option Width Trees Shrubs or Screening s (feet) (per linear feet of Groundcover buffer) A -- 10 -- Lawn/ -- living groundcover B -- 10 20' min/30' max Lawn/ -- spacing living groundcover 1 10 Shrubs 4' hedges C 2 8 15' min/30' max Shrubs 5' fence spacing 3 6 Shrubs 6' wall 1 20 Shrubs 6' hedge D 2 15 10' min/20' max Shrubs 6' fence spacing 3 10 Shrubs 6' wall 1 30 10' min/20' max Shrubs 6' hedge or fence spacing E 2 25 Shrubs 5' earthen berm or wall F -- 40 10' min/20' max Shrubs 6' hedge, fence, spacing wall or berm [1] Buffers are not required between abutting uses that are of a different type when the uses are separated by a street as specified in Section 18.745.050 A2. Residential Zoning Districts 18.510-13 SE Update: 01/00 . • [2] Adjustments from these requirements can be obtained; see Section 18.370.020 C4. Requirements will be followed for the screening and tree planting. Chapter 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.10 Purpose • A. Insure adequate vehicle parking. These parking requirements are intended to provide sufficient vehicle parking in close proximity to the various uses for residents, customers and employees, and to establish standards which will maintain the traffic carrying-capacity of nearby streets. B. Adequate capacity. These regulations are also intended is to establish vehicle parking areas which have adequate capacity and which are appropriately located and designed to minimize any hazardous conditions on the site and at access points. 1. On the date of adoption of this title, the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement; There will be adequate parking on the property for the single family residence and its occupants according to the established code of the City of Tigard. 18.765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansion of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance with Section 18.765.070 subject to the following: 1. On the date of adoption of this title, the number of vehicle parking and loading spaces required shall be based only on floor area or capacity of such enlargement C. Change of use. When an existing structure is changed from one use to another use as listed in Section 18.765.070, the following provisions shall apply: 1. If the parking requirements for each use are the same, no additional vehicle parking shall be required; 2. Where a change results in an intensification of use in terms of the number of vehicle parking spaces required, additional vehicle parking spaces shall be provided in an amount equal to the difference between the number of spaces required for the existing use and the number of spaces required for the more intensive use; Residential Zoning Districts 18.510-14 SE Update: 01/00 • Building permit conditions. The provision and maintenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that property is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subsequent use of property for which the building permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Required vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees only; b. Not be used for storage of vehicles or materials or for the parking of trucks used in conduct of the business or use; and c. Not be rented, leased or assigned to any other person or organization. 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. 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. Parking for the residence will be on the same lot as required. Chapter 18.790 TREE REMOVE 18.790.010 Purpose A. Value of trees. After years of both natural growth and planting by residents, the City now benefits from a large number of trees. These trees of varied types add to the aesthetic beauty of the community,help clean the air,help control erosion, maintain water quality and provide noise barriers. There will be no tree removal when the land is divided. Residential Zoning Districts 18.510-15 SE Update: 01/00 ' • ID VISUAL CLEARANCE AREAS Sections: 18.795.010 Purpose 18.795.020 Applicability of Provisions 18.795.030 Visual Clearance Requirements 18.795.040 Computations 18.795.010 Purpose A. Purpose. The purpose of this chapter is to establish standards which will assure proper sight distances at intersections to reduce the hazard from vehicular turning movements. 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030,using the standards in this chapter as approval criteria. 18.795.030 Visual Clearance Requirements 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. 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. 2. Non-arterial streets less than 24 feet 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 both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. • Residential Zoning Districts 18.510-16 SE Update: 01/00 • • • Visual clearance will follow the 30 ft triangle and there will be no obstructions blocking the view. --- ----71-4 • i. F .___,,,,,„„,„4 :: . ...::: _. _ •,:ii,, .._. , _ ,:. _itu 7' -i.5*:;--417----.:.: :. ' °,D, k 3D' c''-g,ffk+Qf' .7I .., C"O"Y ---„fir....-t-, FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS Sections: 18.810.010 Purpose 18.810.020 General Provisions 18.810.050 Easements 18.810.060 Lots 18.810.090 Sanitary Sewers . 18.810.100 Storm Drainage 18.810.120 Utilities 18.810.130 Cash or Bond Required 18.810.140 Monuments 18.810.150 Installation Prerequisite 18.810.160 Installation Conformation 18.810.170 Plan Check 18.810.180 Notice to City 18.810.190 City Inspection 18.810.200 Engineer's Certification 18.810.210 Completion Requirements 18.810.010 Purpose A. Purpose. The purpose of this chapter is to provide construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and Residential Zoning Districts 18.510-17 SE Update: 01/00 • • build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Section 7.40 applies. The provision of Section 7.40 of the Tigard Municipal Code shall apply to this chapter. C. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shall mean "public streets" unless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22) 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. a. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; b. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or 2. 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. The development of this land will not create a new street only an easement to the rear flag lot. The single family residence would have little if no affect on the area and would only be developed after being approved. 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; Residential Zoning Districts 18.510-18 SE Update: 01/00 . • 2. Access shall be in accordance with Sections 18.705.030.11 and 18.705.030I. Easement shall be built according to the above specifications to the single family residence. This is not to be a subdivision.. D. 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: There are no curbs, curb cuts or driveway approaches on this residential street which the easement would connect to. 1. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. E. 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. All monuments shall be reestablished if there are any moved or disturbed during the development process. F. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 2. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. The mail box would be for the additional single family residence and would be located at the easement and the street intersection. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line Residential Zoning Districts 18.510-19 SE Update: 01/00 • utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. The easement for this flag lot will be to code and the drainage for the runoff will be directed to the pre-existing culvert at the front of the original property. 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: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; 3.. 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. 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. . C. 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 size will conform with the code at the time of the development. • 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. 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. A sewer would be connected in accordance with the city code along with the opening of the street permit for the other utilities that are to be installed. 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: 1.The storm water drainage system shall be separate and independent of any sanitary sewerage system 2.Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and Residential Zoning Districts 18.510-20 SE Update: 01/00 , • • 2. Surface water drainage patterns shall be shown on every development proposal plan. The surface water drainage will be shown and directed to the front of the pre-existing lot where there is a culvert. 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. A culvert now runs under the front of the property. This would be made adequate for the driveway access. 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 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Will be shown on the site plan from the surveying of the property. 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 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. Residential Zoning Districts 18.510-21 SE Update: 01/00 • • • C. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the City. All development which occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities,unless exempted by this code. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front-foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front-foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for undergrounding utilities within the City at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the City. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and approval annually. Developer will be required to pay a fee in lieu of undergrounding according to the set rate that is determined by the City Engineer. • 18.810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. The bond that is required would be paid in accordance to the rules governing the street opening permit and cash or bond to cover the job. 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. All monuments shall be in accordance with the original from the survey completion and would be replaced prior to the acceptance. Residential Zoning Districts 18.510-22 SE Update: 01/00 ,. • 18.810.150 Installation Prerequisite A. Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City,permit fee paid, and permit issued. C. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. Again the permit fee would be paid in full when required after being set by the Council. Residential Zoning Districts 18.510-23 SE Update: 01/00 A 1Rr • • HALSTEAD'S 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 August 29, 2001 • op. Mr. &Mrs. Leitch 6326 SW Alfer Street Portland, OR 97219 4' Reference: Tree Assessment • Location: 7000 SW Oak Street w Subject: Three Trees • 1 . Per our meeting on August 27, 2001 and the information given to me at that time, I have prepared a tree removal/preservation report for the three (3)trees that will 1 -' be impacted by the forthcoming construction trauma. .1.yt . A/ It is my understanding that a drive way will be constructed along the west side of the property to a"Flag Lot" in the back of the existing residence. vrito The proposed drive way will impact two Sitka Spruce and one Rocky Mountain s Maple. 1. Spruce tree number one is 14 inches at 4.5 feet above ground and is 40 feet • tall with a 30-foot limb spread. The tree is located on the west property line and is closest to SW Oak Street.The tree is in fair health and fair structure.The health of the tree is impaired by insect that is very hard to eradicate. • I The above ground structure of the tree is very good but the buttress has a large, eight inches in diameter, above ground "J" Root protruding to the east. This root as it grows and becomes bigger in size will act as a pivot and can cause the tree , to topple over. Further, if the root is cut, for the proposed drive way, will cause , severe decay problems if the trunk of the tree. Due to the poor quality of this species and the forthcoming construction trauma, it is recommended that the tree be removed. 2. Spruce tree Number two is 14 inches at 4.5 feet above ground and is 40 feet tall with a 30-foot limb spread. The tree is located on the west property line and is 9 feet south of Tree Number One. The tree is in fair health and good structure. It is possible to preserve this tree with elaborate preservation methods. However, due to the nature and problems related to this species and the problems that will 11 occur to the proposed driveway in the future it is my recommendation the tree be removed. Email: hac @spiritone.com www.spiritone.com/-hac CCB#0068646 •.l • • Page 2 August 29, 2001 Reference: Tree Assessment Location: 7000 SW Oak Street Subject: Three Trees 3. Rocky Mountain Maple tree numbered three, is 30 inches in diameter at 4.5 feet above ground and 44 inches at ground level. The tree is located 40 feet east of the property line and 18 feet east of an existing garage/shed. The tree is an excellent mature specimen of a healthy and structurally stable Rocky Mountain Maple tree. The height is 55 feet and the radius limb/trunks spread is 30 feet. It is my understanding that the garage/shed will be removed for the proposed driveway to the flag lot. The east side of the drive way will be an estimated 16 feet from the west side of the trunk at ground level. This is more than adequate room for the root zone. Tree protection fencing will be required in order to keep traffic of the root zone. It is recommended that the tree protection fencing be erected at least 20 feet in circumference from the base of the trunk at ground level. When the fence needs to be adjusted and excavation take place on the west side (proposed driveway side), it needs to be done under the supervision of a consulting arborist. Root pruning may be needed and will be determined at the time of the driveway excavation. Even if root pruning is needed it will only affect 5 percent or less of the tree's root system. Although the tree is in need of formal pruning, it will have little or no affect on the trees health or structure. If the recommendations presented within this report are followed the trees will not pose a problem from the forthcoming construction. If I can be of further assistance or if more technical material is needed please call me immediately. Sincerely, avid Halstead CA ASCA RE--i4 PPLI C4ro N &WF€R&vce NOTES i - ". CITY. OAF TIGARD PRE-APPLICATION 'CONFEREN':CE. NOTES gnoPncm . .. Communzty®eveCopnu nt (Pre=Application'Meeting Notes.areValid';#or;Six;:(6) Months) . • S/iarmeA Boter com unto _ RESIDENTIAL RESIDENTIAL PRE-APP.MTG.DATE: ° ®/ STAFF AT PRE-APP.: .f___ ,4 APPLICANT: -P L.E AGENT: _ - ' Phone: (705) Ye(',51'.5L5 Phone: $ '3) 20/- 8 3' 3 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 7 et0 . 5'‘,07 $5 S-F-�z_4- - TAX MAP(S)/LOT #(S): 4.s/,3"b/- 7) - 2_ezo NECESSARY APPLICATIONS: ,, ' li r_ - - PROPOSAL DESCRIPTION: .._-/_ i .�S _ COMPREHENSIVE PLAN MAP DESIGNATION: ZONING MAP DESIGNATION: ‘,/, r CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: 1:4 - ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18_35-16 l MINIMUM LOT SIZE:74o-15 sq. ft. Average Min. lot width: 67) ft. Max. building height: 5D ft. Setbacks: Front --O ft. Side ,5 ft. Rear /S ft. Corner / .S- ft. from street. MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: — %. NEIGHBORHOOD MEETING (Re • . the Neighborhood Meeting Handout] THE. APPLICA -ALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIAT' e'1 • _ A TOR, AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their propo :I. A minimum of two (2) weeks between the mailing date and the meeting date is required. P -ase review the Land Use Notification handout concerning site posting and the meeting noti'-. Meeting is to be held prior to submitting your application or the application will not be accepte.. * NOTE: In order to also preliminarily addr ss building code standards, a meeting with a Plans Examiner is encouraged prior to su,,mittal of a land use application. aTY Of TIGARD Pre-Application Conference Notes Page I of 10 Aesidential Appliation/P4nnint Division Seaon I NARRATIVE (Refer to Code Chanter • 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. 2! �' �ad /!. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050Y I+,�j �! 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 18.7651 Minimum number of accesses: / Minimum access width: /3 Maximum access width: . Minimum pavement width: /c WAL I AYR t EMENTS (Refer to Code Chap . '51 in al ATTAC. " • •USING -xcept tw.-famil swellings) and r. ti-family developments, each residenti. dw- ing SHA L B CONNECTED : WALKWA • THE VEHICULAR PARKING AREA, CO' ON OPEN ° •CE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as 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. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft. of gross site area 43,560 sq. ft. of gross site area 8.712 sq. ft. (20%)for public right-of-way 6,534 sq. ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3.050(minimum lot area) - 3.050(minimum lot area) = 11.4 Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. *Minimum Project Density Is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY Of TIGARD Pre-Application Conference Notes Page 2 of 10 Aesdentiil Apphatwn/PSJMm{Division Section _ SPE i L'SETBACKS (Refer to Code Section 18.7301 • > S -EETS: Ib. 1-: r-o s- centerline of _ > LA∎. LOT: A EN (11 O• - DE YARD SETBACK applies to all p '--- . structures. ZERO • LINE LOTS: A minimum of a ten (10)-foot separation shall be main ai -. 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.] :1 FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Co . . . l er 18.1301 MAXIMUM HEIGHT OF 11/2 STORIES o -- , whichever is less in most zones; 2'/z stories, or 35 feet in R-7, R-12, R-25 or R-40 zones prove•ed that the standards of Section 18.730.010.C.2 are satisfied. c)-BUFFERING AND SCREENING (Refer to Code Chapter 18.1451 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. :" . �s{ rX Ldi y✓J�j l�G+�fv�.�.� �� The ESTIMATED REQUIRED BUFFER WIDTHS applicabl to your proposal area are: s• feet along north boundary. 5-0 feet along east boundary. 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 18.7051 A. / STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as c:riveways w ich are more than 100 feet in len•th Street trees must' . be placed either within the public right-o -way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. REC CLING (Refer to Code . , l ; 18.1551 Applicant sho . CONTA. T FRANCHISE HAULER e ' •EVIEW AND APPROVAL OF SITE SERVICIN OMPATIBILI . Locating a trash/ - ycling, end. ure within a clear vision area such s at the ntersection of two ( driveways n a parking lot is pr. sited. Much of Ti.. e ' within Pri. - Disposal's Service area. -• • ing is the contact person an. • - reached at (503) 625-6177. QTY OF TIGARD Pre-Application Conference Notes Page 3 of IO Resideoual Appiiationmuaing Di.isaa Sea,oa PARKING (Refer to Code Chapters 8.765 a 18.105) • 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. BICYCL CKS (Refer to Code Section 18.765) BICYCLE - are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. I. ycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code apter 18.7151 The Code provides RE e.ULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DU' TO AREAS WITHIN THE 100-YEAR- FLOODPLAIN, NATURAL DRAINAGEWAYS, ETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROU D. Staff will attempt to preliminary identify sensitive lands areas at the pre- application confer"nce based on available information. HOWEVER, the responsibility to precisely identify sensitiv- land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the • -finitions of sensitive lands must be clearly indicated on plans submitted with the developmen application. Chapter 18 75 also provides regulations for the use, protection, or modification of sensitive lands areas. RE*. DENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Section 18.115.080.C1 When STEEP SLOP - - -ist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the =•'royal standards of the Tigard Community Development Code Section 18.775.080.C. The report sh. be based upon field exploration and investigation and shall include specific recommendations for ache:ving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS Refer to R a 0 9644/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO S NSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide eno '•h 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 tetidentul Application/Planning Domino Section • - LE 3.1 V e TATED CORRIDOR VOTHS • SOURCE: USA DESIGN AND CONST:- CTION STANDARDS MANUAURESOLUTION & ORDER 96-44 • ^Y? SL PEaADJA ENTu:• ' : O - C ::WIDTH OF:VE GETATED K 3ENSITIVE,'AREA':DEFINITI��N; d:',; #.. °h _ O SENSITIVE::•AREA ;CORRIDOR=PER • • Streams with intermittent flow dr.• ing: <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 4 • Rivers, streams, and springs wi • ear-round flow • Streams with intermittent flow drainin. 'I acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% • 10 to <50 acres 30 feet 1 >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' 4Starting point for measurement = edge of the defined channel (bank flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever off s greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not sery as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the egetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine nd 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 sh I be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activi '-s, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other :ctivities shall be permitted which otherwise detract from the water quality protection provided b, the vegetated corridor, except as provided for in the • USA Design and Construction Standards. Location of Vegetated Corridor: • IN ANY RESIDENTIAL DEVELOPMEN WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a su• ision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any p. cel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use . .plications, the applicant must obtain a USA Service Provider Letter which will outline.the con.• ions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no s: sitive areas, USA must still issue a letter stating a USA Service Provider Letter is not require.. SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED OR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" h.•dout is available upon request. Additional sign area or height beyond Code standards may b: permitted if the sign proposal is reviewed as part of a development review application. Alt: atively, 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. 011 01 TIGARD Pre-Application Conference Notes Page 5 of 10 loidtatial Application/Planing Division Section • • THE TREE PLAN SHALL'INCLUDE the following: • D Identification of the location, size and species of all existing trees including trees designated as significant by the City; D 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.; c • 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. i 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. f,•' 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. CR Of TIGARD Pre-Application Conference Notes Page 6 of 10 Anidmsial App&isioa/Plannint Division Section • • • WATER RESOURCES OVERLAY DISTRICT [Refer t I Code Section 18.191.0301 The WATER RESOURCES (W OVERLAY DISTRICT implements the policies of the Tigard - Comprehensive Plan and is in ended to resolve conflicts between development and conservation of significant wetlands, str:.ms and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Spew ically, this chapter allows reasonable economic use of property while establishing clear and ••jective standards to: protect ,significant wetlands and streams; limit development in desig :ted riparian corridors; maintain and enhance water quality; maximize flood storage capacity; pre:erve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife h...itats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVER A Y DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING . GOAL 5 (Natur:I Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 3). These provisions require that "significant" wetlands and riparian corridors be mapped and p stected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow of mere than 1000 cfs. Major Streams: - Streams which are ma:'ed as "FISH-BEARING STREAMS" by the Oregon Department of Forestry • and have an average annu. .w less than 1000 cubic feet per second (cfs). ➢ Major streams in -Tigard inclu.: FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY 'EEKS)AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STEAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Sum er Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries .f the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTAL FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR T E EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the `riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIV ' RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIP,,RIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ➢ ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; howev: , a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standar.. adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS [Ref to Code Section 18.797.1001 The DIRECTOR MAY APP"OVE 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 s aces otherwise prohibited by this chapter, provided that equal or better protection for identified m..or stream resources is ensured through streambank restoration and/or enhancement of riparian v-!etation in preserved portions of the riparian setback area. Eli.ibilit for Ri.arian Setba, k in Disturbed Areas. TO BE ELIGIBLE FOR A R PARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was s■ bstantially disturbed at the time this regulation was adopted. This determination must be bas-d on the Vegetation Study required by Section 18.797.100 that demonstrates all of the followi,g: Y Native plant species currently cover less than 80% of the on-site riparian corridor area; ➢ The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; WI OF TIGARD Pre-Application Conference Notes Page 7 of 10 tesidentid Applxuion/Ptmoin=Domino Section 7 • • • D That there will be o infringement into the 100-year floodplain; and 9 Y floodplain; - . - -e- slope of the riparian area is not greater than 20%. FUTURE STREET PLAN AND EXTENSIO OF STREETS [Refer to Code Section 18.810.030.FJ A FUTURE STREET P AN shall: . D Be filed by the :pplicant in conjunction with an application for a subdivision or partition. The • plan shall sho the pattern of existing and proposed future streets from the boundaries of the proposed Ian S division and shall include boundaries of the proposed land division and shall include other .arcels a . • e e -- rrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pu outs 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 c_ 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 11/2 times the minimum lot size of the applicable zoning district. . BLOCKS [Ref _to Code Section 18.810.090] • The pe imeter of B1 OCKS F• : t, • BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of- ay .-- except where s ree oca ion is prec us -d by natural topography, wetlands or other bodies of 'ater 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(figard Triangle Design Standards) v\ 18.765(Off-Street Parking/loading Requirements) 1 8.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.175(Sensitive Lands Review) 18.350(Planned Development) C>4- 18.105(Access/Egress/Grculation) 18.180(Signs) 18.360(Site Development Review) 18.110(Accessory Residential Units) 18.785(Temporary Use Permits) 18.370(Variances/Adjusmtents) e.0 18.715(Density Computations) ' "?'-`• 18.790(Tree Removal) - 18.380(Toning Map/Text Amendments) 18.720(Design Compatibility Standards) • `x 18.795(Visual Clearance Areas) ^ 18.385(Miscellaneous Permits) l>, 1 8.725(Environmental Performance Standards) 18.197(Water Resources(WR)Overlay District) 18.390(Decision Making ProceduresMipact Study) 18.730(Exceptions To Development Standards) /y 18.798(Wireless Communication Facilities) 18.410(lot line Adjustments) 18.740(Historic Overlay) (Ll_ 18.810(Street&Utility Improvement Standards) 18.420(land Partitions) 18.742(Home Occupation Permits) • �/ 18.430(Subdivisions) 18.745(landscaping&Screening Standards).,. 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial boning Districts) 18.755(Mixed Solid Waste/Recycling Storage) ___ 1 8.530(Industrial Zoning District) 18.760(Nonconforming Situations) • CITY Of TIGARD Pre-Application Conference Notes Page 8 of 10 . lnidentill Appliarion/Plmning Division Section • ADDITIONAL CONCERNS OR COMM TS: O y1:162 ✓ �� /eV' 471- �•� �.�, /Q /® • • S 6.1 40. r f 6444 (7 score/e us19 (pbt.v e AL-,-)1 ba.4e) • se& —.�-mac Fv..e1.s÷20-710 c e�?ader -PS �c.�e - tm daze-� �`5� -fit yofikc eel) 1 A Y'�P - _1 D • • PROCEDURE p( Administrative Staff Review. • Public hearing before the Land Use.Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be • held by the City Council. APPLICATION SUBMITTAL PROCESS • All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM-. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 81/2' x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review. of the application and will determine whether an application is complete'within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. • • CITY Of TIGARD Pre-Application Conference Notes Page 9 of 10 tesideawl Appli[uioa/Plinain=Divnga Section • ' •The administrative decl.T n or public hearing will typically occu•proximately 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 periom follows all Ian. us- decisions. An appeal on this matter would be heard by the Tigard - - ; I.��� - . A basic flow chart which illustrates the review process i availabl:•"om 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: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. - • 1. 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: #11 -- 4111°— CITY F TIGA PLANN ' i ' ION - STAFF PERSON ILO PRE-APP. MEETING • PHONE: (503) 639-4111 FAX (503) 684-1291 E-MAIL (staffs fat 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 ResidentiaLdoc Updated: I8-Jan-2001 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 10 of 10 6e,ideatid Applimoa/Plannag nivitioo Section , A PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION Q - ciaofngard,uegon Community Development: Shaping A Better Community " . : : PUBLIC FACILITIES Tax Mauls): 'Si 36AD • Tax Lot[sl: 2000 Use Type: Partition The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Oak Street to 25 feet from centerline (local street in this area). ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: El street improvements will be necessary along SW ,to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TICARD Pre-Application Conference Notes Page l of 6 Engineering Department Section ❑ Other: . • • ❑ street improvements will be necessary along SW ,to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ . feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW ,to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground.utilities ❑ -foot concrete sidewalk CITY OF TICARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section ❑ 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 Oak Street. Prior to approval of the final plat, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Oak Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend a new sewer service lateral to serve the new lot. Prior to review and approval of the final plat, the applicant will need to apply for and obtain a Street Opening Permit that would allow the sewer lateral to be extended. The work would not actually have to be completed in order to get the plat recorded. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TICARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section information regarding the Oquacy of circulation systems, th�eed for fire hydrants, or other ' questions related to fire protec ion. 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. Provide a storm drainage plan for the new lot(show how a new house on that lot will be drained). The new house storm drainage must be piped to an approved drainage system (public storm line, roadside ditch). There appears to be a public storm drainage line adjacent to the south edge of the street adjacent to this site. It may be possible to tie the future rain drains of the new house into that public line. 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. Fee is to be paid for the new house only. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. • TRAFFIC IMPACT FEES CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section In 1990, Washington Counteopted a county-wide Traffic Impaee (TIF) ordinance. The Traffic ' Impact Fee program collects fees from new development base on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. Pay TIF for new house only.. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. This type of permit requires a non-refundable $150.00 fee. In certain cases, where City costs. may exceed the $150.00 fee, an administrative deposit will be required. In addition, the permittee will be required to post a bond or similar financial security for the work. Compliance Agreement (CAP). This permit covers more extensive work such as main utility . line extensions, street improvements, etc. In subdivisions, this type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. This type of permit requires a deposit to be submitted with the construction plans. The amount of the deposit depends upon the overall value of the public improvements. The City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the permittee in cases where City costs exceeds the deposit amount. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. CITY OF TIGARD Pre.-AA olication Conference Notes Page 5 of 6 Engineering gepari0entSection Building Division Permits: • • The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially 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: / '/ • `F Z�I o 1 GINEERING DE TRENT S AFT Phone: [503)639-4171 Fax: [5031 684-7297 i:\englbrianr\templates\preap notes-eng.dot CITY OF TIGARD Pre-ApplIcatIon Conference Notes Page 6 of 6 Engineering Department Section , , 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: // ,� ,0��_. z.=, Date: L VO 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 j- Existing Conditions Map ❑ Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map - Preliminary Storm Drainage Plan clEr Preliminary Partition/Lot Line Adjustment Plan 43 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 e type of review. process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES l COPIES OF ALL APPLICATION MATERIALS. . City of Tigard Land Use Application Checklist Page 1 of 5 • 4. ' SPECIAL STUDIES AtD REPORTS Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: ❑ Traffic Study ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Storm Drainage System Downstream Analysis ❑ Preliminary Sizing Calculations for Proposed Water Quality and/or Detention Facility ❑ Geotechnical Report ❑ Other • 5. PREPARING PLANS AND MAPS Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that allows a site plan or subdivision plat to be shown on a single sheet. Architectural -drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 81/2 x 11 format. THE FOLLOWING IS A ' LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the , information requested because you feel it is not applicable, please indicate this and provide a brief explanation). Vicinity Map • Showing the location of the site in relation to: • Adjacent properties ❑ • Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utility access ❑ Existing Conditions Map Parcel boundaries, dimensions and gross area ❑ Contour lines (2' intervals for 0-10%slopes or 5'for slopes >10%) ❑ Drainage patterns and courses on the site and on adjacent lands ❑ Potential natural hazard areas including: • Floodplain areas ❑ • • Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year Cl • Slopes in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soil erosion potential ❑ • Areas having severely weak foundation soils ❑ • Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ • Other site features: • Rock outcroppings ❑ • Trees with >_6"caliper measured 4'from ground level ❑ • Location and type of noise sources ❑ Locations of existing structures and their uses ❑ Locations of existing utilities and easements ❑ City of Tigard Land Use Application Checklist Page 2 of 5 • • Locations of existing dedicated right-of-ways ❑ Subdivision Preliminary Plat Map The proposed name of the subdivision ❑ Vicinity map showing property's relationship,to arterial and collector streets ❑ Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as applicable) ❑ Scale, north arrow and date ❑ Boundary lines of tract to be subdivided Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ Contour lines related to a City-established benchmark at 2' intervals for 0-10%grades and 5' intervals for grades greater than 10% ❑ The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): • Public and private right-of-ways and easements ❑ • Public and private sanitary and storm sewer lines ❑ • Domestic water mains including fire hydrants ❑ • Major power telephone transmission lines (50,000 volts or greater) ❑ • • Watercourses ❑ • Deed reservations for parks, open spaces, pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures,and a statement of which structures are to remain after platting ❑ Supplemental information including: • Proposed deed restrictions (if any) ❑ • A proposed plan for provision of subdivision improvements ❑ Existing natural features including rock outcroppings, wetlands and marsh areas The proposed lot configurations, lot sizes and-dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such lots ❑ If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Adjustment Plan • The owner of the subject parcel ❑ The owner's authorized agent ❑ The map scale, north arrow and date ❑ Proposed property lines ❑ Description of parcel location and boundaries ❑ Contour lines (2' intervals for slopes 0-10%or 5'for slopes >10%) ❑ Location,width and names of streets, easements and other public ways within and adjacent to the parcel ❑ Location of all permanent buildings on and within 25'of all property lines ❑ Location and width of all water courses ❑ Location of any trees-with 6"or greater caliper at 4'above ground level ❑ All slopes greater than 25% ❑ Location of existing and proposed utilities and utility easements ❑ Any applicable deed restrictions ❑ Evidence that land partition will not preclude efficient future land division where applicable ❑ Future street extension plan showing existing and potential street connections ❑ • City of Tigard Land Use Application Checklist Page 3 of 5 ' Site Development Plan The proposed site and surrounding properties ❑ Contour line intervals ❑ The locations, dimensions and proposed names of the following: • Existing and platted streets and other public ways ❑ • Easements on the site and on adjoining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ • The locations and dimensions of the following: • Entrances and exits on the site ❑ • Parking and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation El • 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 ❑ Landscape Plan Location of trees to be removed ❑ Location, size and species of existing plant materials ❑ General location, size and species of proposed plan materials ❑ Landscape narrative that addresses: • Soil conditions and how plant selections were derived for them ❑ • Plans for soil treatment such as stockpiling the top soil ❑ • Erosion control measures that will be used ❑ • Location and description of the irrigation system where applicable ❑ • Location and size of fences, buffer areas and screening ❑ Location of terraces, decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan Proposed right-of-way locations and widths ❑ A scaled cross-section of all proposed streets plus any reserve strips ❑ Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of Tigard Land Use Application Checklist Page 4 of 5 ` • . • Grading/Erosion Control Plan The locations and extent to which grading will take place ❑ Existing and proposed contour lines ❑ Slope ratios ❑ Utilities Plan Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and fire hydrants ❑ Preliminary Storm Drainage Plan The location of all areas subject to inundation or storm water overflow ❑ Location,width and direction of flow of all water courses and drainageways ❑ Location and estimated size of proposed storm drainage lines ❑ Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan Identification of the location, size and species of all existing trees ❑ Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings Floor plans indicating the square footage of all structures and their proposed use ❑ Elevation drawings for each elevation of the structure ❑ Sign Drawings Specify proposed location, size and height_ ❑ is\;curpin\mas ters\revised\checklist.doc 5-Jun-00 City of Tigard Land Use Application Checklist Page 5 of 5 • • A PRE-APPLICATION _ N� �� !i�� CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION AUENY Q;j FOR SOL 'e ti: .—SE/9/0/WE /%1= . Address: 7 O 60 S,0• MK S,Phone: 293 f/�S— Case No.: f :2408 / - c;t163 Z City: Ti G4 te0 Zip: 97,2 ,Receipt,No.: ,,; " . . F. j, ... Application Accepted"By 1 '" Contact Person: 1QR 1fO/2e/SS•v Phone: 24' g 3 . vim Le Date: `?'�j b p7 Property Owner/Deed Holder(s): TirJ9'/J/V 4.4' DATE OF;PRE-APP. :-. (o:: "; '.:(, ' TIME.OF PRE-APP.:' `" : r ' 'C}' ... Address: cc../9"ME. n5 5 ./7/31 L Phone: :'PRE-APP.HELD WITH: "i'' City: Zip: Rev.12/6%2000 - App Request.doc Property Address/Location(s): 7, Ov d £ W ev9K s/ 7I ad/2J bi 972z3 REQUIRED SUBMITTAL ELEMENTS (Note: applications will riot be accepted / / Q �I -0.1 �� without the required submittal elements) Tax Map &Tax Lot#(s): t$ 3�O r/!✓ — 7-7 X -tor , 773 f i / l a . — , ❑ Pre-Application Conf. Request Form Site Size: 2 3 70o 2 COPIES EACH OF THE FOLLOWING: Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a b" Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn the subject scale.property show the location to of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of 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 0/Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. ❑ If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of an affidavit of mailing, that the collocation protocol was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ❑ Filing Fee $240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. • Z. 777 111)31i CAAft, --9-Lt t -44 jr2, Pre-Apps (CD Meetings) April 2001 S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Thursday, April 26, 2001 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-App 10:30 11:00 Pre-appJeannie Le & Terry Morrison 503-244-8363 11:30 12:00 12:30 1:00 1:30 2:00 2:30 3:00 3:30 4:00 4:30 ( 5:00 5:30 6:00 11:26AM Friday,April 13, 2001 Receipt #: 27200100000000001569 _..► Date: 04/13/2001 T I D E M A R K K COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2001-00032 [LANDUS]PreApp Conf 100-0000-438000 $240.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check JEANNIE LE 0 1744 $240.00 TOTAL AMOUNT PAID: $240.00 • • Proposal Jeannie Le David Le (deceased) 7000 SW Oak St Tigard Ph-293-1115 The proposal is to divide the lot into two sections. The front area is to be a 7500 sq ft lot with the existing house. The rear will be the remaining of the existing lot. This proposal is mainly to make possible the sale of the existing home. The homeowner wishes to hold onto the flag lot for the future. A fence would be erected around the existing home for the property line once the proposal is accepted. There are no real questions at this time. Later the property would be developed according to city code. The owner is not residing at this house on a daily basis. She has relatives on the east side. There is no telephone at the other place of residence. Please use the contact below. Vu Le (son) Terry Morrison (friend of family) 7090 SW Shady Ct Tigard Ph-244-8363 • • Site: 7000 SW Oak St Tigard 97223 Site specific questions / issues: 1. Does the sewer have to be approved and established from the street at the time of the subdivision? 2. Does water have to be approved since we may have a water conservation program in place at a later date of development? 3. What other items need to be addressed at the time of the actual division of the land that may be unforeseen by the land owner? 4. Are there any issues that need to be brought to the attention at this time that the owner may not be fully aware of since this is not something someone does on a daily basis? H. ~ • • • lx, L.S 1ii •,,:. 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'►. 17 . . � � , �� . . �;�.-.._,� 1 111■■■� 18 \Moil►��■111►�l1�:!..���ig��111l�1■�■W■19 20 0 111111 : )8 !!! 1IiHIII IIPd 30 II ii1 34 1141 lirdPV;7 ' o i;i5 S6 iiii S8 / 9 M f r I / : A i 1 ►'1 ill 11 I 4907A BUFF-8907A GREEN•4207A WHITE MLP2001 - 000 1 MAP ( R:GHT-OF-WA Y L'NE SA NI TA R Y SEWER MANHOLE- RIk3HT-OF--V,4'1 L IN": 4 RIM ELEVATION 336.2R' I.E. = 328.08' (34" L/NE ,-- ::; s LINE — 6• ,/ G 'V .14 ' , ._. _ _ _....7. . . r E-..`). G. E_ 1Pi'...E.:.. .::j.1-. ...... w / w --- --- w -- ._ , ...„._. w.)__a— ..P.A VE.42E1111..... -- I 2" DUCTILE IRON WATER MAIN / oi ------ - - - --1k-- i (---,'" 0 A i< S I 1 " ' SAN!TAR SEWER LINE , 0 -- - - -- - —S -- - 1r\ S- , _._ _ - _ L\ _ , _s _ i '4 — SLOPE = 0.0189 LIT). ) POWER POLE -4 SI.C,PE = (.0 i OH CONCRETE JO CONCRE TE MAIL, BO,\" P 4. . : EDGE OF PAVEMENT CULVERT CL/ER 7 f 2 x C ONCRETE ,:' .1t..VE k 7 - t• i t ; , t DGF (IF PAVEMENT 8 CAST /f?CIN-WA TFP MA/N--- - , N 89042561W - - • N- .„._ w.- .. N +- w , W ' .4, 4.-----, - • 'W------ -# -_-_---_-_ .--.: ..-: — ' 7,—,..—...--,...— — — — — — 4 - - - - -- - WA TER MAIN .. ..,„.„., _.,_. g5_, 1..°T;_. _6_:),,4?,i._.: .. 4),.dt._-, _ , ,, _ . ,f tt, v - — — —— .7. 7...A. a _ (-3- -- - - - ----f- -- - - • --. — -- ---E* - , _ F -- --- -- ----E- - ' . s I 7.50' ----V Tiv - - • ,„7H T--OF---Vs,/-+?' ' !NE LC L I N E 731.52' — ., ,-.< \AIETAL Lib *q ''' '" - F Loa' L/NE 335.81 ' , 1 FLOW L./NE .336.79' POWER POLE WATER VALVE WATER METER x , --1- rov. c...,,,,i,\1 ii.yor' 14" p I Ai E 1- 0"ri/ L 1 E 335.78' , ); ' t■ , I f5# 0E0'0 OCU3.1-`\- 1 I .) i '-..„.,.., ' I 15" DECIDUOUS- At „.1/ - ---.- ELECTRIC 0 FIR i 5u FIR, ,7 PORCH, wi , Ns. , METER LEGEND J , -- ----,--- - --- --- .L.1 PLANTER 41 i A ---Si EDGE OF PAVEMENT 10 —I 0 UNDERGROUND GAS LINE ----------G-•--'------G— G 10" F/F( 4 0 OVERHEAD ELECTRICAL LINE - E-. E -E 511, 0 HOUSE (.0 - ,,-., < :_(1) 00 1 = EXISTING UNDERGROUND WATER LINE - W -W- - (,» i . SANITARY SEWER LAE 5 S --5—- 7 . ' co 9, FENCE LINE I cT1 i _ CULVERTS 7 , CONCRETE COW' -110 P A I WALK WAY 7 - , - - - -- In, co i ,..----; 1------- ----- 1 _ PARCEL 1 .., , , 1 1 7.5' - 7,500 SQUARE FEET ' '..--- --- PROPOSED PARTITION LINE— -4 . 0 i I -1.4--- 0 .1 t , s 89°42'56"E 77.60' ,ff , i 1 0 i WG i • .., F+R N. CO 1 1 c 0\J A'‘\0\11 h 36a WILL()W C.; °' ik- \ y, II. „,. ‘ 0., 7;-,X L.0 T 2 1 00 0 , cro , , 1 , , _..v._\,. . \i”i .... ....._, ,,, r - 1 . N. ' !._,, .... -\ N3 7 C-5 1_, -7- , ...„, \-- . _,--( _ c:7, ,. J-N3 _ _ - 5\4'9— . . — - - i . oi 1 _ 24" MAPLE 0 • 't I i —1' , cr) -- ; - ' -1‘-\°\S- I I 2" t/TAPLE-- ,i CI°' I i 1 i 1 PARCEL 2 )1 I 6,P68 SQUARE FEET -. , ,:r.\'' I_ C 7 ,200 — : i o , T: cn I -1 1 1 I 1 1 , .. . , , ilk . . , , , , i I. * , lit it S 89°59'27"E 95. 10' ____ .„_______.... _ _ . . ..., .. ____ ..._.._,_ .1,...„..„4,....6„..,,,„......„„w,„ , ,..y______y____,__-:-1-___ . • BRICK WALL I-3 R IC K WALL ! • RECEIVED PANNING •. . , . 7\-, FLAT . JUL 0 2001 lk --,---c v LOT --)i-,---_.r)i-, , fr-i/\ L_ ....; i L. ,...),,,,.., , rr10. 59 Po. 4, 992-o o- PROJECT: -,--- „.., , ,. ,-, — -7 ; ,---,,,,-, 1 A.-4,',, __!_I 1 „..) I LI.] cry oF TIGARD SITE PLAN AND TOPOGRAPHY SCALE: 1 " = 20' NOTES: LOCATION: ' REGISTERED 1 CONTOUR INTERVALS ARE EVERY FOOT. PROFESSIONAL i 5E !/4 OF THE NE I/4 OF SEC. 36, T, 1 S., R. 1141., W.M. LAND SURVEYOR THE VERTICAL DATUM IS BASED ON THE CITY OF TIGARD BENCHMARK !42J 1 (717 Y OF TlGARD, WASHINGTON COUNTY, OREGON A BRASS BRASS DISC LOCATED AT THE NORTHEAST CORNER OF OF — PACIFIC HIGHWAY AND SW 69TH AVENUE, WHICH HAS AN ELECATION OF 346.05 . / i / ''' 41P UNDERGROUND t:.ITILITY LOCATIONS ARE BASED UPON FOUND SURFACE STRUCTURES AND ARE TO BE CONSIDERED APPROXIMATE LOCATIONS ONLY. IF PRECISE -CLIE NT: j ,_)A\Ai) L)LIE: LE - -DATE : ,f1J Alf-: /3, 200 I SCA!:E: I u = 20t -- OREGON LOCATIONS ARE REQUIRED, THEN A LOCATING SERVICE SHOULD BE tJSED. 1 . JOB NUMBER: ot -2763 ALY_8, I RICHARD L ‘. 747 956 OVE ...( LOVE LAND SURVEYS, INC. EXPIRES I 2/31/00 L '° BOX 307 GLADSTONE, OR 97027 (503)-866-4915 4 - Mire200/0.-000// a