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MLP2001-00013
MPPOIO ° 13 CITY OF TIOARD Community Deve(opment Shaping A Better Community LAND USE PROPOSAL DESCRIPTION 120 DAYS = 2/19/2002 FILE NO.: MINOR LAND PARTITION (MLP) 2001-00013 FILE TITLE: AMENDED BINGHAM PARTITION APPLICANT: WWB Architecture OWNER: Lenora Long Wayne Bingham do David & Sglly Ransdell 14320 SW Barlow Court 14270 SW 97 Avenue Beaverton, OR 97008 Tigard, OR 97224 PHONE/FAX: 503-646-7899 OWNER: TPB Properties, Inc. TPB Properties, Inc. Howard Quandt PO Box 1775 7787 SW Barnard Drive Beaverton, OR 97075 Beaverton, OR 97007 PHONE/FAX: (503) 799-8932 REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32;000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111BA, Tax Lots 1200 and 1201. 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 Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, CRITERIA: 18.725, 18.765, 18.790, 18.795 and 18.810. CIT AREA: South CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: OCTOBER 24, 2001 DATE COMMENTS ARE DUE: NOVEMBER 7, 2001 ❑HEARINGS OFFICER IMONJ DATE OF HEARING: TIME: 7:00 PM ['PLANNING COMMISSION (MONJ DATE OF HEARING: TIME: 7:30 PM , ['CITY COUNCIL ITUESJ DATE OF HEARING: TIME: 7:30 PM Z STAFF DECISION ITENTATIVEI DATE OF DECISION: DECEMBER 6, 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: Brad Kilby, Assistant Planner (503) 639-4171. Ext. 388 AUG-07-2002 13:40 FROM:CEP TECH AM 5033656383 036847297 P.002,002 T1JL - 002 16:48 FROM:CEP TE , •r. 503 640 3525 P.001 [b (_P D'Ooi - °6813 JUt_ 2 3 2002 F;/� CleanWater\ sexvie° :y_--:_.- - - Our cummitrrtcnt is clear. Sensitive Area Pre-Screening Site Assessment Jurisdiction / ;�c,rci Date pZ O� Map 8.Tax Lot �$/ //a)9 01 go Owner 5321/ #I ii 11- Site Address _ ,(a S W ' -! • It Contact Proposed Activity Address /`fot70 SW 4'7 ov L `T- " a o R 47aa4 vuo Phone x50,3 - 03`La . Y N NA Y N NA [� n n Sensitive Area Composite Map ❑ ❑ ® Stormwater Infrastructure maps Map# x..51 w QS# Y N NA Y N NA 11 ❑ riRi Locally adopted studies or maps V ❑ ❑Other Specify Specify C.L)5 /e,. I„fin Based on a review of the above Information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No. 00-7: [l Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be.required. [I Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas If they are subsequently discovered on your property. NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LE!-TER IS REQUIRED. THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT: - — ---- ❑'---The-proposed activity does-not-meet the definition"ordovetopment: NO'SITE-- - ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Comments: Reviewed By: /�.4�� Date: Returned to Applicant makx,Fax counter 155 N First Avenue, Suite 270•Hillsboro, Oregon 97124 Date j7�ZG_vs- _By Phone: (603)846-8621 •Fax; (503)846-3525 t""7',,rKy"Afil rrcrri£S �2t1! • 07/11/2002 Conditions Agiociated with Case #: MLP2 -00013 • 7:58:09 AM • !/ Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 RENUMBERING LOTS 0 Met 04/24/200 BK 04/24/2002 BMK 1.The applicant shall renumber the lots on the plat to identify the lots as Lot 1, Lot 2,and Lot 3 as those lots that are actually being platted at this time.The shadowed lots shall not be identified in the final plat. 0001 FIRE FIGHTING CAPABILITIES 0 Met 04/11/200 BK 04/11/2002 BMK 2.The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue district indicating that the project will not have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. 0001 STREET TREE PLAN 0 Met 07/10/200 BK 07/10/2002 SS 3. Prior to final plat approval,the applicant must provide a street tree plan.The street tree plan must provide street trees along the frontages of SW 97th Avenue and Mountain View Lane as required by TDC Section 18.745.040. 0001 TREE MITIGATION 0 Not Met BK 12/21/2001 ST 4.Should any of the trees on site be damaged or removed during site preparation or development of the lot,the trees shall be mitigated for. 0001 PUBLIC IMPROVEMENT PLANS 0 Not Met BR 12/21/2001 ST A public improvement permit and compliance agreement is required for this project to cover the proposed half-street improvement in SW Mountain View Lane adjacent to Parcels 2 and 3,and any other work in the public right-of-way. Six (6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0001 CONSTNEHICLE ACCESS/PKNG. 0 Not Met BR 12/24/2001 ST 7.The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets.Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildngs proposed by this application,and shall include the vehicles of all suppliers and employees associated with the project. 0029 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BR 12/21/2001 ST 6.As a part of the public improvement plan submittal,the Engineering Department shall be provided with the exact legal name,address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement(if one is required)and providing the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership, LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 ADDRESSING FEE 0 Met 07/05/200 DCP 07/05/2002 PLN 8.Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$60.00. (STAFF CONTACT: Kit Church, Engineering).(Recpt#2002-2461) 0001 ROW DEDICATION 0 Met 05/16/200 BDR 05/16/2002 BDR 9.The final plat shall show a ROW dedication along SW 97th Avenue to provide 30 feet from centerline. It shall also show a ROW dedication for SW Mountain View Lane across the site to provide 25 feet from the centerline.The centerline shall be taken as the north property line of the site. 0001 HALF STREET IMPROVEMENTS 0 Not Met BR 12/21/2001 ST 10.The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Mountain View Lane,from the eastern boundary of Parcel 3 to the western boundary of Parcel 2.The improvements adjacent to this site shall include: A.City standard pavement section for a local residential street from curb to centerline equal to 16 feet; B.pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C.concrete curb,or curb and gutter as needed; D.storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E.5 foot concrete sidewalk; F.street trees behind the sidewalk spaced per TDC requirements; G.street striping; H.streetlight layout by applicant's engineer,to be approved by City Engineer; I.underground utilities; J.street signs(if applicable); K.driveway apron(if applicable);and L.adjustments in vertical and/or horizontal alignnment to construct SW Mountain View in a safe manner,as approved by the Engineering Department. 0001 GRADING • 0 Not Met BR 12/21/2001 ST 11.A profile of SW Mountain View Lane shall be required,extending to SW 97th Avenue,showing the existing grade and proposed future grade. 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Ai,. . _ _. 40.,_. _._A..._._ _.mot. ,_._ Av. ._._ •49i *_._._.--- --- • 7-Li.i. ._ OA .:r f.1 t i. —VIP - 'tig Val .4.4 le IV Ito i'1410 T-467' 1 r 40,1-trwr.-• m west t toe West tree arrest tree 1 r..r1 ij direst tree greet tree itiest Intki rat Ireps I cm 1117 Z : 1 L I "Cr I )' 1 ; VIM • -. 12'! 5 1 _— 0) I . 1 _OT I LOT 1 . •1 4° 1 ' 135 MINI 10000 eq. ft. • li,t • us I t "V 3-ih3l eq. ft. It tree ittlr • ____. I bi MOM 1 Pit% MOLE 55' >< • l'al , :ie I i !REMIXED II WM I I •m . .0* 323' Cl- 1 • dr4; CO • Ilk%_. _._. _.., --.. " .-- CNI I 41 I I MASTER SEE PLAN + 1 .I I ziaitm SCALE I y mom ,. Id 11,1 VI AO et ateab oiroi-dMeia - VIEW . '� 'Ai�T li14111GP11T nEU CAGI sA6N a- t r iiiv draw � 1 —42-1-• 2� � �► 0 � l ��eVee►tree I I 401 1 1 � /PP, 1 111 f IRO RIME il 10 1410138 I WNW I WI 160 135 i ,411► • ,I AMR �I I SOT �3 ` 14 i Ni. 11,593 eq. ft. 42' _I ,vc 118' r-11 111rest Ness 3 Mip1t-FED Naf■ood At 40 fEt etc I • I 5 _ cameo IN 4'Mae KAMP mt.r o At p 4AOM ammo j ',- stadaIR TO fR__ I I 11i 11 � k1 11 • 4 — 1 RIM OSMAN v132 LAE®MINSON, • 2W Iletifbli MO ewe IQ At- f . •`b #.- i ! street tree .tree!roes .vest ire9 191 6 7Mt tr I i e 1 Q� t * I .135' MVO LOT 1 cn I "'•r �a 31,631 eq. ft. • NIi f 1�1• I set tree • II II ail:.- - - - - - 1 1 Receipt #: 27200200000000002461 U Date: 07/05/2002 TIDEMARK COMPUTER SYSTEMS, INC, Line Items: Case �Tran Code Description Revenue Account No. Amount Due MLP2001-00013 [EADDRE]Address-Fee 100-0000-433070 , $60.00 Payments: , Method Payer Bank No Acct Check No Confirm No. Amount Paid Check WAYNE W.BINGHAM DCP 1008 0 $60.00 __ _ TOTAL'AMOUNT PAID: $60.00 Bradley Kilby - Bingham Partition 2.doc -------- _________. _ Page 1 TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION - ' (SEC-Ts C_e, aD N id-id-0/ • December 12, 2001 ;+ Kilby,Associate Planner City of Tigard 13125 SW Hall Blvd Tigard, OR 97223 Re: Bingham Partition(2nd letter) MIS) * fGo i —00013 Dear Brad, I have reviewed the submittal for the above named project and have the following comments: 1. All fire District requirements have been satisfied. 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 Br o1eff.(503)612-7000•Fax(503)612-7003•www.tvfr.com • !Al . .r 'i J } L' OTICE�OF r-AMENDED , TYPE�.II�DE _�� CISION' .;; X:. 1 at, _ e < i..l� .. . .,,. ..r..:.r.. ,. =.,MINOR,LAND PARTITION�rMLP _2001-000.3,"`:<�.i:�.��:•,.,; TYOFTIGARD Ie,aF _'' C _ pmen BINGHAM MINOR.LAND PARTITION kit Better one° : °= mu ni' 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY • FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 PROPOSAL: Approval of a 3-lot Minor Land Partition of 1.90 acres. Lot one has an existing home and an existing manufactured home on site. Lot two will be the subject of a future application for a duplex residence. Lot three is proposed to have a single- family residence constructed on it. The lot sizes for this development would be ±44,000 square feet, ±10,000 square feet, and ±18,000 square feet respectively. The original decision that was issued November 27, 2001 allowed a division of property through dedication. That proposal violated Oregon State Law. This amended decision still allows three lots. The only difference is that the applicant must have the third lot that was created by dedication surveyed and included within the Final Plat, and the dedication of SW View Terrace becomes a reserve easement. This is a minor change, which does not materially alter the decision. APPLICANT: Wayne Bingham 14320 SW Barlow Court Beaverton, OR 97008 OWNERS: TPB Properties Inc. Lenora Long Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 1 OF 18 • • ' SECTION II. DECISION N ,fice:�'I :. here : Iven-" Olaf the .City of :Ti 'ard: CO muni = Development t Director's.="desi z nee :f as` �o. , -.- s... by a APPROVED,the above request,subiect to certain conditions::.The findings and_conclusions yon.which,the; decision is based are noted In Section VI CONDITIONS OF APPROVAL :._ M... TH E:F LLOWING CONDITIONS SHALLBE:S A T/ ISFIEr•= D. , = F ; PR ORTO`APPRO VAG F THE,FINAL P s i� _ Submit the following to the .,�. Planning Division (Brad Kilby 639-4171, x 388) for review and approval: 1. The applicant shall renumber the lots on the plat to identify the lots as Lot 1 Lot 2, and Lot 3 as those lots that are actually being platted at this time. The shadowed lots shall not be identified on the final plat. 2. The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue district indicating that the project will not-have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. 3. Prior to final plat approval, the applicant must provide astreet tree plan. The street tree plan must provide street trees along the frontages of SW 97 Avenue and Mountain View Lane as required by TDC Section 18.745.040. 4. Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 5. A public improvement permit and compliance agreement is required for this project to cover the proposed half-street improvement in SW Mountain View Lane adjacent to Parcels 2 and 3, and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 6. 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. 7. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 8. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount.of $60.00. (STAFF CONTACT: Kit Church, Engineering). 9. The final plat shall show a ROW dedication along SW 97th Avenue to provide 30 feet from centerline. It shall also show a ROW dedication for SW Mountain View Lane across the site to provide 25 feet from the centerline. The centerline shall be taken as the north property line of the site. MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 2 OF 18 • • 10. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street,improvement along the frontage of SW Mountain View Lane, from the eastern boundary of Parcel 3 to the western boundary of Parcel 2. The improvements adjacent to this site shall include: A. City standard pavement section for a local residential street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Mountain View in a safe manner, as approved by the Engineering Department. 11. A profile of SW Mountain View Lane shall be required, extending to SW 97th Avenue, showing the existing grade and proposed future grade. 12. 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 97 Avenue 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. 13. The applicant's construction plans shall show a temporary paved turnaround for fire and sanitation vehicles. The City Engineer shall approve the final design of this turnaround. The turnaround shall not be included within a lot, but shall be contained within a separate tract or within the reserve easement of SW View Terrace. 14. The final plat shall show that the temporary turnaround will be placed inside a tract, unless the applicant is able to construct the turnaround within the reserve easement of SW View Terrace. 15. The applicant's construction plans shall show that the new public storm line to be extended in SW Mountain View Lane will be a minimum of 12 inches in diameter. 16. The applicant's construction plans shall show that the public storm drainage and water lines will be extended in SW Mountain View Lane to at least the western boundary of Parcel 2. 17. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 3 OF 18 • • 18. 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. 19. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedications for SW 97 Avenue and SW Mountain View Lane shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. .THE�'FOLLOWING��C.ONDIT:IQNSHALL:-BE°°SATI=SFIED�.=��: LDING.'PERMLTS: - < 1 iblk,T0:ISSUANCEOF:BUI Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 20. Prior to issuance of building permits on either Parcel 2 or 3, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 21. Prior to issuance of a building permit on Parcel 2, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 22. Prior to issuance of the building permit for Parcels 2 or 3, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). A- PP ROVA,,..L,:.IS V,. A_-, D . .. RCISEU I N ITTHHI I S R IDEEIGCHISTIE:OENN MONTHS'OFTHE EFFECTIVE:DATE O F • 18 - . ,.... .. ...-_.. ... .,, . - ..- ... .. ... _.'>. .... . .. ., SECTION III. BACKGROUND INFORMATION Vicinity Information: The property currently has a single-family residence and a manufactured home, which, according to decision MLP97-0011 is a pre-existing nonconforming use. Single-family residences and lots that have yet to be developed surround the property. Property History: A Minor Land Partition was approved for the property in August of 1997, but the applicant failed to meet the conditions of approval and the decision expired, and a second request (MLP2001-00012) was withdrawn and amended to reflect the current approval. Aside from the these requests, city records show that a building permit was issued in 2000 (MST2000-00020) to remodel the kitchen in the existing residence, and a code enforcement order was issued in April for the storage of vehicles on the property. No other records were found. MLP2001-00013PAMENDED"BINGHAM PARTITION PAGE 4 OF 18 • • Site Information and Proposal Description: SW Mountain View Lane and SW View Terrace both dead end at the property line of this site. The applicant is proposing to create three lots from the 1.90 acres. Lot #1 would be 44,000 square feet, lot #2 is proposed to be 10,000 square feet, and lot#3 is proposed to be 18,000 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal. One comment was received in the review of the initial application that can be considered here as well. The comment is paraphrased below followed by a staff response. • A duplex is not consistent with the surrounding neighbors. Multi-family residency lowers the value of surrounding homes. The duplex owner benefits and the surrounding owners suffer. Staff response: Duplexes are permitted conditionally within the R-4.5 zoning classification. The City of Tigard is charged with providing a variety of housing types within its urban growth boundary. It is inappropriate to assume that this type of construction is not compatible" with the surrounding neighborhood as the idea of compatibility is subjective. The applicant will be required to obtain a Conditional Use Permit for the duplex, and the neighbor will have the opportunity to challenge the use before the Tigard Hearings Officer, provided, the challenge is relevant to the project and the associated approval criteria that is within the Tigard Development Code. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Partitions 18.420 (Land Partitions) B. Zoning Districts 18.510 (Residential Zoning Districts) C. Specific Development Standards 18.705 Access, Egress & Circulation) 18.715 Density Computations) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 isual Clearance) 18.390 Impact Study Section 18.390.040) D. Street and Utility Improvement Standards 18.810 (Street and Utility Improvement Standards) The proposal contains no elements related to the provisions of Code Chapters: 18.720 (Design Compatibility), 18.725 (Environmental Performance Standards) 18.730 (Exceptions to Development Standards), 18.742 (Home Occupations), 18.750 (Manufactured/Mobile Home Regulations), 18.755. (Mixed Solid Waste. & Recyclable Storage), 18.760 (Nonconforming Situations), 18.775 (Sensitive Lands) 18.780 (Signs), 18.785 (Tem orsry Uses), 18.797 (Water Resource Overlay District) and 18.798 (Wireless Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION LAND PARTITIONS: CHAPTER 18.420 Future re-division: Section 18.420.020.D MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 5 OF 18 • • When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The proposal involves the division of 1.90 acres into three lots. The lot sizes for this development would be 44,000 square feet, 10,000 square feet, and 18,000 square feet respectively. The minimum lot size for the district is 7,500 square feet for single-family units and 10,000 square feet for duplexes, and the location of the streets are such that you could potentially re-partition Lot 1 into three additional lots. This criteria is satisfied. Approval Criteria: Section 18.420.050 The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff finds that adequate public facilities are available to serve the proposal, but will need to be extended. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the permit rocess and during construction, at which time the appropriate review authority, will insure that City and applicable agency standards are met. Based on the analysis in this decision, 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 requirement in the R-4.5 zoning district is 50 feet. The widths of the newly created lots are proposed to be as follows: Lot #1 - 140 feet wide Lot 2- 138 feet wide, and Lot 3 - 160 feet wide. All three lots will exceed the minimum lot width standard of 50 feet. Therefore, this criterion is met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for single-family residences and 10,000 square feet for duplex units. The proposed lots exceed the minimum lot sizes of the zone. There are no flag lots associated with this proposal. Therefore, this criterion is met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally-recorded minimum 15 foot wide access easement. Lot 1 has 140 feet of frontage on SW 97th Avenue, Lot 2 has 138 feet of frontage on SW Mountain View Lane, and Lot 3 has 160 feet of frontage on SW Mountain View Lane. This standard has been met. Setbacks shall be as required by the applicable zoning district. There is already two single-family residences on Lot 1, that meet or exceed the underlying zone setbacks, and any future development on Lots 2 and 3 will be subject to all setback requirements at the time of development. This standard has been met. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 6 OF 18 • • • When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither of the proposed lots fit the definition of flag lot. Therefore,,this standard is met. 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. This standard does not apply to this proposal. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District has provided comments that state that "Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)." The location of the fire hydrants is not illustrated on the preliminary plan. This standard has not been satisfied. 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. There are no common drives proposed. This standard does not apply. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access, Egress, and Circulation standards. This criterion is satisfied. 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. There is no one-hundred-year floodplain associated with this site. Therefore, this criterion is not applicable. 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 are requested or required with this application. Therefore, this standard is not applicable. FINDING: - The locations of the fire hydrants are not known, and comments from the Fire District do not identify whether this standard has been met. CONDITION: The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue District indicating that the project will not have_ a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 7 OF 18 • • • • • Residential Zoning Districts 18.510: Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES OSED'' PROP. Ti4NDARD. Minimum Lot Size - Detached unit • 7,500 sq.ft. 44,000, 10,000,and 18,000 sq.ft. - Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width - Detached unit lots 50 ft. 140, 138,and 160 feet - Duplex lots 90 ft. -Attached unit lots • Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. Applied at the time of building permit -Side facing street on corner&through lots 15 ft. • - Side yard 5 ft. - Rear yard - 15 ft. • -Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30 ft. unknown Minimum Landscape Requirement - - [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. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, however, the site size will be confirmed by survey prior to final plat approval. Development standards will apply to all future development of the sites. • • Section: 18.705 Access. Egress, and Circulation. Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition, the.following provisions are applicable: Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030 I 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. Lots two and three are required to have a minimum of one 15-foot access of which 10 feet must be paved: The applicants' plans indicate that this standard will be met. • • Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Minimum access requirements for residential use. 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%. There are not any proposed access drives in excess of 150 feet for this proposal, therefore, this standard is satisfied. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 8 OF 18 • • • 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; This criterion does not apply to this proposal. 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 houses on proposed Lot 1 have existing access off of SW 97th Avenue, which is classified as a major collector by the City of Tigard. The applicant has been informed that when Lot 1 is developed, the second home may need to be removed and access for the new lots will be from Mountain View Lane and View Terrace. The existing access for the primary residence is 21 feet. This criteria has been satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715. 18.715.020 Density Calculation Density calculations are addressed to insure that the creation of new lots, in this case, will not prohibit future development. The applicant has proposed a lot large enough for a duplex subject to their ability to obtain a Conditional Use Permit from the Tigard Hearings Officer. Additionally, the applicant has shown how the property could meet the minimum density standards with future division of Lot 1. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units that would be available to the site is seven. The proposal calls for only five residential units. This standard has been satisfied. . • 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 minimum number of residential units that the new lot can accommodate is five represented as 80% of the maximum. This standard has been satisfied. MLP2001-00013PAMENDED"BINGHAM PARTITION - PAGE 9 OF 18 • • LANDSCAPING AND SCREENING: CHAPTER: 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. There are no street trees proposed. This criterion has not been satisfied. FINDING: The application does not provide for street trees as required by the TDC Section 18.745.040. CONDITION:Prior to final plat approval, the applicant must provide a street tree plan. The street tree plan must provide street trees along the frontage of SW 97 Avenue and Mountain View Lane as required by TDC Section 18.745.040. TREE REMOVAL: CHAPTER: 18.790 . Tree Plan Requirement: Section 18.790.030 Tree lan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that none of the trees would be removed during construction. There are no trees on proposed Lot 2, There is one tree on proposed lot 3, and there is no construction proposed with Lot 1 as all development is existing. FINDING: Although there are no trees proposed for removal, and no trees present on proposed Lot 2;there is a possibility that trees could be affected during the construction of the half street improvements on SW Mountain View Lane. Therefore, the following condition shall apply. CONDITION: Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for, and the applicant shall protect the large tree on proposed lot 3 as approved by the City Arborist. VISUAL CLEARANCE AREAS: CHAPTER 18.795 Visual Clearance Requirements: Section 18.795.030 At corners. Except within the CBD zoning.district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. 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. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary_ or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 10 OF 18 • • Computations: Section 18.795.040 Non-arterial streets. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: . bhrrt •of A Ace-e#,, ck-r 1 '— 00' 30' g OF ' "60 eek WaY ref FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS The applicant has not identified visual clearance areas on the site, but it is anticipated that when the application for construction on the new proposed lot is reviewed a visual clearance area free of obstruction will be required. This criteria has been met and will be affirmed during plan review for building permits. D. IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. The applicant has proposed to dedicate 25 feet along Mountain View Lane, and 5 feet along SW 97 Ave. Since development can only occur when a lot has access to an improved street, the applicant has proposed to make half-street improvements along those areas that are to be developed along SW Mountain View Lane. Thus, the applicant has concurred with the dedication and improvements within his application. Therefore, all impacts related to the transportation system have been mitigated within the proposal, and no other dedications are necessary. All other impacts have been addressed elsewhere in this decision. This criterion has been satisfied. 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: MLP2001-00013PAMENDED"BINGHAM PARTITION PAGE 11 OF 18 • • 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. A local residential street is to have a 42 to 50-foot wide right-of-way width, and a 24 to 32-foot wide paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 97th Avenue This site lies adjacent to SW 97th Avenue, which is classified as a minor collector street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. The.applicant's plans show they will provide this dedication. The roadway is paved but not fully improved to City standards. TMC 18.810.030(Al(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly,improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the.partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The requirement for the agreemernt is also justified since access to the existing house on Parcel 1 is proposed to continue from SW 97 Avenue. SW Mountain View Lane This development has frontage on SW Mountain View Lane, a local residential street. This roadway is partially improved on the north side of the centerline, near the eastern edge of the site (east of the proposed intersection with SW View Terrace). Lots 2 and 3 will require access to this roadway, and the applicant has proposed to construct a half-street improvement along the frontages of Lots 2 and 3. The applicant intends to submit construction lans that will show a half-street improvement of SW Mountain View Lane, from the eastern boundary of Lot 3 to the western boundary of Lot 2. The applicant intended to dedicate ROW for SW View Terrace and.Mountain View Lane, in an attempt to segregate a portion of the property east of SW View Terrace. In doing so, the segregated parcel (18,000 sf) would be available for him to construct his home without the immediate obligation to construct street improvements along SW Mountain View Lane. Staff believed this scenario would be acceptable and suggested the applicant follow this procedure. However, Staff has since learned that dedication of ROW does not satisfy the partitioning regulations set out by ORS 92.010.7d. Therefore, the applicant and Staff is forced to consider the entire property (both tax lots) in this partition application. The applicant has prepared house construction plans for the home on the 18,000 sf parcel (future Lot 3) and would like to move forward with construction. Based on Staffs involvement with the applicant, it would seem reasonable to allow the applicant to move forward with the house construction and allow the street improvements adjacent to Parcel 3 to be delayed. The delay would be established as follows: a) Prior to approval of a final plat, the applicant would need to obtain plan approval and a permit for the half-street improvement construction along the frontages of Parcels 2 and 3; and b) Prior to issuance of a building permit on Parcel 2, the applicant shall complete the half-street improvement adjacent to both Parcels 2 and 3. MLP2001-000131"AMENDED"BINGHAM PARTITION PAGE 12 OF 18 • The applicant's plan shows they will dedicate ROW in the amount of 25 feet from the future centerline, across the frontages of proposed Lots 1-3. The centerline proposed will coincide with the north property line of this site. This is acceptable. SW View Terrace This roadway is also a local residential street. As was stated at the beginning of this memorandum, the applicant is required to set aside a reserve easement 42' in width to accommodate future construction of the roadway. 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. The applicant's plan shows how SW Mountain View Lane can be extended to SW 97th Avenue. It also - shows how SW View Terrace could be extended from its present terminus to SW Mountain View Lane. Since SW Mountain View Lane will not be fully improved, and will be temporarily terminated over 150 feet from the nearest intersection, a temporary vehicle turnaround for fire and sanitation vehicles must be provided. The temporary paved turnaround must be provided in a tract or in ROW, and shall not be a part of a lot. An alternative would be to construct the turnaround at the ROW of SW View Terrace. 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. This project does not propose cul-de-sacs. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when-it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows how each of the local residential streets can be extended in the future. Due to the small scale of the development, and the access needs shown, the City can not justify requirements to improve both streets to City standards. The applicant's plan is acceptable. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 13 OF 18 • • 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The existing street grades are well under 12%. 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 subject property is adjacent to SW 97th Avenue, which has been designated a major collector in the Tigard transportation system plan. Therefore, this criterion is met. Section 18.810.040.B.2 also states those 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 applicant is required to set aside a reserve easement necessary to extend SW View terrace, and has proposed half-street improvements along Mountain View Lane. Mountain View Lane is a connection to SW 97 Avenue. This criterion has been satisfied. 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. Lot 1 is 140 feet wide and 328 feet deep, Lot 2 is 138 feet wide and 70 feet deep, and Lot 3 is-160 feet wide and 165 feet deep. No lot is more than 2.5 times the average lot width. This criterion is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15 foot frontage or a minimum 15 foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots have over 130 feet of frontage on public roads, therefore, this standard has been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a sidewalk with the half-street improvements in SW Mountain View Lane, the applicant will meet this standard. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 14 OF 18 • • 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 adjacent to the north boundary of this site. There is an existing service lateral will serve Lot 1. The applicant's plan shows how new laterals will be extended from the main line to serve Lot 2, 3 and any future development of Lot 1. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The topography of this site slopes gently from west to east, with Parcel 1 being located at the top of the immediate drainage basin. No upstream flows currently impact this 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). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no public storm drainage line located adjacent to this site. The nearest public line is approximately 220 feet to the east. The applicant proposes to extend a new public storm line westerly in SW Mountain View Lane to this site. The line should be extended as shown by the applicant's plan. The applicant's plan (MLP 2001-000112) shows the new line to be a 10-inch diameter line. CWS standards require a minimum pipe size of 12 inches. Therefore, the applicant shall install a 12-inch main line. 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. There is an existing bike way along SW 97th Avenue, but no other proposed routes are located within or around this development, therefore, this criteria does not apply. MLP2001-00013rAMENDED"BINGHAM PARTITION PAGE 15 OF 18 • • • . . Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. As the bike way within SW 97th Avenue is already existing, this criterion does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the 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 97TH Avenue. However, the new parcels will likely be served from underground facilities on SW Mountain View Lane. Therefore, this provision will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: • There is a 6-inch public main line located in SW Mountain View Lane that can serve this development. The applicant's plan appropriately shows that they must extend the 6-inch main line westerly with the half-street improvement to the end of 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. Due to the small size of this development, an onsite water quality facility is not practical. Staff recommends the fee in-lieu be paid on Lots 2 and 3. MLP2001-00013PAMENDED"BINGHAM PARTITION PAGE 16 OF 18 • • • • • 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 applicant will provide a detailed grading and erosion control plan with the public improvement construction plans. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 new lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VII. OTHER STAFF COMMENTS City of Tigard Water Department has offered the following comment: • No objections—water service will be installed once meters have been purchased. City of Tigard Operations Department indicated the following: • Applicant to loop waterlines off SW View Terrace, SW Mountain View from 93`d side, and bring the new water line in from 97th. • Storm line must be 12 inches in diameter. • Review location of man holes with the City of Tigard Operations Department. City of Tigard Building Division reviewed the proposal and provided the following comment: • Plumbing permit required for private storm, sanitary, and water lines. City of Tigard Police Department reviewed the proposal but had no comment. SECTION VIII. AGENCY COMMENTS Clean Water Services was notified and provided comments that have been addressed in part by the City's Development Review Engineer(Brian Rager). MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 17 OF 18 • • , Tualatin Valley Fire & Rescue provided the following comments: • Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. if the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-Ill-A- 1. (UFC Appendix Ill-A, Sec. 5) SECTION IX. 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 Filial Decision: THIS DECISION IS FINAL ON DECEMBER 5, 2001 AND BECOMES EFFECTIVE ON DECEMBER 20, 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 DECEMBER 19, 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. December 5, 2001 PREPARED BY: Brad Kil y DATE Associate Planner MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 18 OF 18 ^^Avws,„.8 �� i OZOOaA►N10 INFORMATION tY{TeM A lO ,, !� _ VICINITY MAP -I ' ST '�/ <4/IEW CT I t 4011"‘‘ II. • —_ _ M LP200 I-00013 McDONALD S ' - — ill _ _ BINGHAM PARTITION rim< pp JANZEN R•SE ST '—" 2 SUBJECT ELROSE CT 1pem =•■_I1iUIAXLS o illifidil W MOUNT..-%1 .111161‘71 NN„.\s,,.,..\\1: ......\\\‘‘.A.N\. .. ,„, a ,.. • l is ■ VIEW TERR 11:67/411.1 'R� t _ L`ssP� ,A, N. La! . - bile O- INEZ$ m ....-.. • N Nlo LI� ,• PIN 0 200 400 600 Feet PEMBROOK ST - III n ,- 1' 400 feet D :IS M I � A _ �. ,rn PINEBROC -,j j'_; l I Il. City of Tigard ST , Information on this map is for general location only and ` , ■ • it WM" should pe on ont with p is f HaIPeral l Sewlus Division.Blvd K ST . Tigard,OR 97223 P'- ' (503)839.4171 • http:/f .ci.tlgard.or.us Plot date:Oct 23,2001;C:\magic\MAGIC03.APR Community Development . . • . -• . . • . . . . • . . . . . • - . • I . 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At . . . .4 .I.? • MLP2001-00013 CITY or TIOARD . SITE PLAN N BINGHAM PARTITION • . (Map is not to scale) • .. . . .... • . CIS, .�.,.J,,•^^'`'[''.':':�;'!;.: r •:,, 'v.' ..r { BAs "1 t ors ','�•.; :,41n',.a ::I�`•' `�, 1.5. :'ki w. -'I'...'4�., f ''A':n 1t', ''I':.•'.'y, r:i": ,�;:• ` - "t ,ail„ ':., ,,:i„t'': � b!;•.,$-,k.:.,r';u. i.Fq; '•! - .ir rte, s.5m,• NOT;IGE.OF=. :A�M'E'N:D:ED:.=t TYPE;II:DECISI`ON,.;�: ..,, ,.;•;<;'�" '".:'.L;' „SI"R t,�.F dP. ')T•>j .,r, „�.. +, ,t_ .L»,., .d,'L .,•+, ,gw,;:<e..,' "'y„n+,na• 1, '1.�” ,,`eJ:��,a^tr„ �'�"'���'i'„:. 'AS+;„�,,” b+,µ:. 2, �u`... ":.f,n*•. s ,q?v,.. +-'id,'e• ;t»'1,. ��,;�;, ti�l •r.*S.,,� : ..., 'w •.k::7:.' 2.� r 7s a°t� a•.:Syti "ix.1. [r �,{.,•,.�`,Ir.,,., r•I "ti'i �J: •�{,'� ,l� ::tyr.'.fit^'i.°,, _,;t:Y`. �.r5,,i5'7:�Y'>d L„ �� _� _ •v;+��� ..;''S.d :�"d. ii;K;i, is ,,,,.. .'!,'•, ^n' ria' ..1... .,,{•t. ;yx'�lrt� {.'w:'';I�ilil,. 4 ,e''� •G t 'tit:.1u,! aJ��'.':6 rc 'i , 1 Jh .h'N,..i I �• n•, CITY OFTI3ARD' , 0�1=Y00 01:3 >w4 .�,^ MINOR:=LAND�`PARTITION: MLP.120 , �t�.,�-'�,.� r;"{'•,, ,' 3,,. I t,.r „/. 'f5:'•; � ,W..^"i""":'",," ".'qY�. b,p A % 'S-�.. -r:.., ,,,;ty,x ,.fC.,,.,...M,y';,;ikta u.:��f,iN��, ,u 4 :.ct:•t:� .Y „GIs � �'��-':r:.:,.��s� ,ommura '�DeveCo nM•r,�w 1- .i t' �g � `r "muni ha n Bette :oin 'A D�PARTITION '•s :BINGHAM'*MINO:R::L N { T. 1 'I' ( ,I•a�i cfi ......• .- - - .d.,ie.hv!'r,S;,��.,!+.,,tlSY,V!f-.,:tY.t .rLJl...xJ'_ .1. ,,.".,,''v;1';�;' �4i•-r- ..:r's'�n' ,,.....,-s''i-`:.rs:fr.,,, <.<�_z:'�,._,,.J'�:":., a•.,....-._':v..•.._viwi�:�_ ._. , ,.,,5:•:-. '�rca..r. .. , 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY • FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 PROPOSAL: Approval of a 3-lot Minor Land Partition of 1.90 acres. Lot one has an existing home and an existing manufactured home on site. Lot two will be the subject of a future application for a duplex residence. Lot three is proposed to have a single- family residence constructed on it. The lot sizes for this development would be ±44,000 square feet, ±10,000 square feet, and ±18,000 square feet respectively. The original decision that was issued November 27, 2001 allowed a division of property through dedication. That proposal violated Oregon State Law. This amended decision still allows three lots. The only difference is that the applicant must have the third lot that was created by dedication surveyed and included within the Final Plat, and the dedication of SW View Terrace becomes a reserve easement. This is a minor change, which does not materially alter the decision. APPLICANT: Wayne Bingham 14320 SW Barlow Court Beaverton, OR 97008 OWNERS: TPB Properties Inc. Lenora Long Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. SECTION II. DECISION • `:•tx.)" '!^. nhicvN"itl',Ayr.• �,:~'r?'�. ,^!gym:i. ".A;44 ,!'^ ".1 r ,. •,W �i• J ::3�,•}+ .r.. *: . ..t, h �R- .s�. - ,.'vl�,{'t:' -wlu..• •�t;',:e.. �yt'k!','•Y, k.:V!., p,..;�l: ,.t4 :n�:}l� l !', r:J .ts�. 1 f ilWy�uhy i L. t t,:fh �`Cit '�•of�Ti' and"Corrmuriih;Develo 'mertrDirector's;.. !. :��':'�'', otice is�lereb`«,(;��iuen ha e�,. y,. g ty p r 1""• .,, x�>:y1�4., Y`�9. ,y,1. ,.".,.t•;'''1�'�;A�;! ,7r•:�.r5xn':Y,1: .{'p. ,.9's;i•.C.^'j .'Mi'•I': ,t' �.�'' I:Y,�:i�. 4• L,iLi :'�li ...Y � � .t' t #" :�, i�,. n n I 'i' n desi nee:has''APPROVED.:the above re' nest., The'ifndi sa ;:e1r,c us ons`:o ,L,'"'. .x �..; �J�• t.c • I �it :Hall: alt a:•.which`the'de�cison:is'^base�6d'°are.�nofe"din'�:tf �:.full.decision�:;,aua r; ..�u.' ,4' 4'! >'3:f.. - °:h°d!•::iA�. "{.:, '.f” <I;:'1 ,.t,:xi" .'1i.�::it, .L..'. h''Fi''r n=f':r r•. .:f: n4« ',.�.'`. •.{ u�l.iii,Y' . ,., .. 'rb>. ,. .t - .n>'. .:..,,':y, ,.. ... L':.y.. �:a. ,.. ...,. .�=4..�, r.., .�L'4.s••, .• ... ,r. .. .e6..,,... ..µ,,{' .-. .., ... ,.. ... .4d°o.�9.. .i.� 1 1: 'THI SAP PROVAL SHALLBE..UALfD:,F40R'1,8:MO,N „lc;t.y,. -»?. 'ssi i5 'h:,,.;'4„hr,.^,1: 1 l f .L 4 t lll S4. •ri • FR`O'M:7HE EF:FECTIVEaDATEDOF THIS.D!ECI:SI, 4` ' ',.!.t, .'a,:,`.:' .�.G•^ ,>pt ,'•",2 q4 ,� ":I, rti.', s.l," +r4i� .`S. .,t •' ;r 'f.�l;.°r:'�1,,, ,t -'l;"rr u"1 ,.; 'a, ,zU,.f'. -ra 7 .a:> i. i'I x!u4v ., ^'h' u! '•(°Cr,".^t:7"n .5� ,z t �!;:,^, r. ,,r., �t,.(:; ,:,,.-..,.:, 'fr{...'... ,,... ,.... - ........ . .. p, w,L.- _. -• .. ,,.....,L. ?. !.L. .,,..,,,t.l? ,", r, „� ,� ,,,,i All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. • • SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 5, 2001 AND BECOMES EFFECTIVE ON DECEMBER 20, 2001 UNLESS AN APPEAL IS FILED. A eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 19, 2001. I Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-417.1, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. _... / 1 �_ I carob cnN �• .na<a tm. .M. •P ,,,` VICINITY MAP ST &t ' �� _ al\ : B4 , ♦ _ - MLP2001.00013 PH ,, :1!I En L BINGHAM PARTITION AN . 1.1, . ., '�,�■E. e_ �, 2 SYBJBCT III . sor ■ —hU TAX LOTS) dada %i filt ii1 1� - .. ,`I• R 1 i VIEW 7E R ...�/. 11 .,,.'o■ ' . V �Ip ..:11'• ����n�6■ LI I _ N -1 — 1%��' , ,. .o '.5....=-;PEMBRO01(ST ■ . -t —1 •ai_ A► PIN B••' 4 ,I,1 _ S7 -- city of liymd I =_. 1 TN Sh ea al MU IN MOP/ MK V MUM I I � 4I L___ 8.W ..-_..--�-- f EURIRE$.-WJ'KWTARMEVFLANE EXTENBIOK_-_______-r_-__- {, _ 7 W,'_-' .-,, '16-ir j t3e:-11 , .14-2.-1 ----- 116. 0 II ■ i o , 1 1 1 i I40' LOT Imo, LOT A I „r I 77D00.q.R L----,i0D®m is R,____I i m.i I 185' ir,.ew p4m' ij ' i LOT 7 85'i I 17000 4q.tL ( LOT 1 i I , IBA00 K.R. . ■ I I .. , 1 i I L1 .i..�� -----_._ 148'_._-'-_-�L x47' i 1 ITS' I I I ary OF TIGARD 1 MLP2001.00013 SITE PLAN N BINGHAM PARTITION • • Sl NOTIC OF<TYPE I I. E CIS I 0 N `Y, {' ,;-,4-•.. ...<^, .. _ ,.ate•,t^, u4._ .t r,T_ - -i".-`•.-"- '�a�.,`r iI < �' III a . „pu ^a MINOR.LAND,Pi4RTITION�*MLP 2'001=00013:_:: :��=� ��� .- BI GH A S.,M MINOR LAND PARTITION'";-',==i'''''' r;S(utpingABeiterG4mmiimty 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 PROPOSAL: Approval of a 2-lot Minor Land Partition of 1.23 acres. Lot one has an existing home and an existing manufactured home on site. Lot 2 is not being created with this partition; rather, it is being depicted to show that the proposal could meet minimum densities in the future. Lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 44,000 square feet and 10,000 square feet respectively. APPLICANT: Wayne Bingham 14320 SW Barlow Court • Beaverton, OR 97008 OWNERS: TPB Properties Inc. - Lenora Long Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. SECTION II. DECISION ;' .,Notice>•IS;=;hereb _ Iven=.thatrahe..Ci :=:of,;Ti"ard:�.Communi fikDevelo ment`'Dit'ecto's�.:�,desi riee=;has= APPROVED theabove:re uest sub`ect'to=certain;conditio" h, f' - i, _ -gin:. n::�usi-` =w` tl e and ngs.a deco c us ons on Bich �decision'is based are:noted.in Section Vl y'- MLP2001-00013BINGHAM PARTITION PAGE 1 OF 18 • • CONDITIONS OF APPROVAL = THE FOLLOWING CONDITIONS SHALL:BE.SA S �. ri •y.r O .�INALP VAL: `F:THE��F _ �� _ PRIOR.T �APPRO, O Submit the following to the Planning Division (Brad Kilby 639-4171, x 388) for review and approval: 1. The applicant shall renumber the lots on the plat to identify the lots as Lot 1 and Lot 2 as those lots that are actually being platted at this time. The shadowed lot shall not be identified on the final plat. 2. The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue district indicating that the roject will not have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. 3. Prior to final plat approval, the applicant must provide street tree plan. The street tree plan must provide street trees along the frontages of SW 97 Avenue and Mountain View Lane as required by TDC Section 18.745.040. 4. Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318)for review and approval: 5. A public improvement permit and compliance agreement is required for this project to cover the proposed half-street improvement in SW Mountain View Lane and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 6. 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. 7. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 8. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. (STAFF CONTACT: Kit Church, Engineering). 9. The final plat shall show a ROW dedication along SW 97th Avenue to provide 30 feet from centerline. It shall also show a ROW dedication for SW Mountain View Lane across the site to provide 25 feet from the centerline. The centerline shall be taken as the north property line of the site. 10. Prior to approval of the final plat, the applicant shall demonstrate that the proposed ROW dedication for SW View Terrace has been recorded at Washington County. MLP2001-00013/BINGHAM PARTITION PAGE 2 OF 18 • • 11. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Mountain View Lane, from the eastern boundary of the segregated parcel to the western boundary of the shadowed parcel. The improvements adjacent to this site shall include: A. City standard pavement section for a local residential street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Mountain View in a safe manner, as approved by the Engineering Department. 12. A profile of SW Mountain View Lane shall be required, extending to SW 97th Avenue, showing the existing grade and proposed future grade. 13. The applicant shall enter into a Street Improvement Agreement yvith the City whereby they agree to complete or participate in the future improvements of SW 97 Avenue 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. 14. The applicant's construction plans shall show a temporary paved turnaround for fire and sanitation vehicles. The City Engineer shall approve the final design of this turnaround. The turnaround shall not be included within a lot, but shall be contained within a separate tract or within the dedicated ROW of SW View Terrace. 15. The final plat shall show that the temporary turnaround will be placed inside a tract, unless the applicant is able to construct the turnaround within the dedicated ROW of SW View Terrace. 16. The applicant's construction plans shall show that the new public storm line to be extended in SW Mountain View Lane will be a minimum of 12 inches in diameter. 17. The applicant's construction plans shall show that the public storm drainage and water lines will be extended in SW Mountain View Lane to at least the western boundary of the shadowed parcel. 18. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineenng Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. MLP2001-00013BINGHAM PARTITION PAGE 3 OF 18 • • 19.. 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. 20. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedications for SW 97 Avenue and SW Mountain View Lane shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they.receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE;FOLLO W INGCO NDTION SxSHALL-BE.S4T18FIED .l;f., .•v .= ?': ,r< ,G,� - .,,:'-�:•a,;c a... ._d,o . i�:, `�: t =Try ISSUANCE OF.,w,BUILDING PERIIATS:;�-. .:, ;eF �,�,C�t=�.� _ ,. ,. :��._.. .:PRIOR ��Da. �....._ = - r�,.r,._,.... . �,� ,h.�:.s._.F. SubmitUto the Engineering Department(Brian Rager, 639-4171, ext. 318)for review and approval: 21. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 22. Prior to issuance of building permits, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any,off--site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 23. Prior to issuance of the building ermit for Lot 3, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). n, p; NU 18 ' = - VALID'�IF:"'EXERCISED, r;.��ss` THIS APPROVAL IS• ( )n: _ - �f�• _3e �Sn Spy' _ •'1 'f::�;F�. _ '.l y 't.. re :jam. .- 4 3 `MO -T VE�DATE°'OFTHISDECISIONs �; :: . yx tr SECTION III. BACKGROUND INFORMATION Vicinity Information: The property currently has a single-family residence and a manufactured home, which, according to decision MLP97-0011 is a pre-existing nonconforming use. Single-family residences and lots that have yet to bedeveloped surround the property. Property History: A Minor Land Partition was approved for the property in August of 1997, but the applicant failed to meet the conditions of approval and the decision expired, and a second request (MLP2001-00012) was withdrawn and amended to reflect the current approval. Aside from the these requests, city records show that a building permit was issued in 2000 (MST2000-00020) to remodel the kitchen in the existing residence, and a code enforcement order was issued in April for the storage of vehicles on the property. No other records were found. MLP2001-00013BINGHAM PARTITION PAGE 4 OF 18 • • Site Information and Proposal Description: SW Mountain View Lane and SW View Terrace both dead end at the property line of this site. The applicant is proposing to create two lots from the 1.23 acres. Lot#1 would be 44,000 square feet, lot#2 is only being depicted to show the possibility of future division, and lot #3 is proposed to be 10,000 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal. One comment was received in the review of the initial application that can be considered here as well. The comment is paraphrased below followed by a staff response. A duplex is not, consistent with the surrounding neighbors. Multi-family residency lowers the value of surrounding homes. The duplex owner benefits and the surrounding owners suffer. Staff response: Duplexes are permitted conditionally within the R-4.5 zoning classification. The City of Tigard is charged with providing a variety of housing types within its urban 9rowfh boundary. It is inappropriate to assume that this type of construction is not compatible" with the surrounding neighborhood as the idea of compatibility is subjective. The applicant will be required to obtain a Conditional Use Permit for the duplex, and the neighbor will have the opportunity to challenge the use before the Tigard Hearings Officer, provided, the challenge is relevant to the project and the associated approval criteria that is within the Tigard Development Code. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Partitions 18.420 (Land Partitions) B. Zoning Districts 18.510 (Residential Zoning Districts) C. Specific Development Standards 18.705 Access, Egress & Circulation) 18.715 Density Computations) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.790 ree Removal) 18.795 isual Clearance) 18.390 Impact Study Section 18.390.040) D. Street and Utility Improvement Standards 18.810 (Street and Utility.Improvement Standards) The proposal contains no elements related to the provisions of Code Chapters: 18.720 (Design Compatibility), 18.725 (Environmental Performance Standards) 18.730 (Exceptions to Development Standards), 18.742 (Home Occupations), 18.750 Manufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage), 18.760 (Nonconforming Situations), 18.775 (Sensitive Lands) 18.780 (Signs), 18.785 (Tem orsry Uses), 18.797 (Water Resource Overlay District) and 18.798 (Wireless Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION LAND PARTITIONS: CHAPTER 18.420 MLP2001-00013BINGHAM PARTITION PAGE 5 OF 18 • • Future re-division: Section 18.420.020.D When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The proposal involves the division of 1.23 acres into two lots. The lot sizes for this development would be 44,000 square feet and 10,000 square feet respectively. The minimum lot size for the district is 7,500 square feet for single-family units and 10,000 square feet for duplexes, and the location of the streets are such that you could potentially re-partition Lot 1 into three additional lots. This criteria is satisfied. Additionally, the proposal only involves the partition of 1.23 acres, however, the subject property actually consists of 1.90 acres of land. The remaining portion is currently in the process of road dedication, which would result in a segregation of a portion of the overall property by intervening ownership. FINDING: That portion of the property that is being dedicated has not been recorded as such. Therefore, the property still consists of 1.90 acres of land. CONDITION: Prior to approval of the final plat, the road dedication of SW View Terrace must be completed and recorded. Approval Criteria: Section 18.420.050 The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff finds that adequate, public facilities are available to serve the proposal, but will need to be extended. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the permit rocess and during construction, at which time the appropriate review authority, will insure that City and applicable agency standards are met. Based on the analysis in this decision, 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 requirement in the R-4.5 zoning district is 50 feet. The widths of the newly created lots are proposed to be as follows: Lot #1 - 140 feet wide and Lot 3 - 138 feet wide. Both lots will exceed the minimum lot width standard of 50 feet. Therefore, this criterion is met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for single-family residences and 10,000 square feet for duplex units. The proposed lots exceed the minimum lot sizes of the zone. There are no flag lots associated with this proposal. Therefore, this criterion is met. MLP2001-00013BINGHAM PARTITION PAGE 6 OF 18 • • • 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. Lot 1 has 140 feet of frontage on SW 97th Avenue, and Lot 3 has 138 feet of frontage on SW Mountain View Lane. This standard has been met. Setbacks shall be as required by the applicable zoning district. There is already two single-family residences on Lot 1, that meet or exceed the underlying zone setbacks, and any future development on Lot 3 will be subject to all setback requirements at the time of development. This standard has been met. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither of the proposed.lots fit the definition of flag lot. Therefore, this standard is met. 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., This standard does not apply to this proposal. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District has provided comments that state that "Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)." The location of the fire hydrants is not illustrated on the preliminary plan. This standard has not been satisfied. 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. There are no common drives proposed. This standard does not apply. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. As discussed later in this analysis,the proposal will comply or be conditioned to comply with the Access, Egress, and Circulation standards. This criterion is satisfied. 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. There is no one-hundred-year floodplain associated with this site. Therefore, this criterion is not • applicable. 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. MLP2001-00013/BINGHAM PARTITION PAGE 7 OF 18 • • • No variances or adjustments are requested or required with this application. Therefore, this standard is not applicable. FINDING: The locations of the fire hydrants are not known, and comments from the Fire District do not identify whether this standard has been met. CONDITION: The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue District indicating that the project will not have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. Residential Zoning Districts 18.510: Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES x. ,.- :.t^.-F: .^a,.t.'....,a.-':7 :'r^ =:.;<,i:.':.... _ - .=.. _•tro iM' -:N'. .�1, - 1:.' yfti... . . -.,..rte• :...c-.,.,e.r.;.,'s.....-.,,s-- r. .' ' '' - g.''• :r:"a _ 3"c-h .:so:j.z R=4:5 PROPOSED, Minimum Lot Size -Detached unit 7,500 sq.ft. 10,000 and -Duplexes 10,000 sq.ft. 44,000 sq.ft. • -Attached unit[1] • Average Minimum Lot Width -Detached unit lots 50 ft. 138 and 140 feet -Duplex lots 90 ft. • -Attached unit lots Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. . Applied at the time of building permit -Side facing street on corner&through lots 15 ft. -Side yard 5 ft. • - Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district -Distance between property line and front of garage 20 ft. . Maximum Height 30 ft. unknown Minimum Landscape Requirement - - [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. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, however, the site size will be confirmed by survey prior to final plat approval. Development standards will apply to all future development of the sites. Section: 18.705 Access. Egress. and Circulation,. Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition, the following provisions are applicable: Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030 I 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. Lot 3 is required to have a minimum of one 15-foot access of which 10 feet must be paved. The applicants' plans indicate that this standard will be met. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Minimum access requirements for residential use. 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: M1P2001-00013BINGHAM PARTITION PAGE 8 OF 18 • • • • 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%. There are not any proposed access drives in excess of 150 feet for this proposal, therefore, this standard is satisfied. 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; This criterion does not apply to this proposal. 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 houses on proposed Lot 1 have existing access off of SW 97th Avenue, which is classified as a major collector by the City of Tigard. The applicant has been informed that when Lot 1 is developed, the second home may need to be removed and access for the new lots will be from Mountain View Lane and View Terrace. The existing access for the primary residence is 21 feet. This criteria has been satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715. 18.715.020 Density Calculation Density calculations are addressed to insure that the creation of new lots, in this case, will not prohibit future development. The applicant has proposed a lot large enough for a duplex subject to their ability to obtain a Conditional Use Permit from the Tigard Hearings Officer. Additionally, the applicant has shown how the property could meet the minimum density standards with future division of Lot 1. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot. of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. MLP2001-00013BINGHAM PARTITION PAGE 9 OF 18 • • The maximum number of residential units that would be available to the site is five. The proposal calls for only four residential units. This standard has been satisfied. 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 minimum number of residential units that the new lot can accommodate is four represented as 80% of the maximum. This standard has been satisfied. LANDSCAPING AND SCREENING: CHAPTER: 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. There are no street trees proposed. This criterion has not been satisfied. FINDING: The application does not provide for street trees as required by the TDC Section 18.7455 00 li CONDITION:Prior to final plat approval, the applicant must provide a strget tree plan. The street tree plan must provide street trees along the frontage of SW 97t Avenue and Mountain View Lane as required by TDC Section 18.745.040. TREE REMOVAL: CHAPTER: 18.790 Tree Plan Requirement: Section 18.790.030 Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that none of the trees would be removed during construction. There are no trees on proposed Lot 3, and there is no construction proposed with Lot 1 as all development is existing. FINDING: Although there are no trees proposed for removal, and no trees present on proposed Lot 3, there is a possibility that trees could be affected during the construction of the half street improvements on SW Mountain View Lane. Therefore, the following condition shall apply. CONDITION: Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for. VISUAL CLEARANCE AREAS: CHAPTER 18.795 Visual Clearance Requirements: Section 18.795.030 At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. 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. MLP2001-00013BINGHAM PARTITION PAGE 10 OF 18 • • Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary. or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Computations: Section 18.795.040 Non-arterial streets. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: G e� f vd°`Y 01 0 •1 • zpth- • -Erne. . i ' __• . k e-oski-oc 0o. 6-}reek .ecf rac f • FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS The applicant has not identified visual clearance areas on the site, but it is anticipated that when the application for construction on the new proposed lot is reviewed a visual clearance area free of obstruction will be required. This criteria has been met and will be affirmed during plan review for building permits. D. IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. The applicant has proposed to dedicate 25 feet along Mountain View Lane, and 5 feet along SW 97 Ave. Since development can only occur when a lot has access to an improved street, the applicant has proposed to make half-street improvements along those areas that are to be developed along SW Mountain View Lane. Thus, the applicant has concurred with the dedication and improvements within his application. Therefore, all impacts related to the transportation system have been mitigated within the proposal, and no other dedications are necessary. All other impacts have been addressed elsewhere in this decision. This criterion has been satisfied. MLP2001-00013/BINGHAM PARTITION PAGE 11 OF 18 • • 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 minor collector street to have a 60-foot right-of-way width and a 40 foot aved section. A local residential street is to.have a 42 to 50-foot wide right-of-way width, and a 24 to 32-foot wide paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 97th Avenue This site lies adjacent to SW 97th Avenue, which is classified as a minor collector street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. The applicant's plans show they will provide this dedication. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The requirement for the a reeme�nt is also justified since access to the existing house on Parcel 1 is proposed to continue from SW 97 Avenue. SW Mountain View Lane This development has frontage on SW Mountain View Lane, a local residential street. This roadway is partially improved on the north side of the centerline, near the eastern edge of the site (east of the proposed intersection with SW View Terrace). Lot 3 will require access to this roadway, and the applicant has proposed to construct a half-street improvement along the frontages of Lot 3 and the access area for the shadowed lot. The applicant also guaranteed that they will complete the roadway improvements east of SW View Terrace adjacent to the parcel segregated by the dedication of SW View Terrace. Otherwise, there would be a gap in the street improvements and therefore, access to Lots 1 — 3 would be inadequate. The applicant intends to submit construction plans that will show a half-street improvement of SW Mountain View Lane, from the eastern boundary of the segregated parcel to the western boundary. of the shadowed parcel. This arrangement is acceptable to Staff. The applicant's plan shows they will dedicate ROW in the amount of 25 feet from the future centerline, across the frontages of proposed Lots 1 and 3. The centerline proposed will coincide with the north property line of this site. This is acceptable. MLP2001-00013/BINGHAM PARTITION, PAGE 12 OF 18 • • SW View Terrace This roadway is also a local residential street. As was stated at the beginning of this memorandum, the applicant is in the process of dedicating ROW for this roadway in order to segregate a parcel of land that will be the site of a new home. Since access to the proposed parcels is not proposed, the City can not justify a condition that would require the applicant to construct improvements to this roadway. Therefore, no such condition will be imposed. 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. The applicant's plan shows how SW Mountain View Lane can be extended to SW 97th Avenue. It also shows how SW View Terrace could be extended from its present terminus to SW Mountain View Lane. Since SW Mountain View Lane will not be fully improved, and will be temporarily terminated over 150. feet from the nearest intersection, a temporary vehicle turnaround for fire and sanitation vehicles must be provided. The temporary paved turnaround must be provided in a tract or in ROW, and shall not be a part of a lot. Staff recommends the applicant take the turnaround tract out of Lot 1. An alternative would be to construct the turnaround at the ROW of SW View Terrace. 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. This project does not propose cul-de-sacs. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows how each of the local residential streets can be extended in the future. Due to the small scale of the development, and the access needs shown, the City can not justify requirements to improve both streets to City standards. The applicant's plan is acceptable. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials,.12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and MLP2001-00013/BINGHAM PARTITION PAGE 13 OF 18 • • 2. Streets intersecting with a minor collector or greater functional classification street or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The existing street grades are well under 12%. 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 subject property is adjacent to SW 97th Avenue, which has been designated a major collector in the Tigard transportation system plan. Therefore, this criterion is met. Section 18.810.040.B.2 also states those 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 applicant is dedicating the right-of-way necessary to extend SW View terrace, and has proposeg half-street improvements along Mountain.View Lane. Mountain View Lane is a connection to SW 97 Avenue. This criterion has been satisfied. 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. Lot 1 is 140 feet wide and 328 feet deep, and Lot 3 is 138 feet wide and 70 feet deep. Neither lot is more than 2.5 times the average lot width. This criterion is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Both lots have over 130 feet of frontage on public roads, therefore,this standard has been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a sidewalk with the half-street improvements in SW Mountain View Lane, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards. for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. MLP2001-00013/BINGHAM PARTITION PAGE 14 OF 18 • • Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line adjacent to the north boundary of this site. There is an existing service lateral will serve Lot 1. The applicant's plan shows how new laterals will be extended from the main line to serve Lot 3 and any future development of Lot 1. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of'Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management'(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The topography of this site slopes gently from west to east, with Parcel 1 being located at the top of the immediate drainage basin. No upstream flows currently impact this 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). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no public storm drainage line located adjacent to this site. The nearest public line is approximately 220 feet to the east. The applicant proposes to extend a new public storm line westerly in SW Mountain View Lane to this site. The line should be extended with the half-street improvement to the end of the shadowed parcel, as shown by the applicant's plan. The applicant's plan (MLP 2001- 000112) shows the new line to be a 10-inch diameter line. CWS standards require a minimum pipe size of 12 inches. Therefore, the applicant shall install a 12-inch main line. 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. There is an existing bike way along SW 97th Avenue, but no other proposed routes are located within or around this development, therefore, this criteria does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. As the bike way within SW 97th Avenue is already existing, this criterion does not apply. MLP2001-00013/BINGHAM PARTITION PAGE 15 OF 18 • • Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 97TH Avenue. However, the new parcels will likely be served from underground facilities on SW Mountain View Lane. Therefore, this provision will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is a 6-inch public main line located in SW Mountain View Lane that can serve this development. The applicant's plan appropriately shows that they must extend the 6-inch main line westerly with the half-street improvement to the end of the shadowed parcel. 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. Due to the small size of this development, an onsite water quality facility is not practical. Staff recommends the fee in-lieu be paid on Lot 3. 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. MLP2001-00013113INGHAM PARTITION . PAGE 16 OF 18 • • 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 applicant will provide a detailed grading and erosion control plan with the public improvement construction plans. 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 (1 new lot X $30/address= $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. SECTION VII. OTHER STAFF COMMENTS City of Tigard Water Department has offered the following comment: • No objections—water service will be installed once meters have been purchased. City of Tigard Operations Department indicated the following: • Applicant to loop waterlines off SW View Terrace, SW Mountain View from 93`d side, and bring the new water line in from 97th. • Storm line must be 12 inches in diameter. • Review location of man holes with the City of Tigard Operations Department. City of Tigard Building Division reviewed the proposal and provided the following comment: • Plumbing permit required for private storm, sanitary, and water lines. City of Tigard Police Department reviewed the proposal but had no comment. SECTION VIII. AGENCY COMMENTS Clean Water Services was notified and provided comments that have been addressed in part by the City's Development Review Engineer(Brian Rager). Tualatin Valley Fire & Rescue provided the following comments: • Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) MLP2001-00013/BINGHAM PARTITION PAGE 17 OF 18 • • • • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • The minimum available fire flow for single-family dwellings and duplexes shall be 1,000 gallons per minute. Fire flow documentation shall be provided. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix Table A-Ill-A- 1. (UFC Appendix III-A, Sec. 5) SECTION IX. 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 NOVEMBER 27, 2001 AND BECOMES EFFECTIVE ON DECEMBER 12, 2001 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 11, 2001 Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. `r /kite,/ November 27, 2001 PREPA ED BY: Brad4Cilby / DATE eve iae Planner /1 ` November 27, 2001 APPROVED BY: Richard Bewe iorff DATE Planning Manager MLP2001-00013BINGHAM PARTITION PAGE 18 OF 18 - ,- -- CITY of TIGARD , EDGrWOOD OEOORAFNIO INFORMATION 9YeTEM 0 .�♦ VICINITY MAP 2, , Q . — ST VIEW CT Iti . MLP2001 -00013 it .•►: . ^__,______ ;� F' ; _ BINGHAM PARTITION !Id.. r _ r NZEN -OSE ST 111j1 2 SUBJECT ELROSE CT x = _,,'1, TAX LOTS o■Mill _ J 1 Illci id EP W MO!oiiiii �.: t/j,,,, rillill,a d"- "WO :4•i.IT W, ■11 l gal : 4 r . WI 7P1fr33 - VIEW TERR ■� s' TERR�,� ' ! ��� N�� . rlimmed1111 111�►L�'� , m Ir III • N �,,, 0 200 400 800 feet i PEMBROOK ST f. ■ .,� 1"=400 feet CO• m _jilli 4 PINEBRO• -J> Ill. 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D''PAR ter `omm INGHAM.MINO'R�:LAN •f: •'f r •l: v:tiYz:',':: • x'11", . dJ'£:.. ,r rfi..:,•,1:.'.". „ 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 • PROPOSAL: Approval of a 2-lot Minor Land Partition of 1.23 acres. Lot one has an existing home and an existing manufactured home on site. Lot 2 is not being created with this partition; rather, it is being depicted to show that the proposal could meet minimum densities in the future. Lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 44,000 square feet and 10,000 square feet respectively. APPLICANT: Wayne Bingham 14320 SW Barlow Court Beaverton, OR 97008 OWNERS: TPB Properties Inc. Lenora Long • Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. SECTION II. 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I!r r? ��. tl �afj over`re"°uest.:'.The<<fi�'din'�s-=and:.con•clus o y ���`. `s', ,;i 4desi��nee::has�APPROVED.„ e, -� ,• g., '•r,l '.�,�' ri•<-:a !� pia. ,1r .'�Z:i:'t> I. :�i,;:;4,. °.U:i :.11 .J`.: '••,'fi,4' I r.l;rLii:, .., .trrf •i r `�rt'i,' 'rr•i "' ci •ion isbased are`��'noted:in.th'e,full�decision`'�a a a .1, �,a'� ;':I. �1•. :.Tr, `4.-= ':':'fir�:•'.<'" s. ,.. ..: .:. I�. .. t'?':`Ir•;-, - 1' :..,:,.,; .,+,:r..,....-:..,•:. ..:.,.; i..,l., '�.:')':I:,' ,,;;,es.cr..;' ri`.', ,:rt;.t,,,, x. -•.'i,a f�1�'f 1 ...,...4.,.1�1...,F.,�„ ,,,.r. ,r. „ .e ..,.:.�s:y..i a.,y.i� �rr>• ':'G-I. .,,5.' 'tr,�,C'^'"r j �'.:,hc ..f'aa':i"� .,,1::.... . ,,. .,,,,,h:', ... ,,.,:, ..:,, . .!.1, ;...,,:� t,;,x .JJ,,, :,.: �,.,.:,., ,.jl',�"„-Niy ,,.H ,fi ',1,. • ,'.,, , ,+1 S,,'y}I r ..f,,.,I,. , a.d'"F':'�I�x1 a,,.,, ;�4J.,,n. 41 Y '"Fl:�: ..,�A>�t^••r e.j.:gti.{t., ?.h;:"i• ,.N;.. ..,r u'I.•3'��n^.< t�4,�„�'„'. v.4°,:1y,.,:rci+;:;�:,n ut'� :.��.. "•� r' �::� �•j '+ „ ,.f •to '(� "'1' Flan �.;,o; a,: '�•il;,w4..rl.. x - ,I..' f ti' "1 II ' fl;1n,Yi'm�. ' d: 1. C.l �? 1,., ,G:l+,. � { BEXVALIDI;FD.R=.;,18,M:ONTHS :'I.. ,:I : IS"AP.P,ROVAL:SHALL I , „..:: t, _fl h' :.f'J -1' .!! .:r, .:�-^' ;n'' '°P<. ,t• ,t;; .v�c ..Nr4`,'":•n..:.' p..t, f..l, h.' y .,, Il, ,9r`, �M �-J,'. :.i:'Trt::,l_' ,:,;.; '•:,�r,' si.. kl, "J .t„r... I,.:u•:n .�-' i,d.:.:'.,!w'. :ql:�"• e4, qe ,' S 4:, r•1',� 1 14".:r' f.!y.:": .t` t: •+4. Jvir „THI a DECIS10•N. :� �E�F`FECTI�VE�DATE,,OFa. S:. .ROM THE ,w,_ ,s.. .,i..,,..hi '~<:” ,,s''•:&; .:i'.' 'i'r'"'nt1d� n r A1^ ✓•'7 .I; ,u,i;'f q,G'',,;,i;";�..°.p'; !'�",i rt :;h:'r: .v,.'.va=',,'r .ra. „fv i,fl a..l, t.,. :..�gw.;,. :'.�`,. `r^' t, ..j'.. a-. ::J r.:ri£?• »`i.. .%d;y.,, n 4t ,-. ..., '7.1.1..I ;nrr „r.�' :.,... . ..w5..�,,., ;'1;•kca „. ..,,...�CP..,L;,,,,�;'; ,;r:,;�, ",, .`,Ly .x.,, a�„, n..,<,..e._, .,-, .�,. ,. ,:f :.'I�...,,:„ I . . , All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners • X Owner of record within the required distance X Affected government agencies • • - Final Decision: THIS DECISION IS FINAL ON NOVEMBER 27, 2001 AND BECOMES EFFECTIVE ON DECEMBER 12, 2001 UNLESS AN APPEAL IS FILED. Appeal; The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 0 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 DECEMBER 11, 2001. Questions: For further information please contact the Planning Division Staff Planner, B rad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. W7 T` •.11�mIIUUI 0 1 0 0 1 ,/1111*4,„ •111 , VICINITY MAP MI ' \MI . 4.161111 7 . ,ST =,I��^ -� MI.;2001-00013 :� .�,kri = -111111101. 11 BINGHAM PARTITION !N:.h .. IL�■d�.r ■Le da m=,1, �t a�i►�� �" , Ii • ve .1.614 VI TER ■�.`. a-- ,l■�m_.mi' 11 1 !'V& maim mi. I.t. Y 1, . . I • or A . PEUBROOK 7 . .■ .,, • n .wen :s - - •al NI_-tea.RINI A 4.1' -.. PIN B-•• .LL.i t„,II Ca),of Tigard --1- i' 'Arm iM1ILL l trim -. ... • I F I r_r 1 ' ...,•-••- L JJ -Bi.JIBWTAMNUNE EO< WB10N-r r - _,_r r___._._•. { _ 41 {9'_.f. r - , n ......... ______-_-____._r 1 9_'I l.__ 517-i- .�__ 1i.1'1 I _ __ I6' O i --I` t C OT .3 1pl I a 140' LOT 6 110' LOT 1 i mm 1 WS' 37000.q.ft. L.____201242029..14__,_ LveW1 1110' • -w LOT 7 1 I : 1 AIL • 17ID00 sq.ft. 651 I � � LOT 1 wow.q.R. IOC I 119' a ( 1 L 1 77' ■ • . CITY OF TIGARD T MLP2001.00013 SITE PLAN N BINGHAM PARTITION ' (Map Is not to scale) NOTICE TO MORTGAGEE, LIENHO•R,VENDOR OR SELLER: Q 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 ARD CITY OF TIGARD �DeARDent Shaping A Better Community DATE OF NOTICE: October 24, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001-00013 FILE NAME: AMENDED BINGHAM PARTITION PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. 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, 18.725, 18.765, 18.790, 18.795 and 18.810. LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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 NOVEMBER 7, 2001. All comments should be directed to Brad Kilby, Associate 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 DECEMBER 6, 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 L e relevant approval criteria with 4 IP ufficient 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 $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." ,-:•'•17: wv - 3Tda9f•T•l• I CITY of TIGARD , VICINITY MAP ST �i* A* I _ ` ♦ MLP200I-00013 M�ct1QNAI f• I T I �€ C m 1110- L T BINGHAM PARTITION 3' — ANZEN • E S . •. it■ .,• 111 1 SUBJECT E -OSE CT ) mkt TAX LOTS lam� �� w a� . . ,N ri ■�1.16.1. '•..� VIEW TERR ms-iiiii. 1 1 1 ' g D ri-ir IRFT$Y- _ I INEZ STI I i 1^ . N ,, PEMBROOK ST Waif * "° .00 '''rr k) jA ,1 ,. A ` I . PINEBR �y_�lit, ST City of Tigard Ipill ' Ismlu++m \\11111° - ____ urox-..naow>- - &QUEsims FEg. Oo,wvt€NTh • • MEMORANDUM CITY OF TIGARD, OREGON DATE: November 28, 2001 TO: FILE: MLP 2001-00013, Amended Bingham Partition FROM: Brian Rager, Development Review Engineer RE: Clarification of Conditions This memorandum is to clarify the intent of Conditions 11 and 17. I wrote these conditions under the assumption that Parcel 2 was being created at this time. In actuality, Parcel 2 was shown only for the purpose of demonstrating that another parcel could be developed in the future. Therefore, this partition creates only two parcels (even though the applicant's map speaks to three parcels and labels them as such). In light of the fact that Parcel 2 is not created now, Conditions 11 and 17 should be interpreted to •refer to the western boundary of Parcel 3 (as labeled on applicant's map). Therefore, Condition 11 should only require the applicant to extend the half-street improvement to the western boundary of Parcel 3. Likewise, Condition 17 should only require the water and storm drain lines to be extended to the western boundary of Parcel 3. C: BR FILE: MLP 2001-00013 i:\eng\brianr\comments\mlp\m!p2001-00013clarif memo.doc • • • MEMORANDUM CITY OF TIGARD, OREGON DATE: November 20, 2001 TO: Brad .Kilby, Associate Planner FROM: Brian Rager, Development Review Engineer RE: MLP 2001-00013, Amended Bingham Partition NOTE: The applicant is in the process of dedicating ROW for SW View Terrace, which will effectively segregate a parcel of land, approximately 18,000 square feet in size (shown as Lot 1, east of SW View Terrace). The comments below address only the remnant parcel of land that will remain west of SW View Terrace. A condition of approval will be added that will require the dedication for SW View Terrace to be recorded prior to City approval of the partition plat. 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. A local residential street is to have a 42 to 50-foot wide right- of-way width, and a 24 to 32-foot wide paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 97th Avenue This site lies adjacent to SW 97th Avenue, which is classified as a minor collector street on the City of Tigard Transportation Plan Map. At present, there is ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 1 • • • approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. The applicant's plans show they will provide this dedication. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The requirement for the agreement is also justified since access to the existing house on Parcel 1 is proposed to continue from SW 97th Avenue. SW Mountain View Lane This development has frontage on SW Mountain View Lane, a local residential street. This roadway is partially improved on the north side of the centerline, near the eastern edge of the site (east of the proposed intersection with SW View Terrace). Parcels 2 and 3 will require access to this roadway, and the applicant has proposed to construct a half-street improvement along the frontages of both Parcels 2 and 3. The applicant also guaranteed that they will complete the roadway improvements east of SW View Terrace adjacent to the segregated parcel spoken to at the beginning of this memorandum. Otherwise, there would be a gap in the street improvements and therefore, access to Parcels 1 — 3 would be inadequate. The applicant intends to submit construction plans that will show a half-street improvement of SW Mountain View Lane, from the eastern boundary of the segregated parcel to the western boundary of Parcel 2. This arrangement is acceptable to Staff. The applicant's plan shows they will dedicate ROW in the amount of 25 feet from the future centerline, across the frontages of Parcels 1, 2 and 3. The centerline proposed will coincide with the north property line of this site. This is acceptable. ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 2 • • SW View Terrace This roadway is also a local residential street. As was stated at the beginning of this memorandum, the applicant is in the process of dedicating ROW for this roadway in order to segregate a parcel of land that will be the site of a new home. Since access to the proposed parcels is not proposed, the City can not justify a condition that would require the applicant to construct improvements to this roadway. Therefore, no such condition will be imposed. 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. The applicant's plan shows how SW Mountain View.Lane can be extended to SW 97th Avenue. It also shows how SW View Terrace could be extended from its present terminus to SW Mountain View Lane. Since SW Mountain View Lane will not be fully improved, and will be temporarily terminated over 150 feet from the nearest intersection, a temporary vehicle • turnaround for fire and sanitation vehicles must be provided. The temporary paved turnaround must be provided in a tract or in ROW, and shall not be a part of a lot. Staff recommends the applicant take the turnaround tract out of Parcel 1. An alternative would be to construct the turnaround at the ROW of SW View Terrace. Cul-de-sacs: 18.810.030.K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 3 • • • 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. This project does not propose cul-de-sacs. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows how each of the local residential streets can be . extended in the future. Due to the small scale of the development, and the access needs shown, the City can not justify requirements to improve both streets to City standards. The applicant's plan is acceptable. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The existing street grades are well under 12%. 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. • ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 4 • • Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. TO BE FILLED IN BY PLANNER Section 18.810.040.B.2 also states those bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. TO BE FILLED IN BY PLANNER Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. TO BE FILLED IN BY PLANNER Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. • TO BE FILLED IN BY PLANNER 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 constructing a sidewalk with the half-street improvements in SW Mountain View Lane, the applicant will meet this standard. Sanitary Sewers: ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 5 • • 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 adjacent to the north boundary of this site. There is an existing service lateral will serve Parcel 1.. The applicant's plan shows how new laterals will be extended from the main line to serve Parcels 2 and 3. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility,.based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by. Clean Water Services in 2000 and including any future revisions or amendments). The topography of this site slopes gently from west to east, with Parcel 1 being located at the top of the immediate drainage basin. No upstream flows currently impact this site. ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 6 • • Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no public storm drainage line located adjacent to this site. The nearest public line is approximately 220 feet to the east. The applicant,proposes to extend a new public storm line westerly in SW Mountain View Lane to this site. The line should be extended with the half-street improvement to the end of Parcel 2, as shown by the applicant's plan. The applicant's plan (MLP 2001- 000112) shows the new line to be a 10-inch diameter line. CWS standards require a minimum pipe size of 12 inches. Therefore, the applicant shall install a 12-inch main line. 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 ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 7 • • 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: 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 97TH Avenue. However, the new parcels will likely be served from underground facilities on SW Mountain View Lane. Therefore, this provision will not apply. ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 8 • • ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is a 6-inch public main line located in SW Mountain View Lane that can serve this development. The applicant's plan appropriately shows that they must extend the 6-inch main line westerly with the half-street improvement to the end of 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. Due to the small size of this development, an onsite water quality facility is not practical. Staff recommends the fee in-lieu be paid on Parcels 2 and 3. 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. ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 9 • . The applicant will provide a detailed grading and erosion control plan with the public improvement construction plans. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 new lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: A public improvement permit and compliance agreement is required for this project to cover the proposed half-street improvement in SW Mountain View Lane and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 10 • Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$60.00. (STAFF CONTACT: Kit Church, Engineering). The final plat shall show a ROW dedication along SW 97th Avenue to provide 30 feet from centerline. It shall also show a ROW dedication for SW Mountain View Lane across the site to provide 25 feet from the centerline. The centerline shall be taken as the north property line of the site. Prior to approval of the final plat, the applicant shall demonstrate that the proposed ROW dedication for SW View Terrace has been recorded at Washington County. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Mountain View Lane, from the eastern boundary of the segregated parcel to the western boundary of Parcel 2. The improvements adjacent to this site shall include: A. City standard pavement section for a local residential street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 11 1 • • D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Mountain View in a safe manner, as approved by the Engineering Department. A profile of SW Mountain View Lane shall be required, extending to SW 97th Avenue, showing the existing grade and proposed future grade. 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 97th Avenue 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's construction plans shall show a temporary paved turnaround for fire and sanitation vehicles. The City Engineer shall approve the final design of this turnaround. The turnaround shall not be included within a lot, but shall be contained within a separate tract or within the dedicated ROW of SW View Terrace. The final plat shall show that the temporary turnaround will be placed inside a tract, unless the applicant is able to construct the turnaround within the dedicated ROW of SW View Terrace. The applicant's construction plans shall show that the new public storm line to be extended in SW Mountain View Lane will be a minimum of 12 inches in diameter. ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 12 • • The applicant's construction plans shall show that the public storm drainage and water lines will be extended in SW Mountain View Lane to at least the western boundary of Parcel 2. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. 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. C. The right-of-way dedications for SW 97th Avenue and SW Mountain View Lane shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 13 • • • THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. Prior to issuance of building permits, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. Prior to issuance of the building permit for Parcels 2 and 3, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). \\tig3331usr\depts\eng\brianr\com ments\m Ip\m Ip2001-00013.doc ENGINEERING COMMENTS MLP 2001-00013 Amended Bingham PAGE 14 ry • • •. A ek 0'2 REQUEST FOR COMMENTS CITY OFTIGARD <AS Community(Development 3 i Shaping A Better Community DATE: October 24,2001 TO: Gary Lampella,Building Official FROM: City of Tigard Planning Division STAFF CONTACT: Brad IIiby,Associate Planner(x 388) Phone: (5031639-4171/Fax: (5031684-7297 MINOR LAND PARTITION[MLP)2001-00013 ➢ AMENDED BINGHAM PARTITION < REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence.. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97 Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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: 18.420, 18.390, 18.510, 18.705, 18.715, 18.725, 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: NOVEMBER 7,2001. 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> !M tY — VG/ ® '�o ' P Y t v ti ' ) f o d►�-t *-1 0 In)a -1-6/ ( ,vt r s i 'c& ! S !� + / tt L t- (Blease provide theta-owing information)Name of Persontsl Commenting: Phone Nembutal: r .. •) REQUEST FOR COMMENTS CITY FTIIGARD Community cDeveCopment Shaping Better Community DATE: October 24,2001 TO: Matt Stine,Urban Forester/Public Works Department RECEIVED PLANNING FROM: City 01 Tigard Planning Division NOV 0 5 2001 STAFF CONTACT: Brad Kilby,Associate Planner Ix 388D CITY OF TIGARD Phone: (5031 639-4111/Fax: (503)684-1291 MINOR LAND PARTITION[MLR 2001-00013 ➢ AMENDED BINGHAM PARTITION < REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97 Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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: 18.420, 18.390, 18.510, 18.705, 18.715, 18.725, 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: NOVEMBER 7, 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 beloow:. �.� GPI /.et dyr-4.eite • (ease provide the foaming information)Name of Persons)Commenting: Phone Numberis): Il �4' RlilQUEST FOR COMMENTS CI;►o n'GARD Community Deveropment S&pingA Better Community DATE October 24,.j!O111 TO: Lee waluker,!l;lleanwata4r senriee ISWM Program RECEIVED PLANNING •FROM City of Tigal ii it Planning Minion NOV 0 5 2001 STAFF CONTACT: Brad Klltby, IISSOCIllie Planner IN 3881 CITY OF TIGARD Phone. [SOLID C39-4T171/Fax: 15031684-7297 • - MINOR IAND PARTITION INILPM 2001-00013 �_. > AMEI�DED BINGHAIVM PARTITION 4 _ REQUEST: The applicant i � requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot on has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this develcpment would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97 Avenue, and south of the future Mountain View L=ine extension; WCTM 2S111BA, Tax Lots 1200 and 1201. 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 attEc..hed single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapb rs: 18.420, 18.390, 18.510, 18.705, 18.715, 18.725, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicin ii:y 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 "�e rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YCURJ OMMENTS BACK BY: NOVEMBER 7. 2001. You may use the space provided below or attach a sepa-ate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted �lbove with your comments and confirm your comments in writing as soon as possible. If you have any que: Lions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. 01400pliOkigOK110 1FO,,L+1:WvI iii.v�I .r;TkA „liP riPill , We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclos ad letter. Written comments provided below: 172 si�1l\ a) a ,�L 8,13.16 el a u.Ja AAL.t.b.1.:s CAD11.14P�.f 0 ' w '1 `4' D , _ l,�P • , 1 1'.M • �MJ wail mAtort.,..4 t%o. J (Please pry the following is-format'.on)Name eir Perseids)Commentiin idyl / / -5-o j I Phone NunlmofsI: 84 /, s(9-7 I T00/TOO lJ samitu3S 2I3,LVAm NIV31D MC 069 CO2 %V3 66:CT TO/SO/TT -- • REQUEST FOR COMMENTS CITY OF IiGARD Community Development Shaping A Better Community DATE: October 24,2001 TO: Dennis Koellermeier,Operations Manager/Water Department AECENED PLfr ��,C FROM: City of Tigard Planning Division OCT 2 9 2001 STAFF CONTACT: Brad KIIby,Associate Planner[x 3881 CITY OF Y►GARD Phone: (5031639-4171/Fax: (5031 684-1291 MINOR LAND PARTITION (MLR 2001-00013 ➢ AMENDED BINGHAM PARTITION 4 REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97 Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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: 18.420, 18.390, 18.510, 18.705, 18.715, 18.725, 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: NOVEMBER 7, 2001. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. _ Please refer to the enclosed letter. Written comments provided below: A /4G1�i di pn4 ecrn v tt 4 ,, & r'fa %j � e ljdmeit f /P4 4,4? (<Pkase provitfr the fo((miing information)Name of Perseids)Commenting: I Phone Number(s): I • • A REQUEST FOR COMMENTS CITY OF TII�GARD Community(Development Shaping A Better Community DATE: October 24,2001 TO: Jim Wolf,Tigard Police Department Crime Prevention Officer RE Cr Vr ':;PLANNING FROM: City of Tigard Planning Division OCT. 2 4 2001 STAFF CONTACT: Brad Kilby,Associate Planner[x 388) Ci t ur TIGARD Phone: [503)639-4111/Fax: [5031 684-7291 MINOR LAND PARTITION(MLPI 2001-00013 ➢ AMENDED BINGHAM PARTITION < REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97 Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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: 18.420, 18.390, 18.510, 18.705, 18.715, 18.725, 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: NOVEMBER 7, 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: (ease provide the fof[awing information)Name of Person[sl Commenting: d, W Phone Number[sl: 1.1a° ,41:11J1 A, REQUEST FOR COMMENTS CITY TIGARD Community cDevetopment Shaping Better Community DATE: October 24,2001 RECEIVED PLANNING TO: n Roy,Property Manager/Public Works Department OCT 2 5 2001 FROM: City of Tigard Planning Division CITY OF TIGARD STAFF CONTACT: Brad 10lby,Associate Planner Ix 3881 Phone: 15031 639-4171/Fax: (5031 684-7291 MINOR LAND PARTITION IMLPI 2001-00013 > AMENDED BINGHAM PARTITION < REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two requesting an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97 Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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: 18.420, 18.390, 18.510, 18.705, 18.715, 18.725, 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: NOVEMBER 7, 2001. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEA CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. Written comments provided below: (Please provide the following information)Name of Persons)Commenting: I Phone Humberto]: I 111 -111 A REQUEST FOR COMMENTS CI O IGARD Community cDeve(opment Shaping Better Community DATE: October 24,2001 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner Ix 3881 Phone: 15031 639-4111/Fax: (5031 684-1291 MINOR LAND PARTITION(MLR 2001-00013 ➢ AMENDED BINGHAM PARTITION < REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. LOCATION: The project is located on the west side of SW 97 Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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: 18.420, 18.390, 18.510, 18.705, 18.715, 18.725, 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: NOVEMBER 7, 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 fortowing information)Name of Persons)Commenting: I Phone Number's]: I .0 CITY• TIGARD REQUEST FOR COI' NTS NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: IOLP XOt -013 FILE NAME: RME e ;n1 010'‘ (h LP CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central [Mast South ['West aProposal Descrip. in Library CIT Book CITY OFFICES ONG RANGE PLANNING/Barbara Shields,Planning Mgr. /COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. LICE DEPTJJim Wolf,Crime Prevention Officer UILDING DIVISION/Gary Lampella,Building Official jENGINEERING DEPTJBrian Rager,Dvlpmnt.Review Engineer ATER DEPTJDennis Koellermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder WORKS/John Roy,Property Manager UBLIC WORKS/Matt Stine,Urban Forester _ PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.DJSherman Casper,Permit Coord.(soR/cup re:TIF) SPECIAL DISTRICTS — TUAL.HILLS PARK&REC.DIST..FUALATIN VALLEY FIRE&RESCUE* 4UALATIN VALLEY WATER DISTRICT* LEANWATER SERVICES Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON* _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street NE _ Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 PO Box 23483 _ Carol Hall,Data Resource Center(ZCA) US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP_333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA,ZOA) Larry French(Comp.Plan Amendments Only) PO Box 2946 —CITY OF KING CITY* _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 OR.DEPT.OF ENERGY(Powedines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N. First Avenue _CITY OF LAKE OSWEGO* Routing TTRC–Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 _Brent Curtis(CPA) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Anne LaMountain(IGAnfRB) _CITY OF PORTLAND (Notify for wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Phil Healy(IGA/URB) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Steve Conway(General Apps.) Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Sr.Cartographer(cpAZcA)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,Penult Specialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northem/Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W.10th Avenue Albany,OR 97321 —SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _AT&T CABLE —TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations only) Pat McGann (If Project is Within%Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street / 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 opps.evi vi.meeW) Marsha Butler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006-5152 Portland,OR 97232 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List 2.doc (Revised: 5-Oct-01) RANNIN6- ScRerA Ry frj,4ye7JALS • AFFIDAVIT OF MAILING '' CITY OF TIG ARD Community<Deve(opment S hoping A Better Community • I, cPatricia G. Lun.sforc4 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: MLP2001-00013/"AMENDED" BINGHAM PARTITION ® AMENDED NOTICE (File NoJName Reference) ® City of Tigard Planning Director • A copy of the said notice being hereto attached, marked Exhibit"iI",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 December 5,2001, and deposited in the United States Mail on December 5,2001, postage prepaid. ( die:6 /L (Person tha repared Noti.-) STATE OE OcItEGON ) County of Washington )ss. City of Tward ) Subscribed and sworn/affirmed before me on the 7 day of , 2001. e•:rt".; OFFICIAL SEAL DIANE 1A JELDERKS NOTARY PUBLIC-OREGON COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 4%. / my Commission a l I fires: 7,7 U3 • • NOTICE OF "AMENDED" TYPE II DECISION , MINOR LAND PARTITION (MLP) 2001-00013 CITY OFTIGARD Community(Development BINGHAM MINOR LAND PARTITION Shaping A Better Community 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 PROPOSAL: Approval of a 3-lot Minor Land Partition of 1.90 acres. Lot one has an existing home and an existing manufactured home on site. Lot two will be the subject of a future application for a duplex residence. Lot three is proposed to have a single- family residence constructed on it. The lot sizes for this development would be ±44,000 square feet, ±10,000 square feet, and ±18,000 square feet respectively. The original decision that was issued November 27, 2001 allowed a division of property through dedication. That proposal violated Oregon State Law. This amended decision still allows three lots. The only difference is that the applicant must have the third lot that was created by dedication surveyed and included within the Final Plat, and the dedication of SW View Terrace becomes a reserve easement. This is a minor change, which does not materially alter the decision. APPLICANT: Wayne Bingham 14320 SW Barlow Court Beaverton, OR 97008 OWNERS: TPB Properties Inc. Lenora Long Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. • • SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON DECEMBER 5, 2001 AND BECOMES EFFECTIVE ON DECEMBER 20, 2001 UNLESS AN APPEAL IS FILED. Appeall: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 19, 2001. Questions: For further information please contact the Planning Division Staff Planner, Brad Kilby at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. - ! I I ) II f ( I clTr olncnR ii ♦ `F.a 1-masr� •� ` , _ VICINITY MAP ST ■ 4r A ' — - ^� ii • , — MLP2001-00013 i �_ Ile r"d•'i 1r* II ., L BINGHAM PARTITION E w au/ u ■ ) „SUBJECT • -•S CT .' � �. � TAX LOTS iimil i baba 1"� —I • VI WTERR ./■`, � R • 1 = Ill 1I Pi.ffi .irA�. iII x I �I iIm.u.. mourn d T ......... N III PEMBROOKST 1.1_ ■_., O .we. 11 �� p1NEBR•' I! Clry of Tigard 41111 644"4,44.46.64.4446. •( "gm wis, — - m.,.fit .__ __ Mt Mt MN L___, WiURE-6.-0IitBWTAWNEW-LANE CJtTENSK)IF_ 6.W r n?��I��_._ j-, ma...e... ■ I. _., 100' rlb'■:f 138 I • - 116 O , I • 47' ` IaTfi I P 0 '°' 11 1 140' LOT 1 140 LOT .3 I ,mriO la MOW.1n- L-.---.1000m.j.n.___ n.J � 165' 1...7.4 II40' LOT 7 i _ 17000.q.f4 6 1 ■ LOT 1 a I I8D00.q.R. N NM 180' 148' I a ....•••• 4L :42' L 1 122 l WI A. CITY OF TIGARD t MLP2001.00013 BITS PLAN N BINGHAM PARTITION (Map Is not to scale) 2Si11BA-11300 2S111BA-05700 ADAMY NICHOLAS E& BOYCE RANSOM K&MYRNA P • JENNIFER K 14155 SW 97TH PL 9540 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 BA-05900 2S 111 BA-04000 AGNEW THEODORE J JR BRACK RICHARD J AND DORENE 14135 SW 97TH PL 14100 SW 98TH PORTLAND,OR 97224 TIGARD,OR 97224 2S111AB-08800 2S111BA-08800 ANGARAN JAMES M& BRELYNN WOODS OWNERS OF LOTS 2-3 SALLY J 14160 SW 97TH AVE 4163 SUNRAY AVE S TIGARD,OR 97223 SALEM,OR 97302 2S111AB-06000 2S111AB-06500 BAGGENSTOS JANET M BRITTON AARON DENELLE& 9265 SW VIEW TER MELISSA NICOLE TIGARD,OR 97224 14430 SW 93RD AVE TIGARD,OR 97224 2S1 11 BA-06800 25111 BA-00304 BEDARD ROBERT P&CAROLYN J CARLSON SCOTT A/JANICE E 9541 SW INEZ ST 9747 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 • 2S 111 AB-05800 25111 BA-07200 BENSON ALAN K&SERENA M CARTER JAMES F/KATHALEE A 9280 SW MOUNTAIN VIEW LN 9443 SW INEZ TIGARD,OR 97224 TIGARD,OR 97223 25111 BA-04900 25111 BA-06700 BICKER STEPHEN G&MARGARET J CASTILE ROBERT W C&DEBORAH L 14235 SW 97TH AVE 9563 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-08000 2S 111 BA-05600 BILGERE GERALD W& CLARKE ANDREW W&STEPHANIE J DANIELLE L 14150 SW 97TH PL 14435 SW 93RD TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-08500 2S111BD-00102 BLAIR ROBIN J CORLISS JAMES L/CORA K 9445 SW MOUNTAIN VIEW LN 14525 SW 97TH TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-05900 25111 BA-03800 BLUME DOUGLAS BRIAN DOERR LESLIE B 14370 SW 93RD AVE DOERR JANET N TIGARD,OR 97224 14140 SW 98TH CT TIGARD,OR 97224 • • 2S111BA-01890 2S111AB-07800 EVANS JAMES WARD&JOYCE I GREEN DONALD N JR AND 14285 SW 97TH MARJORIE M TIGARD,OR 97224 9385 SW INEZ TIGARD,OR 97223 2S111AB-08600 2S111 BA-10000 FERGUSON DONALD W GREENWOOD EDWARD C& JULIE A HOEVET KIMBERLY A 14425 SW 94TH CT 9459 SW BROOKLYN LN TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-01500 2S 111 BA-01901 FREDERICK SCOTT G&KATHLEEN R GREER EVERETT W 9755 SW INEZ PHYLLIS M TIGARD,OR 97223 . 9845 SW VIEW COURT TIGARD,OR 97223 2S111AB-03300 2S111AB-03000 FRENI THOMAS E AND GRIFFIN CHARLES R AND BARBARA K LYNNE-FRENI TRACIE 14175 SW 93RD AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-01800 2S111BA-00115 FRIAR GARY E&CYNTHIA I HARBOUR KELLY& 14170 SW 93RD AVE ARMSTRONG ROBERT K TIGARD,OR 97224 14152 SW 97TH AVE TIGARD,OR 97224. 2S111AB-01900 2S111 BA-09300 GERSPACH DIANE JEANNINE HARLEY ROBERTA 14200 SW 93RD 14440 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-02900 2S111BA-10300 GOODHOUSE JOHN J TRUST HARLEY,ROBERT A&NATALIE J BY VIRGIL V VOLK TR& 14440 SW 97TH AVE JOHN JAY GOODHOUSE TR TIGARD,OR 97224 9345 SW MOUNTAIN VIEW TER TIGARD,OR 97224 2S 111 BA-03700 25111 BA-01902 GRAY DEBBIE ANN HASSON MICHAEL L AND ANNE 14160 SW 98TH CT 9835 SW VIEW COURT TIGARD,OR 97224 _ TIGARD,OR 97224 2S 111 AB-07600 2S 111 BA-07400 GRAY JONATHAN C& HEATON JOHN C HAMILTON-GRAY TRACEY H 14350 SW 97TH AVE 9430 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-09200 2S111AB-02400 GRAY KARLA MARIE TRUSTEE HERN MICHIKO 14365 SW 93RD 9340 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-06000 • 2S111BA-09800 • HERROLD WILLIAM LIAO JIANMIN 14125 SW 97TH PL PAN CHEN TIGARD,OR 97224 9519 SW BROOKLYN LN TIGARD,OR 97224 25111 BA-08600 2S111 BA-01200 HUGHES DAVID A AND VICKIE M LONG LENORA 9435 SW MTN VIEW LN do RANSDELL DAVID E&SALLY E TIGARD,OR 97224 14270 SW 97TH TIGARD,OR 97224 2S111 BA-10800 2S111AB-09000 HUMPHREY THAD D&WENDY W MAGEE THOMAS G AND 9543 SW ELROSE ST DODGEN-MAGEE DOREEN TIGARD,OR 97224 9365 SW VIEW TERRACE TIGARD,OR 97223 2S111AB-08900 2S111BA-05200 JORDAN JO A MARTIN WILLIAM L&DEBORAH A 9395 SW VIEW TERR 9730 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 BA-08300 25111 BA-06500 JUBILEE PLACE OWNERS OF MAWHIRTER ARLIE L TR LOTS 1-5 AND 7-9 9265 SW MCDONALD ST 25290 SW GRAHAMS FY RD TIGARD,OR 97224 SHERWOOD,OR 97140 2S111AB-08100 2S111BA-06600 KALBERER RAYMOND M&EDA G MAWHIRTER IRENETR 14425 SW 93RD 9265 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 BA-05000 2S 111 BA-07700 KING ROBERT BRIAN AND MCGRAW JOAN E ANDREA DEWEY 9502 SW VIEW TER PO BOX 12224 TIGARD,OR 97224 ZEPHYR COVE,NV 89448 2S 111 AB-02500 2S 111 BA-04700 KLUEMPKE RICHARD G AND MCKILLIP JUDITH A ROSEMARY E 14025 SW 97TH AVE 9380 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-08100 2S111AB-05700 KOHLMAN ED HERMAN&KRISTIE JO MCLAIN ERVIN ROGER&JANICE V 9558 SW JUBILEE 9260 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 . 25111BA-02100 2S111AB-08400 KURTZ JOSEPH P&MARCIA C MCNAMEE PAUL G&BARBARA A 9830 SW VIEW TERRACE 14420 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 • • 2Si11 BA-0790 25111 BA-10900 MILKOWSKI RYAN&LESLIE NE A LE HOMES INC 9480 SW VIEW TER PO B 230459 TIGARD,OR 97224 TI RD, R 97281 2S 111 BA-07000 2S 111 AB-06400 MILLER BUSTER RAY&ALICE MAE NEWHOUSE LLOYD C AND REBECCA N 9487.SW INEZ ST 9280 SW VIEW TERRACE PORTLAND,OR 97224 TIGARD,OR 97224 25111 BA-07800 2S 111 BA-07300 MORAN PHILIP H&JOAN H NGUYEN DANH T& 9471 SW VIEW TER BUI NHUNG TIGARD,OR 97224 14320 SW 97TH AVE TIGARD,OR 97224 25111 BA-09500 2S 111 BA-05300 MORSE PAUL W&MEREDITH M NICHOLSON JAMES W& 9759 SW ELROSE ST CATHERINE C TIGARD,OR 97224 14120 SW 94TH PL TIGARD,OR 97223 2S 111 BA-00114 2S 111 AB-07700 MYERS REED D&DEBRA R NILSEN JEFFREY C&CINDY L 9525 SW ELROSE ST 9425 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97223 25111 BA-11100 25111 BA-02106 NEWCASTLE HOMES INC OLNEY JERRY A&BETTY L PO BOX 230459 9835 SW INEZ ST TIGARD,OR 97281 TIGARD,OR 97224 25111 BA-11200 25711 BA-05400 NE C TLE HOMES INC OSTROW LEONARD C&KATHRYN A PO B 230459 14130 SW 97TH PLACE TI D,OR 97281 TIGARD,OR 97224 2S111BA-11400 2S111BA-00107 X NE C TLE HOMES INC OTTO AASE B • PO X 230459 14200 SW 97TH AVE TI AR ,OR 97281 TIGARD,OR 97224 25111 BA-10700 2S 111 BA-00100 NE C TLE HOMES INC O SE B PO B 230459 1420 W 97TH AVE TIG RD,OR 97281 TI D,OR 97224 25111 BA-11000 25111 BA-09700 NEWCA TLE HOMES INC PAK CHONG M&SUK P PO B 230459 9527 SW BROOKLYN LN TIG D,OR 97281 TIGARD,OR 97224 • • 2S f 11 BA-01700 2S 111 BA-08400 PALM FRANK L DORIS 0 ROGERS ROBERT&DIANNA 14325 SW 97TH AVE BY KARI CARLSON TIGARD,OR 97223 9455 SW MOUNTAIN VIEW LN FOREST GROVE,OR 97116 25111 BA-01600 25111 BA-08700 PALM TERRY L ROGERS ROBERT L 14405 SW 97TH AVE ROGERS DIANNA TIGARD,OR 97224 9450 SW ELROSE ST TIGARD,OR 97224 2S 111 BA-11500 2S111 BA-03600 PARKER THOMAS D&LINDA ROKHVA MEHRANGIZ&PARVIZ. 9453 SW ELROSE ST 14180 SW 98TH CT TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-00109 2S111BA-11600 PAR' R OMAS D&LINDA ROSS JEFFREY A&GAYLA 9453 S ELROSE ST 9515 SW ELROSE ST TIG D, .' 97223 TIGARD,OR 97224 2S 111 BA-07600 2S111 BA-09000 PASERO MARK G&SHARON M ROS J FREY A&GAYLA 9567 SW JUBILEE CT 9515 ELROSE ST TIGARD,OR 97224 TI RD, R 97224 • 2S 111AB-09100 . . 2S 111 BA-05100 PETERMAN ALAN L AND RUSSELL LORETTA N MITCHELL STEPHANIE J 14115 SW 97TH AVE 9335 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111 BA-10100 2S111 BA-05801 PRESLEY TIMOTHY R& SANCHEZ WILLIAM K&SANDRA J PRESLEY TEMARA SANDERS 14145 SW 97TH PL 9441 SW BROOKLYN LN PORTLAND,OR 97224 TIGARD,OR 97224 2S111BA-00303 2S111BA-05800 PREWITT LINDA SUE SAN WILLIAM K&SANDRA J 14077 SW 97TH AVE 14145 97TH PL TIGARD,OR 97223 PO ,OR 97224 2S111BA-05500 2S111AB-02000 ROBINSON DIRK I SANDERS JOSHUA E 14140 SW 97TH PL 9265 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-08700 2S111BA-04800 ROEMHILDT ROBERT A&SHAROLEE SCHNEIDER DIANE L TRUSTEE do QUANDT HOWARD&DIANA 14015 SW 97TH AVE 14415 SW 94TH CT TIGARD,OR 97224 TIGARD,OR 97224 2St11BA-07100 • 2S111BA-01201 SCHOENBRUN STEVEN J/KAREN _ T P B PROPERTIES INC 9465 SW INEZ ST PO BOX 1775 TIGARD,OR 97224 BEAVERTON,OR 97075 2S111AB-02600 2S111BA-08 SCHOOLER DAVID K&DEBORAH L TIG D ITY OF 9420 SW MOUNTAIN VIEW LN 1312 W HALL TIGARD,OR 97223 TI RD, R 97223 2S111AB-03100 2S111BA-01903 SCHWARZ CHARLES& TWETE MYLES A DIZNEY CARROLL 4936 SE FLAVEL DR 14135 SW 93RD AVE PORTLAND,OR 97206 TIGARD,OR 97224 2S111AB-03200 2S111AC S 700 SCHWARZER GERTRUD E&PETER H U•10 IGH SCHOOL DISTRICT TRUSTEES N•... JT 9330 SW MCDONALD , to'; TIGARD,OR 97224-5932 2S111BA-09900 2S111AB-08500 SHANKLES H THOMAS&N JEAN VANGORDON DORIS 9501 SW BROOKLYN LN 14430 SW 94TH CT • TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-10200 2S 111 AB-07900 SHANNON MEADOWS THE OWNERS VIROSTEK ROBERT A& OF LOTS 1-6 VIROSTEK KIMBERLY 14380 SW 97TH AVE 9355 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-02700 2S111AB-02800 SHROCK WALTER W& VOLK VIRGIL V RUTH COOK DONALD PHILIP CO-TRUSTEES 9385 SW MTN VIEW LN 9425 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-07500 2S111 BA-08000 SMITH DAVID H& WARREN RANDOLPH G&JANET L BATCHELOR WENDY A 9534 SW JUBILEE CT 9582 SW JUBILEE PL TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-00105 • 2S111BA-04901 STROHECKER LARRY S& WASHINGTON COUNTY DIANE L FACILITIES MGMT-ADMIN 14050 SW 97TH AVE 111 SE WASHINGTON ST PORTLAND,OR 97224 HILLSBORO,OR 97123 2S 111 BA-03900 2S1118A-00111 SWARTWOOD TROY M& WAS NGT N COUNTY KAY S FACILI MGMT-ADMIN 14120 SW 98TH CT 111 S SHINGTON ST TIGARD,OR 97224 HILL ORO,OR 97123 • 2S1 i1A6-08140 ' • WATSON HAZEL M TRUSTEE 14415 SW 93RD TIGARD,OR 97224 2S111BA-06900 WEBB DARWIN H • 9529 SW INEZ ST TIGARD,OR 97224 2S 111 BA-09600 WHITEMAN RICHARD A 9535 SW BROOKLYN LN TIGARD,OR 97224 2S111AB-08300 WORTH PHILLIPS D&LYNN E M 14410 SW 94TH CT TIGARD,OR 97224 2S 111 BA-00501 WYFFELS ROBERT C&PATRICIA A 9777 SW ELROSE ST TIGARD,OR 97224 • • Sally Christensen Kristen Miller 15685 SW 76th Avenue 8940 SW Edgewood Street Tigard, OR 97224 Tigard, OR 97223 Mary Ann Melvin Bill Finck 10395 SW Bonanza Way 9235 SW Mountain View Lane Tigard, OR 97224 Tigard, OR 97224 Stephen Bicker Craig Dirksen 14235 SW 97th Avenue 9131 SW Hill Street Tigard, OR 97224 Tigard, OR 97223 Mark Bogert Paul Owen 14445 SW 100th Avenue 10335 SW Highland Drive Tigard, OR 97224 Tigard, OR 97224 Twyla Brady Rick Boyce 9360 SW Edgewood Street .7800 SW Bond Tigard, OR 97223_ Tigard, OR 97224 Debra Muir Bob Oleson 15065 SW 79th Avenue 9023 SW Reiling Tigard, OR 97224 Tigard, OR 97224 Sue Siebold Tim and Alison Ross 15374 SW Thurston Lane 10045 SW Serena Way Tigard, OR 97224 Tigard, OR 97224 Tim Esav Judith Anderson PO Box 230695 16640 SW Jordan Way Tigard, OR 97281 King City, OR 97224 • Stacie Yost Mark Kretzinger 8465 SW Langtree 15136 SW 96th Avenue Tigard, OR 97224 Tigard, OR 97223 Ellen Beilstein Jack Biethan 14630 SW 139th Avenue 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Tigard, OR 97224 CITY OF TIGARD-SOUTH CIT SUBCOMMITTEE(pg..1 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17,2001 • • Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 • CITY OF TIGARD-SOUTH CIT SUBCOMMITTEE(pg.2 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17,2001 , - AFFIDAVIT OF MAILING ` ''- CITY OF TIGARD Community Development SfiapingA Better Community • I, c'atricia L. Lunsforcf, being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of7igard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF DECISION FOR: MI12001-00013/"AMENDED" BINGHAM PARTITION El AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director • A copy of the said notice being hereto attached, marked EXhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B",and by reference made a part hereof, on December 5,2001,and deposited in the United States Mail on December 5,2001, postage prepaid. c- / g,„.. ., I 44 '11WC.� • (Person tha repared Natic= • STATE OE OkEGON ) County of Washington )ss. > ." City of Tigard ) Subscribed and sworn/affirmed before me on the 2 day of , 2001. • 1.1*. . OFFICIAL SEAL - _� I 't^T'''~ DIANE M JELDERKS \'••%.;;0 NOTARY PUBLIC-OREGON COMMISSION NO.326578 • MY COMMISSION EXPIRES SEPT.07,2003 ►�-J. i� �--� n ' I I' ' I'. I 1St' My Commission 3 es: V 7 °3 • • NOTICE OF "AMENDED" TYPE II DECISION Aid. MINOR LAND PARTITION (MLP) 2001-00013 CITY OFTIGARD Community(Devet pment BINGHAM MINOR LAND PARTITION Shaping ABetterCommunity 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 PROPOSAL: Approval of a 3-lot Minor Land Partition of 1.90 acres. Lot one has an existing home and an existing manufactured home on site. Lot two will be the subject of a future application for a duplex residence. Lot three is proposed to have a single- family residence constructed on it. The lot sizes for this development would be ±44,000 square feet, ±10,000 square feet, and ±18,000 square feet respectively. The original decision that was issued November 27, 2001 allowed a division of property through dedication. That proposal violated Oregon State Law. This amended decision still allows three lots. The only difference is that the applicant must have the third lot that was created by dedication surveyed and included within the Final Plat, and the dedication of SW View Terrace becomes a reserve easement. This is a minor change, which does not materially alter the decision. APPLICANT: Wayne Bingham 14320 SW Barlow Court Beaverton, OR 97008 OWNERS: TPB Properties Inc. Lenora Long Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 1 OF 18 • • 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 VI. CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit the following to the Planning Division (Brad Kilby 639-4171, x 388) for review and approval: 1. The applicant shall renumber the lots on the plat to identify the lots as Lot 1 Lot 2, and Lot 3 as those lots that are actually being platted at this time. The shadowed lots shall not be identified on the final plat. 2. The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue district indicating that the project will not have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. 3. Prior to final plat approval, the applicant must provide a street-tree plan. The street tree plan must provide street trees along the frontages of SW 97 Avenue and Mountain View Lane as required by TDC Section 18.745.040. 4. Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 5. A public improvement permit and compliance agreement is required for this project to cover the proposed half-street improvement in SW Mountain View Lane adjacent to Parcels 2 and 3, and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 6. 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. 7. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associated with the project. 8. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount. of $60.00. (STAFF CONTACT: Kit Church, Engineering). 9. The final plat shall show a ROW dedication along SW 97th Avenue to provide 30 feet from centerline. It shall also show a ROW dedication for SW Mountain View Lane across the site to provide 25 feet from the centerline. The centerline shall be taken as the north property line of the site. MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 2 OF 18 • • 10. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SW Mountain View Lane, from the eastern boundary of Parcel 3 to the western boundary of Parcel 2. The improvements adjacent to this site shall include: A. City standard pavement section for a local residential street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron (if applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Mountain View in a safe manner, as approved by the Engineering Department. 11. A profile of SW Mountain View Lane shall be required, extending to SW 97th Avenue, showing the existing grade and proposed future grade. 12. The applicant shall enter into a Street Improvement Agreement pith the City whereby they agree to complete or participate in the future improvements of SW 97 Avenue 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. 13. The applicant's construction plans shall show a temporary paved turnaround for fire and sanitation vehicles. The City Engineer shall approve the final design of this turnaround. The turnaround shall not be included within a lot, but shall be contained within a separate tract or within the reserve easement of SW View Terrace. 14. The final plat shall show that the temporary turnaround will be placed inside a tract, unless the applicant is able to construct the turnaround within the reserve easement of SW View Terrace. 15. The applicant's construction plans shall show that the new public storm line to be extended in SW Mountain View Lane will be a minimum of 12 inches in diameter. 16. The applicant's construction plans shall show that the public storm drainage and water lines will be extended in SW Mountain View Lane to at least the western boundary of Parcel 2. 17. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 3 OF 18 • • 18. 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. 19. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. C. The right-of-way dedications for SW 97 Avenue and SW Mountain View Lane shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they.receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2) that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 20. Prior to issuance of building permits on either Parcel 2 or 3, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 21. Prior to issuance of a building permit on Parcel 2, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 22. Prior to issuance of the building permit for Parcels 2 or 3, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Vicinity Information: The property currently has a single-family residence and a manufactured home, which, according to decision MLP97-0011 is a pre-existing nonconforming use. Single-family residences and lots that have yet to be developed surround the property. Property History: A Minor Land Partition was approved for the property in August of 1997, but the applicant failed to meet the conditions of approval and the decision expired, and a second request (MLP2001-00012) was withdrawn and amended to reflect the current approval. Aside from the these requests, city records show that a building permit was issued in 2000 (MST2000-00020) to remodel the kitchen in the existing residence, and a code enforcement order was issued in April for the storage of vehicles on the property. No other records were found. MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 4 OF 18 Site Information and Proposal Description: SW Mountain View Lane and SW View Terrace both dead end at the property line of this site. The applicant is proposing to create three lots from the 1.90 acres. Lot #1 would be 44,000 square feet, lot #2 is proposed to be 10,000 square feet, and lot#3 is proposed to be 18,000 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal. One comment was received in the review of the initial application that can be considered here as well. The comment is paraphrased below followed by a staff response. • A duplex is not consistent with the surrounding neighbors. Multi-family residency lowers the value of surrounding homes. The duplex owner benefits and the surrounding owners suffer. Staff response: Duplexes are permitted conditionally within the R-4.5 zoning classification. The City of Tigard is charged with providing a variety of housing types within its urban growth boundary. It is inappropriate to assume that this type of construction is not compatible" with the surrounding neighborhood as the idea of compatibility is subjective. The applicant will be required to obtain a Conditional Use Permit for the duplex, and the neighbor will have the opportunity to challenge the use before the Tigard Hearings Officer, provided, the challenge is relevant to the project and the associated approval criteria that is within the Tigard Development Code. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in.the Chapter order in which they are addressed in this decision are as follows: A. Land Partitions 18.420 (Land Partitions) B. Zoning Districts 18.510 (Residential Zoning Districts) C. Specific Development Standards 18.705 Access, Egress & Circulation) 18.715 Density Computations) 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 isual Clearance) 18.390 Impact Study Section 18.390.040) D. Street and Utility Improvement Standards 18.810 (Street and Utility Improvement Standards) The proposal contains no elements related to the provisions of Code Chapters: 18.720 (Design Compatibility), 18.725 (Environmental Performance Standards) 18.730 (Exceptions to Development Standards), 18.742 (Home Occupations), 18.750 (Manufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste. & Recyclable Storage), 18.760 (Nonconforming Situations), 18.775 (Sensitive Lands) 18.780 (Signs), 18.785 (Tem orsry Uses), 18.797 (Water Resource Overlay District) and 18.798 (Wireless Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION LAND PARTITIONS: CHAPTER 18.420 Future re-division: Section 18.420.020.D MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 5 OF 18 • When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The proposal involves the division of 1.90 acres into three lots. The lot sizes for this development would be 44,000 square feet, 10,000 square feet, and 18,000 square feet respectively. The minimum lot size for the district is 7,500 square feet for single-family units and 10,000 square feet for duplexes, and the location of the streets are such that you could potentially re-partition Lot 1 into three additional lots. This criteria is satisfied. Approval Criteria: Section 18.420.050 The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff finds that adequate public facilities are available to serve the proposal, but will need to be extended: Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authority, will insure that City and applicable agency standards are met. Based on the analysis in this decision, 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 requirement in the R-4.5 zoning district is 50 feet. The widths of the newly created lots are proposed to be as follows: Lot #1 - 140 feet wide Lot 2- 138 feet wide, and Lot 3 - 160 feet wide. All three lots will exceed the minimum lot width standard of 50 feet. Therefore, this criterion is met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for single-family residences and 10,000 square feet for duplex units. The proposed lots exceed the minimum lot sizes of the zone. There are no flag lots associated with this proposal. Therefore, this criterion is met. Each lot created through the partition process"shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Lot 1 has 140 feet of frontage on SW 97th Avenue, Lot 2 has 138 feet of frontage on SW Mountain View Lane, and Lot 3 has 160 feet of frontage on SW Mountain View Lane. This standard has been met. Setbacks shall be as required by the applicable zoning district. There is already two single-family residences on Lot 1, that meet or exceed the underlying zone setbacks, and any future development on Lots 2 and 3 will be subject to all setback requirements at the time of development. This standard has been met. MLP2001-00013rAMENDED"BINGHAM PARTITION PAGE 6 OF 18 When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither of the proposed lots fit the definition of flag lot. Therefore, this standard is met. 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. This standard does not apply to this proposal. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District has provided comments that state that "Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)." The location of the fire hydrants is not illustrated on the preliminary plan. This standard has not been satisfied. 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. There are no common drives proposed. This standard does not apply. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access, Egress, and Circulation standards. This criterion is satisfied. 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. There is no one-hundred-year floodplain associated with this site. Therefore, this criterion is not applicable. 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 are requested or required with this application. Therefore, this standard is not applicable. FINDING: . The locations of the fire hydrants are not known, and comments from the Fire District do not identify whether this standard has been met. CONDITION: The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue District indicating that the project will not have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 7 OF 18 • • Residential Zoning Districts 18.510: Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD I R-4.5 PROPOSED Minimum Lot Size -Detached unit 7,500 sq.ft. 44,000, 10,000, and 18,000 sq. ft. - Duplexes 10,000 sq.ft. -Attached unit[1] Average Minimum Lot Width - Detached unit lots 50 ft. 140, 138, and 160 feet - Duplex lots 90 ft. -Attached unit lots _ Maximum Lot Coverage - - Minimum Setbacks - Front yard 20 ft. Applied at the time of building permit -Side facing street on corner&through lots 15 ft. -Side yard 5 ft. - Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district - Distance between property line and front of garage 20 ft. Maximum Height 30 ft. unknown Minimum Landscape Requirement - - [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. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, however, the site size will be confirmed by survey prior to final plat approval. Development standards will apply to all future development of the sites. Section: 18.705 Access, Egress, and Circulation. Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition, the following provisions are applicable: Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030 I 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. Lots two and three are required to have a minimum of one 15-foot access of which 10 feet must be paved. The applicants' plans indicate that this standard will be met. • Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Minimum access requirements for residential use. 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%. There are not any proposed access drives in excess of 150 feet for this proposal, therefore, this standard is satisfied. MLP2001-00013rAMENDED"BINGHAM PARTITION PAGE 8 OF 18 • 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; This criterion does not apply to this proposal. 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 houses on proposed Lot 1 have existing access off of SW 97th Avenue, which is classified as a major collector by the City of Tigard. The applicant has been informed that when Lot 1 is developed, the second home may need to be removed and access for the new lots will be from Mountain View Lane and View Terrace. The existing access for the primary residence is 21 feet. This criteria has been satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715. 18.715.020 Density Calculation Density calculations are addressed to insure that the creation of new lots, in this case, will not prohibit future development. The applicant has proposed a lot large enough for a duplex subject to their ability to obtain a Conditional Use Permit from the Tigard Hearings Officer. Additionally, the applicant has shown how the property could meet the minimum density standards with future division of Lot 1. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units that would be available to the site is seven. The proposal calls for only five residential units. This standard has been satisfied. 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 minimum number of residential units that the new lot can accommodate is five represented as 80% of the maximum. This standard has been satisfied. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 9 OF 18 • • LANDSCAPING AND SCREENING: CHAPTER: 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. There are no street trees proposed. This criterion has not been satisfied. FINDING: The application does not provide for street trees as required by the TDC Section 18.745.040. CONDITION:Prior to final plat approval, the applicant must provide a street tree plan. The street tree plan must provide street trees along the frontage of SW 97t Avenue and Mountain View Lane as required by TDC Section 18.745.040. TREE REMOVAL: CHAPTER: 18.790 Tree Plan Requirement: Section 18.790.030 Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that none of the trees would be removed during construction. There are no trees on proposed Lot 2, There is one tree on proposed lot 3, and there is no construction proposed with Lot 1 as all development is existing. FINDING: Although there are no trees proposed for removal, and no trees present on proposed Lot 2, there is a possibility that trees could be affected during the construction of the half street improvements on SW Mountain View Lane. Therefore, the following condition shall apply.. CONDITION: Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for, and the applicant shall protect the large tree on proposed lot 3 as approved by the City Arborist. VISUAL CLEARANCE AREAS: CHAPTER 18.795 Visual Clearance Requirements: Section 18.795.030 At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. 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 13elow eight feet are removed. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary. or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 10 OF 18 • • Computations: Section 18.795.040 Non-arterial streets. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway,and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: • 1'rgL:t-of -LTv.ei Itr_ e_L41 00Z41 4-1-reek FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS The applicant has not identified visual clearance areas on the site, but it is anticipated that when the application for construction on the new proposed lot is reviewed a visual clearance area free of obstruction will be required. This criteria has been met and will be affirmed during plan review for building permits. D. IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. The applicant has proposed to dedicate 25 feet along Mountain View Lane, and 5 feet along SW 97 Ave. Since development can only occur when a lot has access to an improved street, the applicant has proposed to make half-street improvements along those areas that are to be developed along SW Mountain View Lane. Thus, the applicant has concurred with the dedication and improvements within his application. Therefore, all impacts related to the transportation system have been mitigated within the proposal, and no other dedications are necessary. All other impacts have been addressed elsewhere in this decision. This criterion has been satisfied. 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: MLP2001-000131"AMENDED"BINGHAM PARTITION PAGE 11 OF 18 • • 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. A local residential street is to have a 42 to 50-foot wide right-of-way width, and a 24 to 32-foot wide paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 97th Avenue This site lies adjacent to SW 97th Avenue, which is classified as a minor collector street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. The applicant's plans show they will provide this dedication. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will'not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The requirement for the agreement is also justified since access to the existing house on Parcel 1 is proposed to continue from SW 97 Avenue. SW Mountain View Lane This development has frontage on SW Mountain View Lane, a local residential street. This roadway is partially improved on the north side of the centerline, near the eastern edge of the site (east of the proposed intersection with SW View Terrace). Lots 2 and 3 will require access to this roadway, and the applicant has proposed to construct a half-street improvement along the frontages of Lots 2 and 3. The applicant intends to submit construction plans that will show a half-street improvement of SW Mountain View Lane, from the eastern boundary of Lot 3 to the western boundary of Lot 2. The applicant intended to dedicate ROW for SW View Terrace and Mountain View Lane, in an attempt to segregate a portion of the property east of SW View Terrace. In doing so, the segregated parcel (18,000 sf) would be available for him to construct his home without the immediate obligation to construct street improvements along SW Mountain View Lane. Staff believed this scenario would be acceptable and suggested the applicant follow this procedure. However, Staff has since learned that dedication of ROW does not satisfy the artitioning regulations set out by ORS 92.010.7d. Therefore, the applicant'and Staff is forced to consider the entire property (both tax lots) in this partition application. The applicant has prepared house construction plans for the home on the 18,000 sf parcel (future Lot 3) and would like to move forward with construction. Based on Staffs involvement with the applicant, it would seem reasonable to allow the applicant to move forward.with the house construction and allow the street improvements adjacent to Parcel 3 to be delayed. The delay would be established as follows: a) Prior to approval of a final plat, the applicant would need to obtain plan approval and a permit for the half-street improvement construction along the frontages of Parcels 2 and 3; and b) Prior to issuance of a building permit on Parcel 2, the applicant shall complete the half-street improvement adjacent to both Parcels 2 and 3. MLP2001-000131"AMENDED"BINGHAM PARTITION PAGE 12 OF 18 • • The applicant's plan shows they will dedicate ROW in the amount of 25 feet from the future centerline, across the frontages of proposed Lots 1-3. The centerline proposed will coincide with the north property line of this site. This is acceptable. SW View Terrace This roadway is also a local residential street. As was stated at the beginning of this memorandum, the applicant is required to set aside a reserve easement 42' in width to accommodate future construction of the roadway. 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. The applicant's plan shows how SW Mountain View Lane can be extended to SW 97th Avenue. It also shows how SW View Terrace could be extended from its present terminus to SW Mountain View Lane. Since SW Mountain View Lane will not be fully improved, and will be temporarily terminated over 150 feet from the nearest intersection, a temporary vehicle turnaround for fire and sanitation vehicles must be provided. The temporary paved turnaround must be provided in a tract or in ROW, and shall not be a part of a lot. An alternative would be to construct the turnaround at the ROW of SW View Terrace. 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. This project does not propose cul-de-sacs. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street.connection or extension is precluded when-it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows how each of the local residential streets can be extended in the future. Due to the small scale of the development, and the access needs shown, the City can not justify requirements to improve both streets to City standards. The applicant's plan is acceptable. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 13 OF 18 • • 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or si9nalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The existing street grades are well under 12%. 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 subject property is adjacent to SW 97th Avenue, which has been designated a major collector in the Tigard transportation system plan. Therefore, this criterion is met. Section 18.810.040.B.2 also states those 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 applicant is required to set aside a reserve easement necessary to extend SW View terrace, and has proposed half-street improvements along Mountain View Lane. Mountain View Lane is a connection to SW 97 Avenue. This criterion has been satisfied: 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. Lot 1 is 140 feet wide and 328 feet deep, Lot 2 is 138 feet wide and 70 feet deep, and Lot 3 is 160 feet wide and 165 feet deep. No lot is more than 2.5 times the average lot width. This criterion is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. All lots have over 130 feet of frontage on public roads, therefore, this standard has been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a sidewalk with the half-street improvements in SW Mountain View Lane, the applicant will meet this standard. MLP2001-00013PAMENDED"BINGHAM PARTITION PAGE 14 OF 18 • • 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 adjacent to the north boundary of this site. There is an existing service lateral will serve Lot 1. The applicant's plan shows how new laterals will be extended from the main line to serve Lot 2, 3 and any future development of Lot 1. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The topography of this site slopes gently from west to east, with Parcel 1 being located at the top of the immediate drainage basin. No upstream flows currently impact this 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). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no public storm drainage line located adjacent to this site. The nearest public line is approximately 220 feet to the east. The applicant proposes to extend a new public storm line westerly in SW Mountain View Lane to this site. The line should be extended as shown by the applicant's plan. The applicant's plan (MLP 2001-000112) shows the new line to be a 10-inch diameter line. CWS standards require a minimum pipe size of 12 inches. Therefore, the applicant shall install a 12-inch main line. 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. There is an existing bike way along SW 97th Avenue, but no other proposed routes are located within or around this development, therefore, this criteria does not apply. MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 15 OF 18 • • Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. As the bike way within SW 97th Avenue is already existing, this criterion does not apply. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. • Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the 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 97TH Avenue. However, the new parcels will likely be served from underground facilities on SW Mountain View Lane. Therefore, this provision will not apply. ` ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is a 6-inch public main line located in SW Mountain View Lane that can serve this development. The applicant's plan appropriately shows that they must extend the 6-inch main line westerly with the half-street improvement to the end of 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. Due to the small size of this development, an onsite water quality facility is not practical. Staff recommends the fee in-lieu be paid on Lots 2 and 3. • MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 16 OF 18 • • 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 applicant will provide a detailed grading and erosion control plan with the public improvement construction plans. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $60.00 (2 new lots X $30/address = $60.00). Survey Requirements The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. SECTION VII. OTHER STAFF COMMENTS City of Tigard Water Department has offered the following comment: • No objections —water service will be installed once meters have been purchased. City of Tigard Operations Department indicated the following: • Applicant to loop waterlines off SW View Terrace, SW Mountain View from 93rd side, and bring the new water line in from 97th. • Storm line must be 12 inches in diameter. • Review location of man holes with the City of Tigard Operations Department. City of Tigard Building Division reviewed the proposal and provided the following comment: • Plumbing permit required for private storm, sanitary, and water lines. City of Tigard Police Department reviewed the proposal but had no comment. SECTION VIII. AGENCY COMMENTS Clean Water Services was notified and provided comments that have been addressed in part by the City's Development Review Engineer (Brian Rager). MLP2001-00013/"AMENDED"BINGHAM PARTITION PAGE 17 OF 18 • • Tualatin Valley Fire & Rescue provided the following comments: • Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) s Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant.is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • 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 Ill-A, Sec. 5) SECTION IX. 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 DECEMBER 5, 2001 AND BECOMES EFFECTIVE ON DECEMBER 20, 2001 UNLESS AN APPEAL IS FILED. _App eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 19, 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. /f` December 5, 2001 PREPARED BY: Brad Kil y DATE Associate Planner MLP2001-00013P'AMENDED"BINGHAM PARTITION PAGE 18 OF 18 y -- CITY o I �^^ ,� , 1 DGEWOOD GROG RAFHIO IN FORMATION,SYSTEM .lO � , VICINITY MAP < tip, . _ ST • i(pti�'VIEW CT — r , \ MLP2001-00013 l \ I li 1 E W BINGHAM PARTITION I-- opii co pp)L JANZENa's LROSE ST a. IMINIF 2 SUBJECT ELROSE CT _ _ TA LOTS a■ 111 st '_ 1 , I.' fi v 1 1 L l / Ah I4. W MOUNT. ad \S �� I 1/16'W LN �� 11N 1 1 61. l VIEW TERR — ' TERR „ 4111111 .IMI Ifil 1 2 Mk lik IIL■ Pll - -,-_____,All 4.. . . 111 1 �� . , N 1►144.T IIIII ■ m Ii' N LI ��� ____ a pi'mil 0 200 • 400 600 Feet I PEMBROOK ST 1-.400 teat > ,-� m ____z° rn CS) 1�!► I - PINEBRO• 44 1 N,[ \ - - City of Tigard ST Illim Information on this map is for general location ony and il,�`�. shld be verieed with the Development Services Division. 13125 SW Hat Blvd l K ST dapdfill Tigard,OR 97223 (503)639.4171 http:/Iwww.ci.tigard.or.us ■! Plot date:Oct 23,2001;C:\magicWIAGIC03.APR Development . . _ .. . . • . . • • . . . 1 LL • 1 1.0.7....4,... I 1 1 . 1 1 II i . OM.WE! I L r: .:4-T_1 I. _..i t 1:_..0 ..N..15" :N.E..V:1 __-_::I _,.... I- — —•—•—•—•—•—•-FUTURE-6.41.410UNTAINvIEW-LANE,E-XT•04510N- —•hr - /—,—•—•— —,—,-r —•—\ I 33'Oft ICA=RALP.8111ELP 18411T-CP•WAT I : 1 I . I i :-.i. I I 7 7 I T — \ 0 • i 180' 16'11. - 138' 1\ LL1 1 I i I I \ . —L— \I __/— I i \ . i ' FUTON"puet -I e.>i' I 11.1111rai 111 LOT 'I 140' I 1 i LOT ei i carnune) i I 1 I I 1 165'1 . 1 fulecaL 32.000 sq. ft. 10.000 es Ft i.boo . L. _ _ _._. — —. *. •.—•—.—• ' ii064t.o.4.4 140' . 1 0 1 —I „ ) le 1 • !I — . 1 . 1 , . . 1 i 1,, • i MVPS LOT '2 I i' • i' i 1 . 1 PL 11,000 sq. ft. 65) : : i ; I LOT '1 1 1 I los I I I 18,000 Sq. ft. • 1 i to ea REPCNID i : : I I N RIVE 1 • I I I 80' 148 i : ' , I . 1 -I ., ■ I L._I re P38 BaNIMOIL • • ' 42' 1 ._ _I. L._ 1 122' . I I tu . • . • I I . LI-1 . i > ui • s-- . . • • . . • CITY OF TIGARD At , ...„:. . MLP2001-00013 . CITY Of TIGARD ' SITE PLAN N • BINGHAM PARTITION (Map is not to scale) S • EXHIEZT Wayne Bingham WWB Architecture MLP2001-00013 14320 SW Barlow Court AMENDED BINGHAM PARTITION Beaverton, OR 97008 Howard Quandt TPB Properties, Inc. 7787 SW Barnard Drive Beaverton, OR 97007 TPB Properties, Inc. PO Box 1775 Beaverton, OR 97075 Lenora Long c/o David & Sally Ransdell 14270 SW 97th Avenue Tigard, OR 97224 Temara Presley 9941 SW Brooklyn Lane Tigard, OR 97224 • AFFIDAVIT OF MAILING CITY OF TIG ARD Community(DeveCopment Shaping Better Community 1, Patricia L. Lun fora being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative SpeciaCut for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) © NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2001-00013/AMENDED BINGHAM PARTITION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked EXhibit'B", and by reference made a part hereof, on October 24,2001, and deposited in the United States Mail on October 24,2001, postage prepaid. ` V (Person th repared Notice) STATE OF OEGON ) County of Washington )ss. City of Tigard ) C Subscribed and sworn/affirmed before me on the 7 day of £ete,r ( , 2001. .�.�._ OFFICIAL SEAL DIANE M JELDERKS Li °3j2003 TARY teeitt2, NOhI�1f' My Commission 3; res: ,4/) 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 ARD CITY OF TIGARD �DeARDent Shaping A Better Community DATE OF NOTICE: October 24, 2001 FILE NUMBER: MINOR LAND PARTITION (MLP) 2001 -00013 FILE NAME: AMENDED BINGHAM PARTITION PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of 1.23 acres. Lot one has an existing home on site, lot two has an existing manufactured home on site that will be removed once the lot is developed, and lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 32,000 square feet, 12,000 square feet, and 10,000 square feet respectively. 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, 18.725, 18.765, 18.790, 18.795 and 18.810. LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 1200 and 1201. 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 NOVEMBER 7, 2001. All comments should be directed to Brad Kilby, Associate 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 DECEMBER 6, 2001. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address, relevant approval criteria with 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." ■rAEN '-: `1Iar4 CITY el TIGARD 3.Tda4!T 1. 105* VICINITY MAP ST 1111 * \-mil!t #aai�4* _- MLP200I-00013 li, b. IR,Itim 1 �! L • BINGHAM PARTITION N, op ill 11111 •IMailli 410111111111111 PVI W TERR M-` °'.R•= — •11._•1111 • gil11 ■ti■■ ■■■■■■ . I`I I �, I EZS m ■ I I I MI N " 1111 PEMBROOK ST .■ i/ ' '" ti mo "''", -irifC ) m m■ ..■■■■ A PINEBR•• , IOA ST City of Tigard _ _J 1\',�`,.,�MMbM....r,,.�P �.Mrvo.OM4m. KS \ .` nussww�. \ \ n,w.w m=a mrorn-.n+a.a>- • • EXHIBIT B 25 111 BA-11300 2S 111 BA-05700 ADAMY NICHOLAS E& BOYCE RANSOM K&MYRNA P • JENNIFER K 14155 SW 97TH PL 9540 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 2S1 11 BA-05900 2S1 11 BA-04000 AGNEW THEODORE J JR BRACK RICHARD J AND DORENE 14135 SW 97TH PL 14100 SW 98TH PORTLAND,OR 97224 . TIGARD,OR 97224 25 111 AB-08800 2S 111 BA-08800 ANGARAN JAMES M& BRELYNN WOODS OWNERS OF LOTS 2-3 SALLY J 14160 SW 97TH AVE • 4163 SUNRAY AVE S TIGARD,OR 97223 SALEM,OR 97302 2S1 11 AB-06000 2511 1 AB-06500 BAGGENSTOS JANET M BRITTON AARON DENELLE& 9265 SW VIEW TER MELISSA NICOLE TIGARD,OR 97224 14430 SW 93RD AVE TIGARD,OR 97224 25111 BA-06800 25111 BA-00304 BEDARD ROBERT P&CAROLYN J CARLSON SCOTT A/JANICE E 9541 SW INEZ ST 9747 SW ELROSE ST TIGARD,OR 97224 • TIGARD,OR 97223 2S 111 AB-05800 25 111 BA-07200 BENSON ALAN K&SERENA M CARTER JAMES F/KATHALEE A 9280 SW MOUNTAIN VIEW LN 9443 SW INEZ . TIGARD,OR 97224 TIGARD,OR 97223 2S 111 BA-04900 25111 BA-06700 BICKER STEPHEN G&MARGARET J CASTILE ROBERT W C&DEBORAH L 14235 SW 97TH AVE 9563 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 • 2S1 11 AB-08000 2S1 11 BA-05600 BILGERE GERALD W& CLARKE ANDREW W&STEPHANIE J DANIELLE L 14150 SW 97TH PL 14435 SW 93RD TIGARD,OR 97224 TIGARD,OR 97224 25111 BA-08500 . 25 111 BD-00102 BLAIR ROBIN J CORLISS JAMES L/CORA K • 9445 SW MOUNTAIN VIEW LN 14525 SW 97TH TIGARD,OR 97224 TIGARD,OR 97224 25111AB-05900 25111 BA-03800 BLUME DOUGLAS BRIAN DOERR LESLIE B 14370 SW 93RD AVE DOERR JANET N TIGARD,OR 97224 14140 SW 98TH CT TIGARD,OR 97224 • • 2S 111 BA-01800 2S 111 AB-07800 EVANS JAMES WARD&JOYCE I GREEN DONALD N JR AND 14285 SW 97TH MARJORIE M TIGARD,OR 97224 9385 SW INEZ TIGARD,OR 97223 2S1 11 AB-08600 2S1 11 BA-10000 FERGUSON DONALD W GREENWOOD EDWARD C& JULIE A HOEVET KIMBERLY A 14425 SW 94TH CT 9459 SW BROOKLYN LN TIGARD,OR 97223 TIGARD,OR 97224 2S111 BA-01500 2S111 BA-01901 FREDERICK SCOTT G&KATHLEEN R GREER EVERETT W 9755 SW INEZ PHYLLIS M TIGARD,OR 97223 9845 SW VIEW COURT TIGARD,OR 97223 2S 111 AB-03300 2S 111 AB-03000 FRENI THOMAS E AND GRIFFIN CHARLES R AND BARBARA K LYNNE-FRENI TRACIE 14175 SW 93RD AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-01800 2S 111 BA-00115 FRIAR GARY E&CYNTHIA I HARBOUR KELLY& 14170 SW 93RD AVE ARMSTRONG ROBERT K TIGARD,OR 97224 14152 SW 97TH AVE TIGARD,OR 97224 2S 111 AB-01900 2S 111 BA-09300 GERSPACH DIANE JEANNINE HARLEY ROBERTA 14200 SW 93RD 14440 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 ' 2S111AB-02900 2S111BA-10300 GOODHOUSE JOHN J TRUST HARLEY ROBERT A&NATALIE J BY VIRGIL V VOLK TR& 14440 SW 97TH AVE JOHN JAY GOODHOUSE TR TIGARD,OR 97224 9345 SW MOUNTAIN VIEW TER TIGARD,OR 97224 2S 111 BA-03700 2S 111 BA-01902 GRAY DEBBIE ANN HASSON MICHAEL L AND ANNE 14160 SW 98TH CT 9835 SW VIEW COURT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-07600 2S 111 BA-07400 GRAY JONATHAN C& HEATON JOHN C HAMILTON-GRAY TRACEY H 14350 SW 97TH AVE 9430 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-09200 2S111AB-02400 GRAY KARLA MARIE TRUSTEE HERN MICHIKO 14365 SW 93RD 9340 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 • • 2S11 1 BA-06000 2S1 11 BA-09800 HERROLD WILLIAM LIAO JIANMIN 14125 SW 97TH PL PAN CHEN TIGARD,OR 97224 9519 SW BROOKLYN LN TIGARD,OR 97224 2S 111 BA-08600 25111 BA-01200 HUGHES DAVID A AND VICKIE M LONG LENORA 9435 SW MTN VIEW LN do RANSDELL DAVID E&SALLY E TIGARD,OR 97224 14270 SW 97TH TIGARD,OR 97224 2S111BA-10800 2S111AB-09000 HUMPHREY THAD D&WENDY W MAGEE THOMAS G AND 9543 SW ELROSE ST DODGEN-MAGEE DOREEN TIGARD,OR 97224 9365 SW VIEW TERRACE TIGARD,OR 97223 2S 111 AB-08900 2S 111 BA-05200 JORDAN JO A MARTIN WILLIAM L&DEBORAH A 9395 SW VIEW TERR 9730 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 BA-08300 2S 111 BA-06500 JUBILEE PLACE OWNERS OF MAWHIRTER ARLIE L TR LOTS 1-5 AND 7-9 9265 SW MCDONALD ST 25290 SW GRAHAMS FY RD TIGARD,OR 97224 SHERWOOD,OR 97140 2S 111 AB-08100 2S 111 BA-06600 KALBERER RAYMOND M&EDA G MAWHIRTER IRENE TR 14425 SW 93RD 9265 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S11 1 BA-05000 2S1 11 BA-07700 KING ROBERT BRIAN AND MCGRAW JOAN E ANDREA DEWEY 9502 SW VIEW TER PO BOX 12224 TIGARD,OR 97224 ZEPHYR COVE,NV 89448 2S1 11 AB-02500 2S1 11 BA-04700 KLUEMPKE RICHARD G AND MCKILLIP JUDITH A ROSEMARY E 14025 SW 97TH AVE 9380 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S 111 BA-08100 2S 111 AB-05700 KOHLMAN ED HERMAN&KRISTIE JO MCLAIN ERVIN ROGER&JANICE V 9558 SW JUBILEE 9260 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 . 2S 111 BA-02100 2S 111 AB-08400 KURTZ JOSEPH P&MARCIA C MCNAMEE PAUL G&BARBARA A 9830 SW VIEW TERRACE 14420 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 • • 2S111 BA-07900 25111 BA-10900 MILKOWSKI RYAN&LESLIE NE A LE HOMES INC 9480 SW VIEW TER PO B 230459 TIGARD,OR 97224 TI RD, R 97281 2S1 11 BA-07000 2S111AB-06400 MILLER BUSTER RAY&ALICE MAE NEWHOUSE LLOYD C AND REBECCA N 9487 SW INEZ ST 9280 SW VIEW TERRACE PORTLAND,OR 97224 TIGARD,OR 97224 2S 111 BA-07800 2S 111 BA-07300 MORAN PHILIP H&JOAN H NGUYEN DANH T& 9471 SW VIEW TER BUI NHUNG TIGARD,OR 97224 14320 SW 97TH AVE TIGARD,OR 97224 2S 111 BA-09500 2S 111 BA-05300 MORSE PAUL W&MEREDITH M NICHOLSON JAMES W& 9759 SW ELROSE ST CATHERINE C TIGARD,OR 97224 14120 SW 94TH PL TIGARD,OR 97223 2S 111 BA-00114 2S 111 AB-07700 MYERS REED D&DEBRA R NILSEN JEFFREY C&CINDY L 9525 SW ELROSE ST 9425 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 BA-11100 2S111 BA-02106 NEWCASTLE HOMES INC OLNEY JERRY A&BETTY L PO BOX 230459 9835 SW INEZ ST TIGARD,OR 97281 TIGARD,OR 97224 2S 111 BA-11200 2S 111 BA-05400 NE C TLE HOMES INC OSTROW LEONARD C&KATHRYN A PO B 230459 14130 SW 97TH PLACE TI RD,OR 97281 TIGARD,OR 97224 • 2S 111 BA-11400 2S 111 BA-00107 x NE C TLE HOMES INC OTTO AASE B PO X 230459 14200 SW 97TH AVE TI AR ,OR 97281 TIGARD,OR 97224 2S 111 BA-10700 2S 111 BA-00100 NE C TLE HOMES INC OTT SE B PO B 230459 1420 W 97TH AVE TIG RD,OR 97281 TI RD,OR 97224 2S 111 BA-11000 2S 111 BA-09700 NEWCA TLE HOMES INC PAK CHONG M&SUK P PO B 230459 9527 SW BROOKLYN LN TIG D,OR 97281 TIGARD,OR 97224 • • 2S 111 BA-01700 2S 111 BA-08400 PALM FRANK L DORIS 0 ROGERS ROBERT&DIANNA 14325 SW 97TH AVE BY KARI CARLSON TIGARD,OR 97223 9455 SW MOUNTAIN VIEW LN FOREST GROVE,OR 97116 2S 111 BA-01600 2S 111 BA-08700 PALM TERRY L ROGERS ROBERT L 14405 SW 97TH AVE ROGERS DIANNA TIGARD,OR 97224 9450 SW ELROSE ST TIGARD,OR 97224 25111 BA-11500 2S 111 BA-03600 PARKER THOMAS D&LINDA ROKHVA MEHRANGIZ&PARVIZ 9453 SW ELROSE ST 14180 SW 98TH CT TIGARD,OR 97223 TIGARD,OR 97224 2S111BA-00109 2S111BA-11600 PAR' R OMAS D&LINDA ROSS JEFFREY A&GAYLA 9453 S` ELROSE ST 9515 SW ELROSE ST TIG r'D, • 97223 TIGARD,OR 97224 2S111 BA-07600 2S111 BA-09000 PASERO MARK G&SHARON M ROS J FREY A&GAYLA 9567 SW JUBILEE CT 9515 ELROSE ST TIGARD,OR 97224 TI RD, R 97224 2S 111 AB-09100 2S 111 BA-05100 PETERMAN ALAN L AND RUSSELL LORETTA N MITCHELL STEPHANIE J 14115 SW 97TH AVE 9335 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-10100 25111 BA-05801 PRESLEY TIMOTHY R& SANCHEZ WILLIAM K&SANDRA J PRESLEY TEMARA SANDERS 14145 SW 97TH PL 9441 SW BROOKLYN LN PORTLAND,OR 97224 TIGARD,OR 97224 2S1 11 BA-00303 2S 111 BA-05800 PREWITT LINDA SUE SAN WILLIAM K&SANDRA J 14077 SW 97TH AVE 14145 97TH PL TIGARD,OR 97223 PO LA ,OR 97224 25111 BA-05500 2S1 11 AB-02000 ROBINSON DIRK I SANDERS JOSHUA E 14140 SW 97TH PL 9265 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-08700 2S 111 BA-04800 ROEMHILDT ROBERT A&SHAROLEE SCHNEIDER DIANE L TRUSTEE do QUANDT HOWARD&DIANA 14015 SW 97TH AVE 14415 SW 94TH CT TIGARD,OR 97224 TIGARD,OR 97224 • • 25111 BA-07100 25111 BA-01201 SCHOENBRUN STEVEN J/KAREN T P B PROPERTIES INC 9465 SW INEZ ST PO BOX 1775 TIGARD,OR 97224 BEAVERTON,OR 97075 2S 111 AB-02600 2S 111 BA-08 0 SCHOOLER DAVID K&DEBORAH L TIG D ITY OF 9420 SW MOUNTAIN VIEW LN 1312 W HALL TIGARD,OR 97223 TI RD, R 97223 2S111AB-03100 2S111BA-01903 SCHWARZ CHARLES& TWETE MYLES A DIZNEY CARROLL 4936 SE FLAVEL DR 14135 SW 93RD AVE PORTLAND,OR 97206 TIGARD,OR 97224 2S111AB-03200 2S111AC 1 700 SCHWARZER GERTRUD E&PETER H U 10 IGH SCHOOL DISTRICT TRUSTEES N•. : JT 9330 SW MCDONALD , TIGARD,OR 97224-5932 2S111 BA-09900 2S111AB-08500 SHANKLES H THOMAS&N JEAN VANGORDON DORIS 9501 SW BROOKLYN LN 14430 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-10200 2S 111 AB-07900 SHANNON MEADOWS THE OWNERS VIROSTEK ROBERT A& OF LOTS 1-6 VIROSTEK KIMBERLY 14380 SW 97TH AVE - 9355 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-02700 2S 111 AB-02800 SHROCK WALTER W& VOLK VIRGIL V RUTH COOK DONALD PHILIP CO-TRUSTEES 9385 SW MTN VIEW LN 9425 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S1 11 BA-07500 2S 111 BA-08000 SMITH DAVID H& WARREN RANDOLPH G&JANET L BATCHELOR WENDY A 9534 SW JUBILEE CT 9582 SW JUBILEE PL TIGARD,OR 97224 TIGARD,OR 97224 2S111 BA-00105 2S111 BA-04901 STROHECKER LARRY S& WASHINGTON COUNTY DIANE L FACILITIES MGMT-ADMIN 14050 SW 97TH AVE 111 SE WASHINGTON ST PORTLAND,OR 97224 HILLSBORO,OR 97123 2S 111 BA-03900 2S 111 BA-00111 SWARTWOOD TROY M& WAS NGT N COUNTY KAY S FACILI MGMT-ADMIN 14120 SW 98TH CT 111 S SHINGTON ST TIGARD,OR 97224 HILL BORO,OR 97123 • • 2S 111 AB-08200 WATSON HAZEL M TRUSTEE 14415 SW 93RD TIGARD,OR 97224 2S111 BA-06900 WEBB DARWIN H 9529 SW INEZ ST TIGARD,OR 97224 2S 111 BA-09600 WHITEMAN RICHARD A 9535 SW BROOKLYN LN TIGARD,OR 97224 2S1 11 AB-08300 WORTH PHILLIP S D&LYNN E M 14410 SW 94TH CT TIGARD,OR 97224 2S 111 BA-00501 WYFFELS ROBERT C&PATRICIA A 9777 SW ELROSE ST TIGARD,OR 97224 WAYNE BINGHAM WWB ARCHITECTURE 14320 SW BARLOW COURT BEAVERTON OR 97008 HOWARD QUANDT TPB PROPERTIES, INC. 7787 SW BARNARD DRIVE BEAVERTON OR 97007 • • Sally Christensen Kristen Miller 15685 SW 76th Avenue 8940 SW Edgewood Street Tigard, OR 97224 Tigard, OR 97223 Mary Ann Melvin Bill Finck 10395 SW Bonanza Way 9235 SW Mountain View Lane Tigard, OR 97224 Tigard, OR 97224 Stephen Bicker Craig Dirksen 14235 SW 97th Avenue 9131 SW Hill Street Tigard, OR 97224 Tigard, OR 97223 Mark Bogert Paul Owen 14445 SW 100th Avenue 10335 SW Highland Drive Tigard, OR 97224 Tigard, OR 97224 Twyla Brady Rick Boyce 9360 SW Edgewood Street 7800 SW Bond Tigard, OR 97223 Tigard, OR 97224 Debra Muir Bob Oleson 15065 SW 79th Avenue 9023 SW Reiling Tigard, OR 97224 Tigard, OR 97224 Sue Siebold Tim and Alison Ross 15374 SW Thurston Lane 10045 SW Serena Way Tigard, OR 97224 Tigard, OR 97224 Tim Esav Judith Anderson PO Box 230695 16640 SW Jordan Way Tigard, OR 97281 King City, OR 97224 Stacie Yost Mark Kretzinger 8465 SW Langtree 15136 SW 96th Avenue Tigard, OR 97224 Tigard, OR 97223 Ellen Beilstein Jack Biethan 14630 SW 139th Avenue 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Tigard, OR 97224 CITY OF TIGARD-SOUTH CIT SUBCOMMITTEE(pg. 1 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17, 2001 • • Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 CITY OF TIGARD•SOUTH CIT SUBCOMMITTEE(pg. 2 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17, 2001 . . • • A• AFFIDAVIT OF MAILING ''''� CITY OF TIGARD • Community(Development ShapingA Better Community • I, Patricia L. Lu ord being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of Tigar4'Washington County, Oregon and that I served the following: • {Check Appropriate Box(:)Below} © NOTICE OF DECISION FOR: MLP2001-00013/BINGHAM PARTITION ❑ AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked EXbiblt"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 EXblbit'B' and by reference made a part hereof, on November 21,2001,and deposited in the United States Mail on November 21,2001, postage prepaid. . i . .., . •''. . id, ( f' 11t 2./ • (Person th- -pared Notice) SralE O E OREGON ) County of�Washington )ss. City of Tgard ) Subscribed and sworn/affirmed before me on the 7 day of .t04-?-zJi r--- , 2001. • „.;: . OFFicIAL sEAL ,`"m-...v/z, WANE JELDERKS ;, NOTARY PUBLI J MY cow__ ION NO N '/ / 1-)....,7/2„_j SEPT.07,2 „i I ' ' ' POB IC FOR : 17 My Commission En .s: V7AK • EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP)2001-00013 61 CITY OF TIGARD Community DeveCopment BINGHAM MINOR LAND PARTITION Shaping A Better Community 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 PROPOSAL: Approval of a 2-lot Minor Land Partition of 1.23 acres. Lot one has an existing home and an existing manufactured home on site. Lot 2 is not being created with this partition; rather, it is being depicted to show that the proposal could meet minimum densities in the future. Lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 44,000 square feet and 10,000 square feet respectively. APPLICANT: Wayne Bingham 14320 SW Barlow Court ' Beaverton, OR 97008 OWNERS: TPB Properties Inc. " Lenora Long Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. 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 VI. MLP2001-00013/BINGHAM PARTITION PAGE 1 OF 18 • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit the following to the Planning Division (Brad Kilby 639-4171, x 388) for review and approval: ' . 1. The applicant shall renumber the lots on the plat to identify the lots as Lot 1 and Lot 2 as those lots that are actually being platted at this time. The shadowed lot shall not be identified on the final plat. 2. The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue district indicating that the project will not have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. 3. Prior to final plat approval, the applicant must provide Qstreet tree plan. The street tree plan must provide street trees along the frontages of SW 97 Avenue and Mountain View Lane as required by TDC Section 18.745.040. 4. Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 5. A public improvement permit and compliance agreement is required for this project to cover the proposed half-street improvement in SW Mountain View Lane and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 6. 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. 7. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. All construction vehicle parking shall be provided on-site. No construction vehicles or equipment will be permitted to park on the adjoining residential public streets. Construction vehicles include the vehicles of any contractor or subcontractor involved in the construction of site improvements or buildings proposed by this application, and shall include the vehicles of all suppliers and employees associatedpwithithe project. 8. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $60.00. (STAFF CONTACT: Kit Church, Engineering). 9. The final plat shall show a ROW dedication along SW 97th Avenue to provide 30 feet from centerline. It shall also show a ROW dedication for SW Mountain View Lane across the site to provide 25 feet from the centerline. The centerline shall be taken as the north property line of the site. 10. Prior to approval of the final plat, the applicant shall demonstrate that the proposed ROW dedication for SW View Terrace has been recorded at Washington County. • MLP2001-00013BINGHAM PARTITION PAGE 2 OF 18 11. The applicant shall submit construction plans to the Engineering Division which indicate that they will construct a half-street improvement along the frontage of SAN Mountain View Lane, from the eastern boundary of the segregated parcel to the western boundary of the shadowed parcel. The improvements adjacent to this site shall include: A. City standard pavement section for a local residential street from curb to centerline equal to 16 feet; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlight layout by applicant's engineer, to be approved by City Engineer; I. underground utilities; J. street signs (if applicable); K. driveway apron Of applicable); and L. adjustments in vertical and/or horizontal alignment to construct SW Mountain View in a safe manner, as approved by the Engineering Department. 12. A profile of SW Mountain View Lane shall be required, extending to SW 97th Avenue, showing the existing grade and proposed future grade. 13. 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 97 Avenue 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. 14. The applicant's construction plans shall show a temporary paved turnaround for fire and sanitation vehicles. The City Engineer shall approve the final design of this turnaround. The turnaround shall not be included within a lot, but shall be contained within a separate tract or within the dedicated ROW of SW View Terrace. 15. The final plat shall show that the temporary turnaround will be placed inside a tract, unless the applicant is able to construct the turnaround within the dedicated ROW of SW View Terrace. 16. The applicant's construction plans shall show that the new public storm line to be extended in SW Mountain View Lane will be a minimum of 12 inches in diameter. 17. The applicant's construction plans shall show that the public storm drainage and water lines will be extended in SW Mountain View Lane to at least the western boundary of the shadowed parcel. 18. Any extension of public water lines shall be shown on the proposed public improvement construction drawings and shall be reviewed and approved by the City's Water Department, as a part of the Engineering Department plan review. NOTE: An estimated 12% of the water system costs must be on deposit with the Water Department prior to approval of the public improvement plans from the Engineering Department and construction of public water lines. MLP2001-00013BINGHAM PARTITION PAGE 3 OF 18 19. 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. 20. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes ORS 92.05) , Washington County, and by the City of Tigard. C. The right-of-way dedications for SW 97 Avenue and SW Mountain View Lane shall be made on the final plat. D. NOTE: Washington County will not begin their review of the final plat until they.receive a letter from the City Engineering Department indicating: 1) that the City has reviewed the final plat and submitted comments to the applicant's surveyor, and 2), that the applicant has either completed any public improvements associated with the project, or has at least obtained the necessary public improvement permit from the City to complete the work. E. Once the Ci and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer's signature. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 21. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat. 22. Prior to issuance of building permits, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 23. Prior to issuance of the building ermit for Lot 3, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Vicinity Information: The property currently has a single-family residence and a manufactured home, which, according to decision MLP97-0011 is a pre-existing nonconforming use. Single-family residences and lots that have yet to be developed surround the property. Property History: A Minor Land Partition was approved for the property in August of 1997, but the applicant failed to meet the conditions of approval and the decision expired, and a second request (MLP2001-00012) was withdrawn and amended to reflect the current approval. Aside from the these requests, city records show that a building permit was issued in 2000 (MST2000-00020) to remodel the kitchen in the existing residence, and a code enforcement order was issued in April for the storage of vehicles on the property. No other records were found. MLP2001-00013/BINGHAM PARTITION PAGE 4 OF 18 • Site Information and Proposal Description: SW Mountain View Lane and SW View Terrace both dead end at the property line of this site. The applicant is proposing to create two lots from the 1.23 acres. Lot#1 would be 44,000 square feet, lot #2 is only being depicted to show the possibility of future division, and lot #3 is proposed to be 10,000 square feet in size. SECTION IV. NEIGHBORHOOD COMMENTS All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal. One comment was received in the review of the initial application that can be considered here as well. The comment is paraphrased below followed by a staff response. A duplex is not consistent with the surrounding neighbors. Multi-family residency lowers the value of surrounding homes. The duplex owner benefits and the surrounding owners suffer. Staff response: Duplexes are permitted conditionally within the R-4.5 zoning classification. The City of Tigard is charged with providing a variety of housing types within its urban growth boundary. It is inappropriate to assume that this type of construction is not compatible" with the surrounding neighborhood as the idea of compatibility is subjective. The applicant will be required to obtain a Conditional Use Permit for the duplex, and the neighbor will have the opportunity to challenge the use before the Tigard Hearings Officer, provided, the challenge is relevant to the project and the associated approval criteria that is within the Tigard Development Code. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Partitions 18.420 (Land Partitions) B. Zoning Districts 18.510 (Residential Zoning Districts) C. Specific Development Standards 18.705 Access, Egress & Circulation) 18.715 Density Computations) • 18.745 Landscaping and Screening) 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 isual Clearance) 18.390 Impact Study Section 18.390.040) D. Street and Utility Improvement Standards 18.810 (Street and Utility Improvement Standards) The proposal contains no elements related to the provisions of Code Chapters: 18.720 (Design Compatibility), 18.725 (Environmental Performance Standards) 18.730 (Exceptions to Development Standards), 18.742 (Home Occupations), 18.750 (Manufactured/Mobile Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage), 18.760 (Nonconforming Situations), 18.775 (Sensitive Lands) 18.780 (Signs), 18.785 (Tem orary Uses), 18.797 (Water Resource Overlay District) and 18.798 (Wireless Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval standards. SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION LAND PARTITIONS: CHAPTER 18.420 MLP2001-00013BINGHAM PARTITION PAGE 5 OF 18 Future re-division: Section 18.420.020.D When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The proposal involves the division of 1.23 acres into two lots. The lot sizes for this development would be 44,000 square feet and 10,000 square feet respectively. The minimum lot size for the district is 7,500 square feet for single-family units and 10,000 square feet for duplexes, and the location of the streets are such that you could potentially re-partition Lot 1 into three additional lots. This criteria is satisfied. Additionally, the proposal only involves the partition of 1.23 acres, however, the subject property actually consists of 1.90 acres of land. The remaining portion is currently in the process of road dedication, which would result in a segregation of a portion of the overall property by intervening ownership. FINDING: That portion of the property that is being dedicated has not been recorded as such. Therefore, the property still consists of 1.90 acres of land. CONDITION: Prior to approval of the final plat, the road dedication of SW View Terrace must be completed and recorded. Approval Criteria: Section 18.420.050 The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff finds that adequate public facilities are available to serve the proposal, but will need to be extended. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the permit rocess and during construction, at which time the appropriate review authority, will insure that City and applicable agency standards are met. Based on the analysis in this decision, 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 requirement in the R-4.5 zoning district is 50 feet. The widths of the newly created lots are proposed to be as follows: Lot #1 - 140 feet wide and Lot 3 - 138 feet wide. Both lots will exceed the minimum lot width standard of 50 feet. Therefore, this criterion is met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for single-family residences and 10,000 square feet for duplex units. The proposed lots exceed the minimum lot sizes of the zone. There are no flag lots associated with this proposal. Therefore, this criterion is met. MLP2001-00013/BINGHAM PARTITION PAGE 6 OF 18 • • 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. Lot 1 has 140 feet of frontage.on SW 97th Avenue, and Lot 3 has 138 feet of frontage on SW Mountain View Lane. This standard has been met. Setbacks shall be as required by the applicable zoning district. There is already two single-family residences on Lot 1, that meet or exceed the underlying zone setbacks, and any future development on Lot 3 will be subject to all setback requirements at the time of development. This standard has been met. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Neither of the proposed lots ft the definition of flag lot. Therefore, this standard is met. 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. This standard does not apply to this proposal. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District has provided comments that state that "Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)." The location of the fire hydrants is not illustrated on the preliminary plan. This standard has not been satisfied. 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. There are no common drives proposed. This standard does not apply. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access, Egress, and Circulation standards. This criterion is satisfied. 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. There is no one-hundred-year floodplain associated with this site. Therefore, this criterion is not applicable. 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. MLP2001-00013/BINGHAM PARTITION PAGE 7 OF 18 • No variances or adjustments are requested or required with this application. Therefore, this standard is not applicable. FINDING: The locations of the fire hydrants are not known, and comments from the Fire District do not identify whether this standard has been met. CONDITION: The applicant shall provide the City with a letter from the Tualatin Valley Fire and Rescue District indicating that the project will not have a detrimental effect on fire fighting capabilities and that hydrants are provided where needed prior to final plat approval. Residential Zoning Districts 18.510: Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Minimum Lot Size -Detached unit 7,500 sq.ft. 10,000 and -Duplexes 10,000 sq.ft. 44,000 sq.ft. -Attached unit[1] Average Minimum Lot Width -Detached unit lots 50 ft. 138 and 140 feet -Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage - - Minimum Setbacks -Front yard 20 ft. Applied at the time of building permit -Side facing street on corner&through lots 15 ft. -Side yard 5 ft. - Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district -Distance between property line and front of garage 20 ft. Maximum Height 30 ft. _ unknown Minimum Landscape Requirement - - [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. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, however, the site size will be confirmed by survey prior to final plat approval. Development standards will apply to all future development of the sites. Section: 18.705 Access. Egress. and Circulation. Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition, the following provisions are applicable: Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030 I 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. Lot 3 is required to have a minimum of one 15-foot access:of which 10 feet must be paved. The applicants' plans indicate that this standard will be met. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Minimum access requirements for residential use. 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: MLP2001-00013BINGHAM PARTITION PAGE 8 OF 18 • 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%. There are not any proposed access drives in excess of 150 feet for this proposal, therefore, this standard is satisfied. 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; This criterion does not apply to this proposal. 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 houses on proposed Lot 1 have existing access off of SW 97th Avenue, which is classified as a major collector by the City of Tigard. The applicant has been informed that when Lot 1 is developed, the second home may need to be removed and access for the new lots will be from Mountain View Lane and View Terrace. The existing access for the primary residence is 21 feet. This criteria has been satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715. 18.715.020 Density Calculation Density calculations are addressed to insure that the creation of new lots, in this case, will not prohibit future development. The applicant has proposed a lot large enough for a duplex subject to their ability to obtain a Conditional Use Permit from the Tigard Hearings Officer. Additionally, the applicant has shown how the property could meet the minimum density standards with future division of Lot 1. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. 4. All land proposed for private streets; and 5. A lot. of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. MLP2001-00013/BINGHAM PARTITION PAGE 9 OF 18 • • The maximum number of residential units that would be available to the site is five. The proposal calls for only four residential units. This standard has been satisfied. 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 minimum number of residential units that the new lot can accommodate is four represented as 80% of the maximum. This standard has been satisfied. LANDSCAPING AND SCREENING: CHAPTER: 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. There are no street trees proposed. This criterion has not been satisfied. FINDING: The application does not provide for street trees as required by the TDC Section 18.745.040. CONDITION:Prior to final plat approval, the applicant must provide a street tree plan. The street tree plan must provide street trees along the frontage of SW 97t Avenue and Mountain View Lane as required by TDC Section 18:745.040. TREE REMOVAL: CHAPTER: 18.790 Tree Plan Requirement: Section 18.790.030 Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has indicated that none of the trees would be removed during construction. There are no trees on proposed Lot 3, and there is no construction proposed with Lot 1 as all development is existing. FINDING: Although there are no trees proposed for removal, and no trees present on proposed Lot 3, there is a possibility that trees could be affected during the construction of the half street improvements on SW Mountain View Lane. Therefore, the following condition shall apply. CONDITION: Should any of the trees on site be damaged or removed during site preparation or development of the lot, the trees shall be mitigated for. VISUAL CLEARANCE AREAS: CHAPTER 18.795 Visual Clearance Requirements: Section 18.795.030 At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. 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. MLP2001-00013/BINGHAM PARTITION PAGE 10 OF 18 • • • Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary. or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Computations: Section 18.795.040 Non-arterial streets. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: • fF Arc ■41.1x.y MOP- . gik . • : *o• • 115491.41 k )1 eek ee.* FIGURE.18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS The app,licant has not identified visual clearance areas on the site, but it is anticipated that when the application for construction on the new proposed lot is reviewed a visual clearance area free of obstruction will be required. This criteria has been met and will be affirmed during plan review for building permits. D. IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. 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 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 of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. The applicant has proposed to dedicate 25 feet along Mountain View Lane, and 5 feet along SW 97 Ave. Since development can only occur when a lot has access to an improved street, the applicant has proposed to make half-street improvements along those areas that are to be developed along SW Mountain View Lane. Thus, the applicant has concurred with the dedication and improvements within his application. Therefore, all impacts related to the transportation system have been mitigated within the proposal, and no other dedications are necessary. All other impacts have been addressed elsewhere in this decision. This criterion has been satisfied. MLP2001-00013/BINGHAM PARTITION PAGE 11 OF 18 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 minor collector street to have a 60-foot right-of-way width and a 40-foot paved section. A local residential street is to have a 42 to 50-foot wide right-of-way width, and a 24 to 32-foot wide paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. SW 97th Avenue This site lies adjacent to SW 97th Avenue, which is classified as a minor collector street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 30 feet from centerline. The applicant's plans show they will provide this dedication. The roadway is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that streets within a development and streets adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the project does not, by itself, provide a significant improvement to the street safety or capacity. Although this development will incrementally increase the amount of traffic on the roadway, the increase will not substantially degrade the level of service on the street. A street improvement adjacent to this site, therefore, will not significantly improve the safety or capacity of the street. In addition, 18.810.030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets. This partition will not create a new street. Based on these code provisions, Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening project for the street carried out by the City, a third party, or through a local improvement district. This agreement must be executed prior to approval of the final plat. The requirement for the agreement is also justified since access to the existing house on Parcel 1 is proposed to continue from SW 97 Avenue. SW Mountain View Lane This development has frontage on SW Mountain View Lane, a local residential street. This roadway is partially improved on the north side of the centerline, near the eastern edge of the site (east of the proposed intersection with SW View Terrace). Lot 3 will require access to this roadway, and the applicant has proposed to construct a half-street improvement along the frontages of Lot 3 and the access area for the shadowed lot. The applicant also guaranteed that they will complete the roadway improvements east of SW View Terrace adjacent to the parcel segregated by the dedication of SW View Terrace. Otherwise, there would be a gap in the street improvements and therefore, access to Lots 1 — 3 would be inadequate. The applicant intends to submit construction plans that will show a half-street improvement of SW Mountain View Lane, from the eastern boundary of the segregated parcel to the western boundary. of the shadowed_parcel. This arrangement is acceptable to Staff. The applicant's plan shows they will dedicate ROW in the amount of 25 feet from the future centerline, across the frontages of proposed Lots 1 and 3. The centerline proposed will coincide with the north property line of this site. This is acceptable. MLP2001-00013/BINGHAM PARTITION PAGE 12 OF 18 • S SW View Terrace This roadway is also a local residential street. As was stated at the beginning of this memorandum, the applicant is in the process of dedicating ROW for this roadway in order to segregate a parcel of land that will be the site of a new home. Since access to the proposed parcels is not proposed, the City can not justify a condition that would require the applicant to construct improvements to this roadway. Therefore, no such condition will be imposed. 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. The applicant's plan shows how SW Mountain View Lane can be extended to SW 97th Avenue. It also shows how SW View Terrace could be extended from its present terminus to SW Mountain View Lane. Since SW Mountain View Lane will not be fully improved, and will be temporarily terminated over 150 feet from the nearest intersection, a temporary vehicle turnaround for fire and sanitation vehicles must be provided. The temporary paved turnaround must be provided in a tract or in ROW, and shall not be a part of a lot. Staff recommends the applicant take the turnaround tract out of Lot 1. An alternative would be to construct the turnaround at the ROW of SW View Terrace. 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. This project does not propose cul-de-sacs. Street Alignment and Connections: Section 18.810.030(G) requires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The applicant's plan shows how each of the local residential streets can be extended in the future. Due to the small scale of the development, and the access needs shown, the City can not justify requirements to improve both streets to City standards. The applicant's plan is acceptable. Grades and Curves: Section 18.810.030.M states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and: 1. Centerline radii of curves shall not be less than 700 feet on arterials, 500 feet on major collectors, 350 feet on minor collectors, or 100 feet on other streets; and MLP2001-00013BINGHAM PARTITION PAGE 13 OF 18 • • 2. Streets intersecting with a minor collector or greater functional classification street, or streets intended to be posted with a stop sign or signalization, shall provide a landing averaging five percent or less. Landings are that portion of the street within 20 feet of the edge of the intersecting street at full improvement. The existing street grades are well under 12%. 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 subject property is adjacent to SW 97th Avenue, which has been designated a major collector in the Tigard transportation system plan. Therefore, this criterion is met. Section 18.810.040.B.2 also states those 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 applicant is dedicating the right-of-way necessary to extend SW View terrace, and has proposepi half-street improvements along Mountain View Lane. Mountain View Lane is a connection to SW 97 Avenue. This criterion has been satisfied. 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. Lot 1 is 140 feet wide and 328 feet deep, and Lot 3 is 138 feet wide and 70 feet deep. Neither lot is more than 2.5 times the average lot width. This criterion is satisfied. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Both lots have over 130 feet of frontage on public roads, therefore, this standard has been met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. By constructing a sidewalk with the half-street improvements in SW Mountain View Lane, the applicant will meet this standard. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. MLP2001-00013/BINGHAM PARTITION PAGE 14 OF 18 • • Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public main line adjacent to the north boundary of this site. There is an existing service lateral will serve Lot 1. The applicant's plan shows how new laterals will be extended from the main line to serve Lot 3 and any future development of Lot 1. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). The topography of this site slopes gently from west to east, with Parcel 1 being located at the top of the immediate drainage basin. No upstream flows,currently impact this 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). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. There is no public storm drainage line located adjacent to this site. The nearest public line is approximately 220 feet to the east. The applicant proposes to extend a new public storm line westerly in SW Mountain View Lane to this site. The line should be extended with the half-street improvement to the end of the shadowed parcel, as shown by the applicant's plan. The applicant's plan (MLP 2001- 000112) shows the new line to be a 10-inch diameter line. CWS standards require a minimum pipe size of 12 inches. Therefore, the applicant shall install a 12-inch main line. 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. There is an existing bike way along SW 97th Avenue, but no other proposed routes are located within or around this development, therefore, this criteria does not apply. Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements. As the bike way within SW 97th Avenue is already existing, this criterion does not apply. MLP2001-00013/BINGHAM PARTITION PAGE 15 OF 18 • • Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only. such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 97TH Avenue. However, the new parcels will likely be served from underground facilities on SW Mountain View Lane. Therefore, this provision will not apply. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: There is a 6-inch public main line located in SW Mountain View Lane that can serve this development. The applicant's plan appropriately shows that they must extend the 6-inch main line westerly with the half-street improvement to the end of the shadowed parcel. 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. Due to the small size of this development, an onsite water quality facility is not practical. Staff recommends the fee in-lieu be paid on Lot 3. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reachin.g 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. MLP2001-00013/BINGHAM PARTITION PAGE 16 OF 18 • • 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 applicant will provide a detailed grading and erosion control plan with the public improvement construction plans. 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 (1 new lot X $30/address = $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. SECTION VII. OTHER STAFF COMMENTS City of Tigard Water Department has offered the following comment: • No objections—water service will be installed once meters have been purchased. City of Tigard Operations Department indicated the following: • Applicant to loop waterlines off SW View Terrace, SW Mountain View from 93rd side, and bring the new water line in from 97th. • Storm line must be 12 inches in diameter. • Review location of man holes with the City of Tigard Operations Department. City of Tigard Building Division reviewed the proposal and provided the following comment: • Plumbing permit required for private storm, sanitary, and water lines. City of Tigard Police Department reviewed the proposal but had no comment. SECTION VIII. AGENCY COMMENTS Clean Water Services was notified and provided comments that have been addressed in part by the City's Development Review Engineer (Brian Rager). Tualatin Valley Fire & Rescue provided the following comments: • Fire hydrants for single-family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) MLP2001-00013/BINGHAM PARTITION PAGE 17 OF 18 • Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the centerline of the access roadway that the fire hydrant is located on. In case that there is no center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3) • 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 IX. 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 NOVEMBER 27, 2001 AND BECOMES EFFECTIVE ON DECEMBER 12, 2001 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as rovided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 11, 2001 uestions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. 17/ete/ ,� November 27, 2001 PREPA ED BY: Bra ilby DATE Assoc'. e Planner 4.1111P e,, November 27, 2001 APPROVED BY: Richard Bewe orff DATE Planning Manager MLP2001-00013/BINGHAM PARTITION PAGE 18 OF 18 raiplpriliv ,- /MEM IM ■ CITY of TIGARD _ .. ., EDGEWOOp GEOGRAPHIC INFORMATION SY9TEM III . VICINITY MAP � Q ST It ti% l !VIEW CT — r ' \ .1 \ * .'s - . MLP2001-00013 McD•NALD ST _ _ BINGHAM PARTITION ,) o x _ it y • rn. JCT t ELROSE ST Jf Z SUBJECT ELROSE CT 1 I__ .CT U a co m x Ill_ , TAX LOTS Ali At k mg, P/ W MOUNT • . a \\ �\ LN . m m Sw W ova 1 5 V x Pil VIEW TERR ■ 4 TERR--4. 1 IIM i WI Il dr IN T . • . 19.1. . li N 0 200 400 600 Feet III . ■_ p PEMBROOK ST ■ ■`a�� 1'=400 feet ii A . PINEBRO• 1jjflll) I I City of Tigard ST , Information on this map is for general location ony and •, lip Nr� should b tverified with the Development Services Division. 13125 SW Hall Blvd Aiii ST a' , Tigard,OR 97223 (503)639.4171 - _ ._ . http://ww.v.oi.tigard.or.us ■ ��� Plot date:Oct 23,2001;C:\magic\MAGIC03.APR Community Development I DOT.bat sE ER 1 • • - . . . . . I I 1 I I EMT.WATER S.W. L MOUNTANVIEW---" I- - -•-•-•- - - -FUTURE-6.-W.-111 LANE EXTENSION- - r- r - - - - - T - —\ - ---cANE I 2W DEp�TEO I4 LP4TIEET ar.n4410 11 I ; I --IT-----rJ'^T-r-_----r•- \;�-+ 1 I IT i r r II--• I-; — '— — — �aT —•—1� -- — — 116' O w 1 180' 111 116'11' • 138' 1 : I 42' I\� I i I �\ I} I —` r I I I i I RARE aR;Ex 101,l I I I I 1 I I oEOmTEr II 140' —Lams LOT '1 140' LOT '3 I • I L 32,000 eq. ft. ! L 10,000 sq. ft.— _ — —I ETREET I � 165'1 i @ I 1 .c.+T.0,41. )140' 1 I 1 f , i 1;, I EXISTM LOT 02 1 1 "cell 12,000 sq. ft. 651 / : I LOT '1 I I RCM I If I I I ro RE ICET»WD I. I I 000 sq. ft. I I I N RARE I I I 180' • 148' _I ; ; I I 122' L. a FOR UMW' 1 .42_ L 1 I - w I I U 1 1 I N ). - w I- • CITY OF TIGARD t MLP2001.00013 CITY OF TIGARD SITE PLAN N BINGHAM PARTITION (Map is not to scale) • • • EXHIBIT B Wayne Bingham WWB Architecture MLP2001-00013 14320 SW Barlow Court BINGHAM PARTITION Beaverton, OR 97008 Howard Quandt TPB Properties, Inc. 7787 SW Barnard Drive Beaverton, OR 97007 TPB Properties, Inc. PO Box 1775 Beaverton, OR 97075 Lenora Long do David & Sally Ransdell 14270 SW 97th Avenue Tigard, OR 97224 Temara Presley 9941 SW Brooklyn Lane Tigard, OR 97224 ., • • A A FFIDAVIT OF MAILING C.OFTIGARD Community(Development Shaping Better Community I, Patricia L. Lunsforc4 being first duly sworn/affirm, on oath depose and say that I am a Senior Administrative Specialist for the City of crigar 'Washington County, Oregon and that I served the following: (Check AppropAate Box(s)Below) © NOTICE OF DECISION FOR: MLP200I-00013/BINGHAM PARTITION ❑ AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit 111",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 111",and by reference made a part hereof, on November 21,2001,and deposited in the United States Mail on November 21,2001, postage prepaid. �A:L"; ` I•-'7 1 iii / (Person that-Prepared Noti -) STATE OT oEGoW ) County of Washington )ss. City of Ewa ) Subscribed and sworn/affirmed before me on the 7 day of( ii-&rte , 2001. .0.2r4:-F.,, OFFICIAL SEAL . DIANE M JELDERKS I`': ;-A NOTARY PUBLIC-OREGON ` COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 ii��ii��,,�� 7'•e HOT I��UBL(C F i My Commission 311- 'S: /7/a.5 • • EXHIBIT IL NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2001-00013 'F.1 CITY Of TIOARD, Community DeaeCopment BINGHAM MINOR LAND PARTITION Shaping A Better Community 120 DAYS = 2/19/2002 SECTION I. APPLICATION SUMMARY FILE NAME: BINGHAM MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2001-00013 PROPOSAL: Approval of a 2-lot Minor Land Partition of 1.23 acres. Lot one has an existing home and an existing manufactured home on site. Lot 2 is not being created with this partition; rather, it is being depicted to show that the proposal could meet minimum densities in the future. Lot three will be the subject of a future application for a duplex residence. The lot sizes for this development would be 44,000 square feet and 10,000 square feet respectively. APPLICANT: Wayne Bingham 14320 SW Barlow Court Beaverton, OR 97008 OWNERS: TPB Properties Inc. Lenora Long • Howard Quandt do David and Sally Ransdell 7787 SW Barnard Drive 14270 SW 97th Avenue Beaverton, OR 97007 Tigard, OR 97224 LOCATION: The project is located on the west side of SW 97th Avenue, and south of the future Mountain View Lane extension; WCTM 2S111 BA, Tax Lots 01200 and 01201. COMP. PLAN DESIGNATION: Low-Density Residential. ZONE: City of Tigard R-4.5 zoning 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. 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 1•8 MONTHS FROM THE EFFECTIVE DATE'OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25 ) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies • • Final Decision: THIS DECISION IS FINAL ON NOVEMBER 27, 2001 AND BECOMES EFFECTIVE ON DECEMBER 12, 2001 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 11, 2001. (Questions_: oor of rther information please contact the Planning Division Staff Planner, Brad Kilby at (503)639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. I••••••-.- v 10 i I I 1 ■j."i !11...- CITY of I K AAI'•• . • VICINITY MAP— ST ■MAID - - '. I'a CT 1 ■`Ain — MLP2001-00013 r �_ ■ BINGHAM PARTITION ---H i FI !!! . .�, rid ■ SliL 'Aliis tom MR" III .. VIEW TERR /.. , TE-- = 81 L> T 1 1 1 IpIE,14T 1 1 1 1 1 ■■ N N! ,PIN .o° .w er PE BROOK ST I :.:,C „.w r„� a __ _ s ■ �� �► —IT PINEBR• of City f Tigard m°•ew I I I it r L 4911,11172-04IIlt61Di7oWNEW-LANE EXiENB■RI-r________.r___._._.,._.- -�'mart' _- ' r167 T-----13ar_I"--- 4 <2-i 37--- 5 C —0.— le) IV a, I 140' LOT 9 160' LOT 3 00,:�O 32000.q.n. L.__-- -0000 sg.n___l Waw IL. w5 1 ' Ilim LOT Z I ! ■ 1 max 12000 eq.Ft. 651 1 LOT 4 18000 eq.ft. 100 ' 148' I 1 L .w°u..1 F J 42' 7 1 52 I I S a Y OF TIGARD t MLP2001.00013 ° MY PLAN N BINGHAM PARTITION (Map Is not to scale) ' • • 2S 111 BA-11300 2S 111 BA-05700 ADAMY NICHOLAS E& BOYCE RANSOM K&MYRNA P JENNIFER K 14155 SW 97TH PL 9540 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 2S111 BA-05900 25111 BA-04000 AGNEW THEODORE J JR BRACK RICHARD J AND DORENE 14135SW97THPL 14100SW98TH PORTLAND,OR 97224 TIGARD,OR 97224 2S111AB-08800 2S111BA-08800 ANGARAN JAMES M& BRELYNN WOODS OWNERS OF LOTS 2-3 SALLY J 14160 SW 97TH AVE 4163 SUNRAY AVE S TIGARD,OR 97223 SALEM,OR 97302 2S 111 AB-06000 2S 111 AB-06500 BAGGENSTOS JANET M BRITTON AARON DENELLE& 9265 SW VIEW TER MELISSA NICOLE TIGARD,OR 97224 14430 SW 93RD AVE TIGARD,OR 97224 25111 BA-06800 2S111 BA-00304 BEDARD ROBERT P&CAROLYN J CARLSON SCOTT A/JANICE E 9541 SW INEZ ST 9747 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 • 2S 111 AB-05800 2S 111 BA-07200 BENSON ALAN K&SERENA M CARTER JAMES F/KATHALEE A 9280 SW MOUNTAIN VIEW LN 9443 SW INEZ TIGARD,OR 97224 TIGARD,OR 97223 2S111 BA-04900 2S111 BA-06700 BICKER STEPHEN G&MARGARET J CASTILE ROBERT W C&DEBORAH L 14235 SW 97TH AVE 9563 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-08000 2S 111 BA-05600 BILGERE GERALD W& CLARKE ANDREW W&STEPHANIE J DANIELLE L 14150 SW 97TH PL 14435 SW 93RD TIGARD,OR 97224 TIGARD,OR 97224 2S111 BA-08500 2S111 BD-00102 BLAIR ROBIN J CORLISS JAMES L/CORA K 9445 SW MOUNTAIN VIEW LN 14525 SW 97TH TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-05900 2S111 BA-03800 BLUME DOUGLAS BRIAN DOERR LESLIE B 14370 SW 93RD AVE DOERR JANET N TIGARD,OR 97224 14140 SW 98TH CT TIGARD,OR 97224 • • • 2S 111 BA-01800 2S 111 AB-07800 EVANS JAMES WARD&JOYCE I GREEN DONALD N JR AND 14285 SW 97TH MARJORIE M TIGARD,OR 97224 9385 SW INEZ TIGARD,OR 97223 2S111AB-08600 2S111BA-10000 FERGUSON DONALD W GREENWOOD EDWARD C& JULIE A HOEVET KIMBERLY A 14425 SW 94TH CT 9459 SW BROOKLYN LN TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-01500 2S 111 BA-01901 FREDERICK SCOTT G&KATHLEEN R GREER EVERETT W 9755 SW INEZ PHYLLIS M TIGARD,OR 97223 9845 SW VIEW COURT TIGARD,OR 97223 2S111AB-03300 2S111AB-03000 FRENI THOMAS E AND GRIFFIN CHARLES R AND BARBARA K LYNNE-FRENI TRACIE 14175 SW 93RD AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-01800 25111 BA-00115 FRIAR GARY E&CYNTHIA I HARBOUR KELLY& 14170 SW 93RD AVE ARMSTRONG ROBERT K TIGARD,OR 97224 14152 SW 97TH AVE TIGARD,OR 97224 2S111AB-01900 25111 BA-09300 GERSPACH DIANE JEANNINE HARLEY ROBERT A 14200 SW 93RD 14440 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-02900 2S111BA-10300 GOODHOUSE JOHN J TRUST HARLEY ROBERT A&NATALIE J BY VIRGIL V VOLK TR& 14440 SW 97TH AVE JOHN JAY GOODHOUSE TR TIGARD,OR 97224 9345 SW MOUNTAIN VIEW TER TIGARD,OR 97224 2S111BA-03700 2S111BA-01902 GRAY DEBBIE ANN HASSON MICHAEL L AND ANNE 14160 SW 98TH CT 9835 SW VIEW COURT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-07600 2S 111 BA-07400 GRAY JONATHAN C& HEATON JOHN C HAMILTON-GRAY TRACEY H 14350 SW 97TH AVE 9430 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-09200 2S111AB-02400 GRAY KARLA MARIE TRUSTEE HERN MICHIKO 14365 SW 93RD 9340 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 O • 2S 111 BA-06000 2S111 BA-09800 HERROLD WILLIAM LIAO JIANMIN 14125 SW 97TH PL PAN CHEN TIGARD,OR 97224 9519 SW BROOKLYN LN • TIGARD,OR 97224 2S111 BA-08600 2S111 BA-01200 HUGHES DAVID A AND VICKIE M LONG LENORA 9435 SW MTN VIEW LN do RANSDELL DAVID E&SALLY E TIGARD,OR 97224 14270 SW 97TH TIGARD,OR 97224 2S 111 BA-10800 2S 111 AB-09000 HUMPHREY THAD D&WENDY W MAGEE THOMAS G AND 9543 SW ELROSE ST DODGEN-MAGEE DOREEN TIGARD,OR 97224 9365 SW VIEW TERRACE TIGARD,OR 97223 2S111AB-08900 2S111 BA-05200 JORDAN JO A MARTIN WILLIAM L&DEBORAH A 9395 SW VIEW TERR 9730 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97224 2S1 11 BA-08300 2S1 11 BA-06500 JUBILEE PLACE OWNERS OF MAWHIRTER ARLIE L TR LOTS 1-5 AND 7-9 9265 SW MCDONALD ST 25290 SW GRAHAMS FY RD TIGARD,OR 97224 SHERWOOD,OR 97140 2S111AB-08100 2S111 BA-06600 KALBERER RAYMOND M&EDA G MAWHIRTER IRENE TR 14425 SW 93RD 9265 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S111 BA-05000 2S111 BA-07700 KING ROBERT BRIAN AND MCGRAW JOAN E ANDREA DEWEY 9502 SW VIEW TER PO BOX 12224 TIGARD,OR 97224 ZEPHYR COVE,NV 89448 2S 111 AB-02500 2S 111 BA-04700 KLUEMPKE RICHARD G AND MCKILLIP JUDITH A ROSEMARY E 14025 SW 97TH AVE 9380 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S111BA-08100 2S111AB-05700 KOHLMAN ED HERMAN&KRISTIE JO MCLAIN ERVIN ROGER&JANICE V 9558 SW JUBILEE 9260 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-02100 2S111AB-08400 KURTZ JOSEPH P&MARCIA C MCNAMEE PAUL G&BARBARA A 9830 SW VIEW TERRACE 14420 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 • • • • • 2S 111 BA-07900 2S111 BA-10900 MILKOWSKI RYAN&LESLIE NE A LE HOMES INC 9480 SW VIEW TER PO B 230459 TIGARD,OR 97224 TI RD, R 97281 2S111 BA-07000 2S 111AB-06400 MILLER BUSTER RAY&ALICE MAE NEWHOUSE LLOYD C AND REBECCA N 9487 SW INEZ ST 9280 SW VIEW TERRACE PORTLAND,OR 97224 TIGARD,OR 97224 25111 BA-07800 25111 BA-07300 MORAN PHILIP H&JOAN H NGUYEN DANH T& 9471 SW VIEW TER BUI NHUNG TIGARD,OR 97224 14320 SW 97TH AVE TIGARD,OR 97224 2S 111 BA-09500 2S 111 BA-05300 MORSE PAUL W&MEREDITH M NICHOLSON JAMES W& 9759 SW ELROSE ST CATHERINE C TIGARD,OR 97224 14120 SW 94TH PL TIGARD,OR 97223 25111 BA-00114 2S 111 AB-07700 MYERS REED D&DEBRA R NILSEN JEFFREY C&CINDY L 9525 SW ELROSE ST 9425 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97223 25111 BA-11100 25111 BA-02106 NEWCASTLE HOMES INC OLNEY JERRY A&BETTY L PO BOX 230459 9835 SW INEZ ST TIGARD,OR 97281 TIGARD,OR 97224 25111 BA-11200 2S 111 BA-05400 NE C TLE HOMES INC OSTROW LEONARD C&KATHRYN A PO B 230459 14130 SW 97TH PLACE TI RD,OR 97281 TIGARD,OR 97224 2S 111 BA-11400 2S 111 BA-00107 X NE C TLE HOMES INC OTTO RASE B PO X 230459 14200 SW 97TH AVE TI AR ,OR 97281 TIGARD,OR 97224 25111 BA-10700 2S 111 BA-00100 NE C TLE HOMES INC O SE B PO B 230459 1420 W 97TH AVE TIG RD,OR 97281 TI RD,OR 97224 2S 111 BA-11000 2S 111 BA-09700 NEWCA TLE HOMES INC PAK CHONG M&SUK P PO B 230459 9527 SW BROOKLYN LN TIG D,OR 97281 TIGARD,OR 97224 2S111 BA-01 100 • 2S111 BA-08400 • PALM FRANK L DORIS 0 ROGERS ROBERT&DIANNA 14325 SW 97TH AVE BY KARI CARLSON TIGARD,OR 97223 9455 SW MOUNTAIN VIEW LN FOREST GROVE,OR 97116 2S 111 BA-01600 2S 111 BA-08700 PALM TERRY L ROGERS ROBERT L 14405 SW 97TH AVE ROGERS DIANNA TIGARD,OR 97224 9450 SW ELROSE ST TIGARD,OR 97224 2S 111 BA-11500 2S 111 BA-03600 PARKER THOMAS D&LINDA ROKHVA MEHRANGIZ&PARVIZ. 9453 SW ELROSE ST 14180 SW 98TH CT TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-00109 2S 111 BA-11600 PAR' R OMAS D&LINDA ROSS JEFFREY A&GAYLA 9453 S ELROSE ST 9515 SW ELROSE ST TIG= 'D, o' 97223 TIGARD,OR 97224 2S111 BA-07600 2S111 BA-09000 PASERO MARK G&SHARON M ROS J FREY A&GAYLA 9567 SW JUBILEE CT 9515 ELROSE ST TIGARD,OR 97224 TI RD, R 97224 2S111 AB-09100 2S111 BA-05100 PETERMAN ALAN L AND RUSSELL LORETTA N MITCHELL STEPHANIE J 14115 SW 97TH AVE 9335 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S111BA-10100 2S111BA-05801 PRESLEY TIMOTHY R& SANCHEZ WILLIAM K&SANDRA J PRESLEY TEMARA SANDERS 14145 SW 97TH PL 9441 SW BROOKLYN LN PORTLAND,OR 97224 TIGARD,OR 97224 2S 111 BA-00303 2S 111 BA-05800 PREWITT LINDA SUE SAN WILLIAM K&SANDRA J 14077 SW 97TH AVE 14145 97TH PL TIGARD,OR 97223 PO LA ,OR 97224 2S111 BA-05500 2S111AB-02000 ROBINSON DIRK I SANDERS JOSHUA E 14140 SW 97TH PL 9265 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-08700 25111 BA-04800 ROEMHILDT ROBERT A&SHAROLEE SCHNEIDER DIANE L TRUSTEE do QUANDT HOWARD&DIANA 14015 SW 97TH AVE 14415 SW 94TH CT TIGARD,OR 97224 TIGARD,OR 97224 • • 25111 BA-07100 25111 BA-01201 SCHOENBRUN STEVEN J/KAREN T P B PROPERTIES INC 9465 SW INEZ ST PO BOX 1775 TIGARD,OR 97224 BEAVERTON,OR 97075 2S111AB-02600. 2S111BA-08 0 SCHOOLER DAVID K&DEBORAH L TIG D ITY OF 9420 SW MOUNTAIN VIEW LN 1312 W HALL TIGARD,OR 97223 TI RD, R 97223 2S111AB-03100 2S111 BA-01903 SCHWARZ CHARLES& TWETE MYLES A DIZNEY CARROLL 4936 SE FLAVEL DR 14135 SW 93RD AVE PORTLAND,OR 97206 TIGARD,OR 97224 2S111AB-03200 2S111AC 1 700 SCHWARZER GERTRUD E&PETER H U•10 IGH SCHOOL DISTRICT TRUSTEES NI..• JT 9330 SW MCDONALD , i0•:• TIGARD,OR 97224-5932 25111 BA-09900 2S111AB-08500 SHANKLES H THOMAS&N JEAN VANGORDON DORIS 9501 SW BROOKLYN LN 14430 SW 94TH CT • TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-10200 2S 111 AB-07900 SHANNON MEADOWS THE OWNERS VIROSTEK ROBERT A& OF LOTS 1-6 VIROSTEK KIMBERLY 14380 SW 97TH AVE 9355 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S111AB-02700 2S111AB-02800 SHROCK WALTER W& VOLK VIRGIL V RUTH COOK DONALD PHILIP CO-TRUSTEES 9385 SW MTN VIEW LN 9425 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-07500 25111 BA-08000 SMITH DAVID H& WARREN RANDOLPH G&JANET L BATCHELOR WENDY A 9534 SW JUBILEE CT 9582 SW JUBILEE PL TIGARD,OR 97224 TIGARD,OR 97224 2S 111 BA-00105 2S 111 BA-04901 STROHECKER LARRY S& WASHINGTON COUNTY DIANE L FACILITIES MGMT-ADMIN 14050 SW 97TH AVE 111 SE WASHINGTON ST PORTLAND,OR 97224 HILLSBORO,OR 97123 25111 BA-03900 2S 111 BA-00111 SWARTWOOD TROY M& WAS NGT N COUNTY KAY S FACILI MGMT-ADMIN 14120 SW 98TH CT 111 S SHINGTON ST TIGARD,OR 97224 HILL ORO,OR 97123 2S111AB-08200 • WATSON HAZEL M TRUSTEE 14415 SW 93RD TIGARD,OR 97224 2S111BA-06900 WEBB DARWIN H 9529 SW INEZ ST TIGARD,OR 97224 25111 BA-09600 WHITEMAN RICHARD A 9535 SW BROOKLYN LN TIGARD,OR 97224 2S1 11 AB-08300 WORTH PHILLIP S D&LYNN E M 14410 SW 94TH CT TIGARD,OR 97224 2S 111 BA-00501 WYFFELS ROBERT C&PATRICIA A 9777 SW ELROSE ST TIGARD,OR 97224 • • • Sally Christensen Kristen Miller 15685 SW 76th Avenue 8940 SW Edgewood Street Tigard, OR 97224 Tigard, OR 97223 Mary Ann Melvin Bill Finck 10395 SW Bonanza Way 9235 SW Mountain View Lane Tigard, OR 97224 Tigard, OR 97224 Stephen Bicker Craig Dirksen 14235 SW 97th Avenue 9131 SW Hill Street • Tigard, OR 97224 Tigard, OR 97223 Mark Bogert Paul Owen 14445 SW 100th Avenue 10335 SW Highland Drive Tigard, OR 97224 Tigard, OR 97224 Twyla Brady Rick Boyce 9360 SW Edgewood Street 7800 SW Bond Tigard, OR 97223 Tigard, OR 97224 Debra Muir Bob Oleson 15065 SW 79th Avenue - 9023 SW Reiling Tigard, OR 97224 Tigard, OR 97224 Sue Siebold Tim and Alison Ross 15374 SW Thurston Lane 10045 SW Serena Way Tigard, OR 97224 Tigard, OR 97224 Tim Esav Judith Anderson PO Box 230695 16640 SW Jordan Way Tigard, OR 97281 King City, OR 97224 • Stacie Yost Mark Kretzinger 8465 SW Langtree 15136 SW 96th Avenue Tigard, OR 97224 Tigard, OR 97223 Ellen Beilstein Jack Biethan 14630 SW 139th Avenue 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Tigard, OR 97224 CITY OF TIGARD-SOUTH CIT SUBCOMMITTEE(pg..1 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17, 2001 ' f • • Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 CITY OF TIGARD-SOUTH CIT SUBCOMMITTEE(pg.2 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17, 2001 ,Amprop.- .v 17,41 �� �� CITY of TIGARD _......00d& ` OE00RAFXIC INFORMATION eYeTEM 111�,,, larak'.'ST � a � ti��w (500 ) Milli i , VIEW CT ,ARK2,,,,,Il4 ■ FOR: MLP2001-00013 III III Q■_'1 1 di iig :::: ,■■■ ■ II RE: 25111 BA, 1200, 1201 I: X . . t4t1u4ouo0 JANZEN ;•SE ST 1 oe .,ELROSE CT I- : o3ol�•e �tr.:lakile" „ � . ^'Tt1I11 ` 251118600107 04 II_ 067 W ONT. 4200 SUBJECT LOT ., �N� 4 t,/W SUBJECT zsm86o1800 �+i`�\��,V����I.i I :o:oo LN the date printed on this map. • \��`\�`�`\`\\`�` .a X02 '0 mo.11.,. 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(503)6394171 �■ �-■ - e��IIM,�. httpl/www.ci.ti0ard.or.us iii �_MEM ■� •�� Plot date:Oct 23,2001;C:lmagic MAGIC03.APR -Community Development 2S111BA-11300 • 2S111BA-05700 • ADAMY NICHOLAS E& BOYCE RANSOM K&MYRNA P JENNIFER K 14155 SW 97TH PL 9540 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 BA-05900 2S 111 BA-04000 AGNEW THEODORE J JR BRACK RICHARD J AND DORENE 14135SW97THPL 14100SW98TH PORTLAND,OR 97224 TIGARD,OR 97224 2S1 11 AB-08800 2S1 11 BA-08800 ANGARAN JAMES M& BRELYNN WOODS OWNERS OF LOTS 2-3 SALLY J 14160 SW 97TH AVE 4163 SUNRAY AVE S TIGARD,OR 97223 SALEM,OR 97302 2S 111 AB-06000 2S 111 AB-06500 BAGGENSTOS JANET M BRITTON AARON DENELLE& 9265 SW VIEW TER MELISSA NICOLE • TIGARD,OR 97224 14430 SW 93RD AVE TIGARD,OR 97224 2S 111 BA-06800 2S1 11 BA-00304 BEDARD ROBERT P&CAROLYN J CARLSON SCOTT A/JANICE E 9541 SW INEZ ST 9747 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97223 2S 111 AB-05800 2S 111 BA-07200 BENSON ALAN K&SERENA M CARTER JAMES F/KATHALEE A 9280 SW MOUNTAIN VIEW LN 9443 SW INEZ TIGARD,OR 97224 TIGARD,OR 97223 25111 BA-04900 2S11 1 BA-06700 BICKER STEPHEN G&MARGARET J CASTILE ROBERT W C&DEBORAH L 14235 SW 97TH AVE 9563 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-08000 2S11 1 BA-05600 BILGERE GERALD W& CLARKE ANDREW W&STEPHANIE J DANIELLE L 14150 SW 97TH PL 14435 SW 93RD TIGARD,OR 97224 TIGARD,OR 97224 25111 BA-08500 25111 BD-00102 BLAIR ROBIN J CORLISS JAMES L/CORA K 9445 SW MOUNTAIN VIEW LN 14525 SW 97TH TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-05900 2S 111 BA-03800 BLUME DOUGLAS BRIAN DOERR LESLIE B • 14370 SW 93RD AVE DOERR JANET N TIGARD,OR 97224 14140 SW 98TH CT TIGARD,OR 97224 2S111BA-01800 110 2S111AB-07800 • EVANS JAMES WARD&JOYCE I GREEN DONALD N JR AND 14285 SW 97TH MARJORIE M TIGARD,OR 97224 9385 SW INEZ TIGARD,OR 97223 2S111AB-08600 2S111BA-10000 FERGUSON DONALD W GREENWOOD EDWARD C& JULIE A HOEVET KIMBERLY A 14425 SW 94TH CT 9459 SW BROOKLYN LN TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-01500 2S 111 BA-01901 FREDERICK SCOTT G&KATHLEEN R GREER EVERETT W 9755 SW INEZ PHYLLIS M TIGARD,OR 97223 9845 SW VIEW COURT TIGARD,OR 97223 2S 111 AB-03300 2S 111 AB-03000 FRENI THOMAS E AND GRIFFIN CHARLES R AND BARBARA K LYNNE-FRENI TRACIE 14175 SW 93RD AVE 9430 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-01800 2S 111 BA-00115 FRIAR GARY E&CYNTHIA I HARBOUR KELLY& 14170 SW 93RD AVE ARMSTRONG ROBERT K TIGARD,OR 97224 14152 SW 97TH AVE TIGARD,OR 97224 2S111AB-01900 2S111 BA-09300 GERSPACH DIANE JEANNINE HARLEY ROBERTA 14200 SW 93RD 14440 SW 97TH AVE TIGARD,OR 97224 TIGARD,OR 97224 2S111 AB-02900 2S 111 BA-10300 GOODHOUSE JOHN J TRUST HARLEY ROBERT A&NATALIE J BY VIRGIL V VOLK TR& 14440 SW 97TH AVE JOHN JAY GOODHOUSE TR TIGARD,OR 97224 9345 SW MOUNTAIN VIEW TER TIGARD,OR 97224 2S 111 BA-03700 2S 111 BA-01902 GRAY DEBBIE ANN HASSON MICHAEL L AND ANNE 14160 SW 98TH CT 9835 SW VIEW COURT TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-07600 2S 111 BA-07400 GRAY JONATHAN C& HEATON JOHN C HAMILTON-GRAY TRACEY H 14350 SW 97TH AVE 9430 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-09200 2S 111 AB-02400 GRAY KARLA MARIE TRUSTEE HERN MICHIKO 14365 SW 93RD 9340 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S,111 BA-06000 • 2S1 11 BA-09800 • HERROLD WILLIAM LIAO JIANMIN 14125 SW 97TH PL PAN CHEN TIGARD,OR 97224 9519 SW BROOKLYN LN TIGARD,OR 97224 25 111 BA-08600 2S 111 BA-01200 HUGHES DAVID A AND VICKIE M LONG LENORA 9435 SW MTN VIEW LN do RANSDELL DAVID E&SALLY E TIGARD,OR 97224 14270 SW 97TH TIGARD,OR 97224 2S 111 BA-10800 2S 111 AB-09000 HUMPHREY THAD D&WENDY W MAGEE THOMAS G AND 9543 SW ELROSE ST DODGEN-MAGEE DOREEN TIGARD,OR 97224 9365 SW VIEW TERRACE TIGARD,OR 97223 2S111AB-08900 2S111BA-05200 JORDAN JO A MARTIN WILLIAM L&DEBORAH A 9395 SW VIEW TERR 9730 SW ELROSE ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 BA-08300 25111 BA-06500 JUBILEE PLACE OWNERS OF MAWHIRTER ARLIE L TR LOTS 1-5 AND 7-9 9265 SW MCDONALD ST 25290 SW GRAHAMS FY RD TIGARD,OR 97224 SHERWOOD,OR 97140 2S111AB-08100 2S111 BA-06600 KALBERER RAYMOND M&EDA G MAWHIRTER IRENE TR 14425 SW 93RD 9265 SW MCDONALD ST TIGARD,OR 97224 TIGARD,OR 97224 25111 BA-05000 25111 BA-07700 KING ROBERT BRIAN AND MCGRAW JOAN E ANDREA DEWEY 9502 SW VIEW TER PO BOX 12224 TIGARD,OR 97224 ZEPHYR COVE,NV 89448 2S 111 AB-02500 2S 111 BA-04700 KLUEMPKE RICHARD G AND MCKILLIP JUDITH A ROSEMARY E 14025 SW 97TH AVE 9380 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97223 2S 111 BA-08100 2S 111 AB-05700 KOHLMAN ED HERMAN&KRISTIE JO MCLAIN ERVIN ROGER&JANICE V 9558 SW JUBILEE 9260 SW MTN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 . 2S 111 BA-02100 2S 111 AB-08400 KURTZ JOSEPH P&MARCIA C MCNAMEE PAUL G&BARBARA A 9830 SW VIEW TERRACE 14420 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 29111 BA-07900 • 2S 111 BA-10900 • • MILKOWSKI RYAN&LESLIE NEB LE HOMES INC 9480 SW VIEW TER PO B 230459 TIGARD,OR 97224 TI RD, R 97281 2S 111 BA-07000 2S 111 AB-06400 MILLER BUSTER RAY&ALICE MAE • • NEWHOUSE LLOYD C AND REBECCA N 9487 SW INEZ ST 9280 SW VIEW TERRACE PORTLAND,OR 97224 TIGARD,OR 97224 2S 111 BA-07800 2S 111 BA-07300 MORAN PHILIP H&JOAN H NGUYEN DANH T& 9471 SW VIEW TER BUI NHUNG TIGARD,OR 97224 14320 SW 97TH AVE TIGARD,OR 97224 2S111 BA-09500 2S 111 BA-05300 MORSE PAUL W&MEREDITH M NICHOLSON JAMES W& 9759 SW ELROSE ST CATHERINE C TIGARD,OR 97224 14120 SW 94TH PL TIGARD,OR 97223 25111 BA-00114 2S111AB-07700 MYERS REED D&DEBRA R NILSEN JEFFREY C&CINDY L 9525 SW ELROSE ST 9425 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97223 • 2S111 BA-11100 2S 111 BA-02106 NEWCASTLE HOMES INC OLNEY JERRY A&BETTY L PO BOX 230459 9835 SW INEZ ST TIGARD,OR 97281 TIGARD,OR 97224 2S 111 BA-11200 2S 111 BA-05400 .yN TLE HOMES INC OSTROW LEONARD C&KATHRYN A P 230459 14130 SW 97TH PLACE TI ,OR 97281 TIGARD,OR 97224 2S111 BA-11400 2S111 BA-00107 X NE C TLE HOMES INC OTTO AASE B PO X 230459 14200 SW 97TH AVE TI AR ,OR 97281 TIGARD,OR 97224 • 2S 111 BA-10700 2S 111 BA-00100 NE C TLE HOMES INC OGSE B PO B 230459 1420 W 97TH AVE TIG D,OR 97281 TI RD,OR 97224 2S 111 BA-11000 2S 111 BA-09700 NEWCA TLE HOMES INC PAK CHONG M&SUK P PO B 230459 9527 SW BROOKLYN LN TIG D,OR 97281 TIGARD,OR 97224 • 2S 111 BA-01700 • 25111 BA-08400 • PALM FRANK L DORIS 0 ROGERS ROBERT&DIANNA 14325 SW 97TH AVE BY KARI CARLSON TIGARD,OR 97223 9455 SW MOUNTAIN VIEW LN FOREST GROVE,OR 97116 25111 BA-01600 25111 BA-08700 PALM TERRY L ROGERS ROBERT L 14405 SW 97TH AVE ROGERS DIANNA TIGARD,OR 97224 9450 SW ELROSE ST TIGARD,OR 97224 2S 111 BA-11500 2S 111 BA-03600 PARKER THOMAS D&LINDA ROKHVA MEHRANGIZ&PARVIZ 9453 SW ELROSE ST 14180 SW 98TH CT TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-00109 2S 111 BA-11600 - PAR' R OMAS D&LINDA ROSS JEFFREY A&GAYLA 9453 S', ELROSE ST 9515 SW ELROSE ST TIG= -D, 97223 TIGARD,OR 97224 25111 BA-07600 25111 BA-09000 PASERO MARK G&SHARON M ROS J FREY A&GAYLA 9567 SW JUBILEE CT 9515 ELROSE ST TIGARD,OR 97224 TI RD, R 97224 2S111AB-09100 25111 BA-05100 PETERMAN ALAN L AND RUSSELL LORETTA N MITCHELL STEPHANIE J 14115 SW 97TH AVE 9335 SW VIEW TERRACE TIGARD,OR 97224 TIGARD,OR 97224 2S 111 BA-10100 2S 111 BA-05801 PRESLEY TIMOTHY R& SANCHEZ WILLIAM K&SANDRA J PRESLEY TEMARA SANDERS 14145 SW 97TH PL 9441 SW BROOKLYN LN PORTLAND,OR 97224 TIGARD,OR 97224 2S 111 BA-00303 25111 BA-05800 PREWITT LINDA SUE SAN WILLIAM K&SANDRA J 14077 SW 97TH AVE 14145 97TH PL TIGARD,OR 97223 PO LA ,OR 97224 2S 111 BA-05500 2S 111 AB-02000 ROBINSON DIRK I SANDERS JOSHUA E 14140 SW 97TH PL 9265 SW MOUNTAIN VIEW LN TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-08700 2S 111 BA-04800 ROEMHILDT ROBERT A&SHAROLEE SCHNEIDER DIANE L TRUSTEE do QUANDT HOWARD&DIANA 14015 SW 97TH AVE 14415 SW 94TH CT TIGARD,OR 97224 TIGARD,OR 97224 • 25.111BA-07100 • 2S111BA-01201 11111 SCHOENBRUN STEVEN J/KAREN T P B PROPERTIES INC 9465 SW INEZ ST PO BOX 1775 TIGARD,OR 97224 BEAVERTON,OR 97075 2S111AB-02600 2S111BA-08 0 SCHOOLER DAVID K&DEBORAH L TIG D ITY OF 9420 SW MOUNTAIN VIEW LN 1312 W HALL TIGARD,OR 97223 TI RD, R 97223 2S 111 AB-03100 2S 111 BA-01903 SCHWARZ CHARLES& TWETE MYLES A DIZNEY CARROLL 4936 SE FLAVEL DR 14135 SW 93RD AVE PORTLAND,OR 97206 TIGARD,OR 97224 2S111AB-03200 2S111A I 700 SCHWARZER GERTRUD E&PETER H U• 10 IGH SCHOOL DISTRICT TRUSTEES N•. . JT 9330 SW MCDONALD , Kw, , TIGARD,OR 97224-5932 2S111 BA-09900 2S111AB-08500 SHANKLES H THOMAS&N JEAN VANGORDON DORIS 9501 SW BROOKLYN LN 14430 SW 94TH CT TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-10200 2S 111 AB-07900 SHANNON MEADOWS THE OWNERS VIROSTEK ROBERT A& OF LOTS 1-6 VIROSTEK KIMBERLY 14380 SW 97TH AVE 9355 SW INEZ ST TIGARD,OR 97224 TIGARD,OR 97224 2S 111 AB-02700 2S 111 AB-02800 SHROCK WALTER W& VOLK VIRGIL V RUTH COOK DONALD PHILIP CO-TRUSTEES 9385 SW MTN VIEW LN 9425 SW MOUNTAIN VIEW LN TIGARD,OR 97223 TIGARD,OR 97224 2S 111 BA-07500 25111 BA-08000 SMITH DAVID H& WARREN RANDOLPH G&JANET L BATCHELOR WENDY A 9534 SW JUBILEE CT 9582 SW JUBILEE PL TIGARD,OR 97224 TIGARD,OR 97224 2S 111 BA-00105 2S 111 BA-04901 STROHECKER LARRY S& WASHINGTON COUNTY DIANE L FACILITIES MGMT-ADMIN 14050 SW 97TH AVE 111 SE WASHINGTON ST PORTLAND,OR 97224 HILLSBORO,OR 97123 2S111BA-03900 2S111BA-00111 SWARTWOOD TROY M& WAS NGT N COUNTY KAY S FACILI MGMT-ADMIN 14120 SW 98TH CT 111 S SHINGTON ST TIGARD,OR 97224 HILL BORO,OR 97123 2S 111 AB-08200 • • WATSON HAZEL M TRUSTEE 14415 SW 93RD TIGARD,OR 97224 2S111 BA-06900 WEBB DARWIN H 9529 SW INEZ ST TIGARD,OR 97224 2S 111 BA-09600 WHITEMAN RICHARD A 9535 SW BROOKLYN LN TIGARD,OR 97224 2S111AB-08300 WORTH PHILLIP S D&LYNN E M 14410 SW 94TH CT TIGARD,OR 97224 2S 111 BA-00501 WYFFELS ROBERT C&PATRICIA A 9777 SW ELROSE ST TIGARD,OR 97224 • • • • Sally Christensen Kristen Miller 15685 SW 76th Avenue 8940 SW Edgewood Street Tigard, OR 97224 Tigard, OR 97223 Mary Ann Melvin Bill Finck 10395 SW Bonanza Way 9235 SW Mountain View Lane Tigard, OR 97224 Tigard, OR 97224 Stephen Bicker Craig Dirksen 14235 SW 97th Avenue 9131 SW Hill Street • Tigard, OR 97224 Tigard, OR 97223 Mark Bogert Paul Owen 14445 SW 100th Avenue 10335 SW Highland Drive Tigard, OR 97224 Tigard, OR 97224 Twyla Brady Rick Boyce 9360 SW Edgewood Street 7800 SW Bond Tigard, OR 97223. Tigard, OR 97224 Debra Muir Bob Oleson 15065 SW 79th Avenue 9023 SW Reiling Tigard, OR 97224 Tigard, OR 97224 Sue Siebold Tim and Alison Ross 15374 SW Thurston Lane 10045 SW Serena Way Tigard, OR 97224 Tigard, OR 97224 Tim Esav Judith Anderson PO Box 230695 16640 SW Jordan Way Tigard, OR 97281 King City, OR 97224. Stacie Yost Mark Kretzinger 8465 SW Langtree 15136 SW 96th Avenue • Tigard, OR 97224 Tigard, OR 97223 Ellen Beilstein Jack Biethan 14630 SW 139th Avenue 11023 SW Summerfield Drive, #4 Tigard, OR 97224 Tigard, OR 97224 CITY OF TIGARD-SOUTH CIT SUBCOMMITTEE(pg. 1 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17, 2001 • • Louise Fronville 15760 SW Oak Meadow Lane Tigard, OR 97224 • CITY OF TIGARD-SOUTH CIT SUBCOMMITTEE(pg.2 of 2) (i:\curpin\setup\labels\CIT South.doc) UPDATED: September 17, 2001 • • LAND PARTITION A,„A TYPE II APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX(503) 684-7297 Bei"key; Rf'ec GENERAL INFORMATION PRE-APP.HELD WITH: e��w Yft„r� DATE OF PRE-APP.: (0-12_6 t Property Address/Location(s): "; FOR STAFF USE ONLY "; Tax Ma &Tax Lot#(s): S111RA01Z01 LOT race 1.44 _ us>s Other Case:No (s): .(YILP: OOI-(JOt • � ir`A Site Size: .cld QCA65 `Receipt No. - W AP P lication Acce P t By Applicant*: WA S I• W 1511114 a Address: S.w Bow CO rt .,' 14S 20 g h�nw Q to t ermined Complete City/State: pe4Ne V` eN OR Zip: q700e ;Dae�Dee p. Primary Con t ac t: Si .sh• ..,_ ,.Re v'8 2 /200 1;. .i:\curpl n\rtia ster \re v ise d\Ian;dpai t d oc F; . . Phone: 5O?• 646_ 7811 Fax:k)4Ioie lLew Jtut* C■IK ' b?Y . 21,44- Property Owner/Deed Holder(s)*: (Attach list if more than on 4o1")4.Vd. t2 44 David /CA"r old 1 REQUIRED SUBMITTAL ELEMENTS / (Note: applications will not be accepted Address: 7 7$7 no. 6ev trrI R:Phone: 741 - 013 Z.. without the required submittal elements) City/State: Be es tia { OR Zip: C7 OO ar Application Form *When the owner and the applicant are different people, the applicant ®' Owner's Signature/Written Authorization must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner with written Title Transfer Instrument or Deed authorization. The owner(s) must sign this application in the space [ - Copy of Pre-Application Conf. Notes provided on the back of this form or submit a written authorization with this application. Et' Plan (#of copies based on pre-app check list) PROPOSAL SUMMARY Site/Plot Plan (reduced 8'h"x 11") The owners of record of the subject property request permission to Applicant's Statement allow a Land Partition to: (#of copies based on pre-app check list) C"CWS Service Provider Letter divide into ❑ 2 Sets of Pre-Addressed/Pre-Stamped (total area) (#of parcels) #10 Envelopes.& Copy of 500' Property containing and Owner List Generated by the City (sq. ft. or acres) (sq. ft. or acres) Lr? Filing Fee (City) $ 780.00 (provide any additional information here) (Urban) , $2,480.00 1 • . List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Required Submittal Elements"box. (Detailed Submittal Requirement Information sheets can be obtained, upon request,for all types of Land Use Applications.) THE APPLICANT(S)SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application. SIGNATURES of each owner of the subject property. DATED this day of , 20 Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 • �.. •• • List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application: ate -Pe V buZI(01 t�.q olIT(Q1X oLA. Lo-f *3 Cfinc' 1rt Us' PEay.p- 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 l 7 74 day of ----3-74.6 J , 20 O/ � Lf.441. ......fir_ ./ Owner's Signature •. i•wner's Signature Owner's Signature Owner's Signature 2 • • October 22, 2001 ( iiI/1ii rlll f+lj� Wayne Bingham CITY OF TIGARD 14320 SW Barlow Ct. Beaverton, OR 97008 OREGON RE: Bingham Minor Land Partition Application MLP 2001-00013 Letter of Completeness Dear Mr. Bingham, The City of Tigard received your application submittal for a revised Minor Land Partition on October 16, 2001. The development site is located at 2S111BA, Tax Lots 1200 and 1201. This letter is to inform you that your application has now been deemed complete and is scheduled for public review. You can expect a decision on your project around December 3, 2001. If you have any questions, please contact me at (503) 639-4171, x388. Sincerely, ,t‘ee Brad Kilby Associate Planner cc: Land Use Casefile No. MLP 2001-00013 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • - • ( MLPcRoo 000/3) ca.. 11, zoo 1 AlviciAmeok ko Mi11101- Lak4 ritv*i+A ovv 1_V_ll.P • 2001 - O_O012 We _ro Fool a �'c P ar'�i4't oA Lots 1.260 4 1Z O 1 �° ivit03_ e side.V` ial P roperiies as sikooK ov. -Vhe. .. JU m-te1r S+e Flaw oanL kscriLed .bel•w. We_wilk oledi_c_a-.e. +0 +Ltd Cif o. Ti_ Acrd a. 4Z -Poo{ wide.St%_ee.# ease WteK for . Vlo_diseIP6__ tes1oof_ Vi iew Terrace -1- Yt4}Ine_p_roPerl' .,. - Wu too Latk c.reaft tO_? V C el', Tke easteteKt Aos# -1 \,0 wo.ld be for our - view s hle TaHn i Iy_rest deKc a ( pproX. I8.00 0 n,S-.).. wou t 01 ded_i ca±e. Z5 of ATE Vi911k_o-F•wa -Foy S. VV. Mouht_air. View Lavie_o_v t+ rt . 14TVOVe•Mett*._A I l . . •w 4er,sewer o A a ii liktes i.utute_r_ Yo_and)wiLl_loe- - i Ack u d a A as will- e s oar it._se uet it he„. c xteiA sio K to 41.Ne .SITE,, TVOL westev h vwosi' 1.0 ' will loe lk i de_d lito+lnree. lo+5 Lod ° I w_outti fvo_KA. 01A __SS.I,J, TiT1 S*reet arid iln cl ade 4-he ex i sA-ivy iiiv i a►vNs ell ia_twm il_ _ltiowse- ( 9OO_ qk.)_ Lo+ Z wo tit d lot ok I _tl 10+ off iteAuve. ex ketio . it S.O. Mout4aIN View Lame, avid itActsole -Hie e_x is'i _ 9 i1 o o*Le ,_where. 4 h e. Romsde II _ reKb _ i4€_(apbs.. JZ 006 st. -NM)._ Loo' 3 wotAld be.a``' 4-lie._ivxtevsec`-ic.v.of 4-he `two Tv s+i N_ —N_1 o�iV G t e_wt(1 a rc ii t d w(!+e h—t�e.-_ 9 _Q_ar T i±on_e_d 1.o4-s-ate elwe p_ped.._ _______ • • 4weiAwe$ cot#*i tweet. ciA+LtVe s' 'ree±s; #14is Jo+ i s s i zed -For Q 4u,4 are rL k x resi AeV4Ct ( pvox. 10,0 0 t!vo1r'iveYH w►eft 25, aT A-ke tots would l o e_d e e►i c a+E d -For a fIA+uve itveet or i4a1-P- S�ree. iw, rove_vm ems+o ' S._W_._Mouvl+'aitA Viet, (..0.1Ae as 414 c Pr_o?erkt'es acre te to ed. L to±i�i limes. w�.�Q P y toe_rta ceuel reit.- TA 01A.1 4„„. I 444") Ware. W.s3 t Ha sn a w. IttI Oovid C. lat4 s de. < • I Qc± S-1-a c • Lute/ l° d Z; x L7 - /zoo ¢` /261 Ta_x Lo-4 /200 s - - errs . peTeJe o�. f .$-L ). '1774 al_frV:67L1441- .y A:t Ate //p. faa 71-0 try S'YV 1 etrek P . /00 _ c� cues- Give o41ikel V n U . �� 7 X Lo7L 1201 (G) co c, / be -ko- our hew Slk 9 e 7�a c,�c,� �Y%lXc,Te reS;ekbtCe. cclia« Z4 d4 Z . /1-e- /de Si% Gi>all at 4/0 to +of. �lr.pr e-c/ /!?!1 one. res.),Oice eot.it,it o y'A4o e_4 s! Gt 1' - - / ad_oft � � / _ 7'4_Berea _oy- Q7 .. _ - _Wit"... -_./h P.re are ... e ety.r . YeYvi, IS ct rya.. i-/?ecJ-S(ai''!ti, 10;1 --k 4..crGt S-.-7fo _ eo‘1.!_!!W___A..(%1 Yel i k !�'4c _o . .EX S GC e;iL. " s serve s arcs, - o At.c. ! =°►�-� r cVe 44.e--w -cre e_.At._-t fl4 le e,y�_ Tk __tJ - Syr7e /s- "Acre 1 _aG -fetee■e- did ev--Z_Z(. .t6e_ eX/eAn/e J343 -7 l v_�` i' -47'e 471,4-taz /i-- 4cdi yl" -- .S eeet _ 7L0 aceolgtodeck_ 7(4-_ ‘441a4,5%er _ - - dam- Al -!w/s-e _1 a A ZS Ad. 44a�e /ti%cQl _ elOGtde- G it;tk_ *-111-c A4//_4_-_SHee--14ft? d c.l C/1C L°ki -T x w f_ / (6)cv de a / 0ô s _. NT /a `o►r J - /e''c _ t•.tam _�'r...rtc��r ce �?e f4 e, —-p}4-- -- • • ---t4,c 44 Este mz`Dac1 o it-- ?4 cF Ne _-d v di 7%1-c- -ratlike _PeC_CS_�l -5- _A-'l ilel c-C ZavC• - -- Post-it®Fax Note 7671 Date $/77d 4 tags'To r peed /�'(4y From Lap 13 i 4,Lit t,1 CoJDept eti O7 77:74tP f co.SI.X Avel Q4 J - -- — — 14/ Phone#6 3 7 Y 1 7 I Phone# Z Z'+._ O 17 g `,%�l_- __y_/� Fax# 6841— 7297 Fax# f°Ce / ter' CleanWater Services Our commitment is clear. • • • July 17, 2001 • Wayne W. Bingham 14320 SW Barlow Court . Beaverton, OR 97008 Re: Proposed Partition at the north terminus of SW View Terrace, Tigard (Pre-Screen File #1228, 2S1 11 BA 01201) • 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, and your Stormwater connection authorization from Clean Water Services as required by 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, • Heidi Berg Site Assessment Coordinator • • E:\Development Svcs\SP 00-7\Concurrence Letters\2SI11BA 1201-piped.doc 155 N First Avenue, Suite 270• Hillsboro, Oregon 97124 Phone: (503)846-8621 • Fax: (503)846-3525 •www.cleanwaterservices.org • RECEIVED PLANNING C 0 P OCT 1 2001 CITY OF TIGARD Associate ploAev of TiskvAi Oyer. Fe% retrfisbotn Tjpe IL AitticA+joK +00c mar - 2511113A 012.01 S.11). MOCAAA■K View LANE __Oetor 13yaol -. ?lease.. wi4-Lotygtuo otplica..+1.0K 40t- v e refeveme4 L6.4,4 - ML ? _ _zoo - 00012. nectSe. 1e:_et-VetiNce. NAti OttkO.CAACA AWAeloltinie4V+ +0 LOU( 12MA-IAIOVN MO' zoot - 000ts ottAA revirel me.shir_ s.tte alAcevely_, d : • ITL PLANNER.APPLICATION COMPLETESS GUIDE PRIOR TO FORWARDING FOR SET-UP /. Tidemark Project Data Entry (within 5 days of receipt) • Completeness/Incompleteness Letter (within 30 days of receipt) • When A Project Is Accepted As Complete And Forwarded To The Planning Secretary For File Set-Up, Please Verify That The Following Items Are Included: Land Use Proposal Description: • (verif with check mark the materials submitted) File Number(s) fl- Le 200 t-ocot3 to Project Name .,;,-, ka,r, Reicsed mLP ❑ 120 Days (Count the day accepted as day one) -a-- Applicant(s) Name and Address • qi Owner(s) Name and Address ❑ Any Additional Parties to the Application you Want to Receive Notice (Rep./Attorney, Engineer/Consultant, etc.) a"Description of the Proposed Project(s) _ ❑ Map(s) and Tax Lot(s) and their Corresponding Addresses ❑ Applicable Review Criteria ❑ CIT Area—not"Citywide" unless application is for a CPA or ZOA(CIT area can be found in Permit* Plan-Parcel information) ❑ Date of Public Hearing or Projected Date to Issue the Decision (Planner to set date/confirm with Hearings Officer/Planning Commission/City Council, if applicable) Request For Staff/Agency Comments Notification Sheet: ❑ Applicable (complete a check-off sheet to include agencies/staff you want to receive a notice) ' ❑ N/A DLCD Notice (CP s/ZOA's): ❑ Applicable (comp) otice of"Proposed Amendment" NOW! Complete Notice of"Adoption"or"Withdrawal", as applicable) ❑ N/A Application Materials: (NOTE: this is a generic list only) is— Signed Land Use Application u---Copy of Warranty or Deed to Verify Ownership a'Written Property Owner Authorization From ALL OWNERS if Applicant is NOT the Owner w'Narrative ❑ Appropriate Number of Materials for Request for Comments for ALL Hearing Bodies ❑ Plans Folded to Approximately 8.5"x I I", ❑ 8.5"x 11" Reproducible Site Plan ❑ Revised Plans Clearly Marked as Revised, Including Revision Dates , (applicant is responsible for pulling/replacing/folding plan sheets in all sets of revised plans prior to application acceptance) o LIST IN REPRODUCIBLE MAILING LABEL FORMAT Containing the Names and Addresses of All Property Owners Within 500'. If the Property Owner List is Not City Generated, Certification that the List Reflects All Property Owners Within 500 Feet of the Subject Site(s) is Required 1' From the Agency that Generated the List N LeA +o .(—a 2 Sets of Self-Addressed (no return address), $0.33 Stamped #I0 Envelopes. If Applicant is Using a Postage Meter, NO DATE is to be grner-a+e Printed on the Envelopes, Only Postage. (d(\ o Additional Materials Required in Pre-Application Notes - J Pre`Application Conference Notes And Materials: or Applicable (Pull original from Planning Secretaries lateral file cabinet(bottom file drawer) by the Section Number) o N/A • is\curpin\masters\application completeness checklist 25-Aug-99 I Bradley Kilby- Bingham Partition • Page 1 j From: "David Ransdell" <David_Ransdell @smius.com> To: <Bradley @ci.tigard.or.us> Date: 10/11/01 12:07PM Subject: Bingham Partition Brad, Knowing how phone calls are I thought I would start a email conversation. I appreciated the time that you and Brian Rager spent with me yesterday morning. I felt like we were all working to find a good solution that fit the requirements without causing undue hardship or expense. That is a good approach. 1) I wondered if you ever talked to Brian about the minimum lot size to continue the use of septic for my parents instead of requiring hookup to sewer? You thought it was 20,000 square feet, but were not sure. If you tell me his email address I can ask him directly if you would rather. 2) Wayne is going to make the suggested changes to the application, according to my conversation with him an hour ago. He asked whether a access easement was required or whether I could make my shadow lot a flag lot with direct access to mountain view lane. I said that was fine as long as it didn't require the road to be built any further along the lot line then the 10,000 sq foot lot extended. Do you see any problem with that? There aren't further requirements for shadow"flag" lots vs. regular shadow lots, are there? Thanks for you assistance in this matter, it is very helpful... David E. Ransdell, CPA Senior Consultant Systems Management Inc. Email: David_Ransdell@SMIUS.Com Mobile: 503/780-0392 • • P. rP e1 ASS;r I O leillihil.~ c lTATN OP°mat?!1 } • Cards of id Yda SI b muM I.JMtr 1�,n,.ftsmy' . et y iii Ce4811 1`j Doer recordbg motto: = T• '4 TPA.0101:lea. lr =Wye k .:•. �.t. eO Du 1771 - ;l �. I'�re tro.OR 97071 k . MID a Change la repeated 011 ILI datePMYn i' . • . • fk ska11 iy sot se die following adorer: T.P.E. Prowler.loo Doc : 98141164 PO Boz1771 Root: 222398 111.00 MYWon.OR97075 11/15/1998 O1:21119pp Escrow No.9805299(1 Tlt.No. • . STA.TUTDRY WARRANTY DEED PALLOR TRUST DATED 1991�ALEX AND LOTTEJL RNXL TRIISTIV. Grantor.conveys and warrants f i,1g4�.the following described real property a free of liens and ataombnsue+,except Is speciifscsly set forth hereto: SEE HXIWET'A'ATTACHED: le TbM property Is free of Baas and encumbrances, EXCEPT: Bsoeae ts.Cove:noxs.Cardttioss sad Restrictions of record.if Any. 1 17115 INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED DI THIS yq INSTRUMENT IN VIOLATION OP APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT.THE PERSON ACQUIRING FEE TTCLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLAN:LNG DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY L r..WTS . ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. Tha true cornideratioa for this convcyor:a is$75.000.QQ os ar.rb*he OM�er.r�mu.r oss tuna Dated tills 7- ay of `.4 ' • 1 ALEX B FINKE.TRUSTRQ, -C�^G LOTTE L.FINKE.TRUSTEE STATE OF OREGON County of WASHINGTON }s• /'•• .. - • •u .•:lid .ore . . •this 9 day of.• :I. . . 1998 by, �. ' +1∎ • ■ ' 1 �NOA4471lrLd�On ,k, .\ �■ \ ....., congsco ha.5 0061 Notary Public for Oregon Nrtuottalgll(}' Nor.it s �\ 1 �+Q My colnmissioa expirrs. u t b--1 -1 0'r WAS1aNStON cowry 1 r r MAL PROr 1TY I7tA #TR TAY I•-(P— • . .. •r ccs: MIPRfR+1�ry' r:--yclv-"- 'q.-,moo.�.T.grta�-v•"� .•_ - O REnUlna. Be WWI r!F ORIOON t tli IIY MAMMA Trite CaMPAt1y OP Ogt1ok �' ! I �D.aee R.neidNi�. wiw f a.n.dN ' '"" ° 'MAW OMNTSFSNAME • at elb Alm Finks and P.attl Rake X Salo TAX BTATMRRS To: of Atas MN P.O.lox 1775 1364,8108.ltltb OR 87008 Doo 1 07097907 AMR aRloftttelll to: Reel* 196334 83.00 Alm Plebs I0/20/1997 111 13129am P.O.Bea 1775 Bowarton.OR 51005 STATUTORY WARRANTY DEED David I RansdslI and Belly E Ransdei.Husband and Wl•, Grantor.conveys and warrants 1 Alba Pinks end lard Pinks. as Isrants by the entirety.Orontes,the fallowing described reel property.ryes and elm of arteuntbrincee escape ae epeafiealy set forth below,situated M tea County of Washington, State of Orion. D SEE EXHIBIT ONE ATTACHED HERETO AND MADE A PART HEREOF ' Sublaot Wand e:eepttng: Covenent&condemns.Re♦trledone.Reservation&set teak Ines.POwets of spedN dlevlots and..cements of record. If ern, • l • pg TEAS 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 ACGUMRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY i PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY UMITS ON LAWSUITS AGAINST FARMNG OR FOREST PRACTICES AS DEFINED IN ORS 30.830. 1 THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS*45.000.00 ISes •••: 03.030) I ' p ,/// ■ DATED: October f 1997 , 1 David E Randal i 1 I , s''''• mamma cower Sell./9 E I � % /Nt>6PJY /RMfFF SIX 7,, ` S.e o 0.26.9\ / oi lM ) pA1 . STATE OF OREGON COUNTY OF LJ Q This . • was ectnowtsdged before me on / c A l a i • 1, 1. /. r ' • l L e,sir's _A. . A. _ G rt. .. NOTARY PUeuc Pea oREOOtt g . WIGOMAIeapwIIVMtW1: ' FORD-11 IR abv atm STATUTORY WAROOAuryOM / I l 1 10/1T/i1 U SO 1:1os 844 0511 r1011LI ! •vrt 11o0lona NIL - Wake( Associates Inc. Mt.POIldhardAmoon4uovottke LEGAL DESCRwTTofv 195101 T.P.B,PROM ,INC. Apw..u,1997 aEVEIED APRIL 11,1907 • REVISED 86PIEMBER 2,1997 RR: EAST PARCEL Stunted le the scabs= in of the northwest quarter of Section 11. Township 2 South, bop 1 West. WitI metro Masiditm., sad being a pardon of Lot 33,P10 of `Tlga dsille Heights,'also bass a punkas of the W. Orient DLC Na. 39,City of Tlgad:Washington County,Oregon,and being described as follows: Beginning at the Initial point of the Pia of`Jubilee Piton' as recorded in Book 84 Pages 43 and 46,Plat Records aid County and stunting on the nacth line of said Plat of 'labile*Place' South 8P57'13` West, a dlsatoca of 163.86 fret to a point;dance braving nld Plat tins Nett 05'36'31'East, a distance of 1.58 feet to a point thence North 17'13'49'East,a distance of 15.59 feet to the beginning of a tangent 92.00 toot rad•ha can lcf;thence on said curve through a central*ogle of 11418'36" (figs Long Chord of which Bean North 0696'31'Bast,a distance of 18.13 feet)an are distance of 18.16 feet to the and thereof;dance North 03'21'45" East,a distance of 33.66 feet to a polar; thence South 8917'13"West, a data=of 138.64 fret to a point;thence North 00102•47"West. a distance of 9634 feet to the math line of 1.a1 33, Plat of • - •Tigardville Ifeights%theme North 89'57'13` East on the cords line of said Lot 33.a distance of 298.02 feet to die'southeast cornet of the Plat of'Brelyam Woods' as reootded t4 Book 86 Page 36 Pit Records,said County;denim South 00'49'47•West,: a distance of 165.06 tract to the Point of Beginning containing 39.652 square foot, or 1 0.910 acres,anon or less. • The Basis of Bating for this legal description being the North line of the Plat of 'Jubilee Place',Washington CC4104 survey fii1ij e131M •1.9 .. . . • utoeo sit sun eaa.,zo.an•100 i eecYe,en o•oon 0004 i 004 6414410 ,FAX tact e450eve - * alder No,888482 EXHIBIT W A potUen of Lot 33,TIGAADMUN MGM,gee bar •pertbn of the W.anima Oovikn Lad Cahn No.39,h the ay of Tigard,County d WdieGfon and bete of Oregon.aeon pitiably described as bptn?R e t Mars W a a l poi on the Piet of JUBII.UN RAM es.acceded In Book 04,page 46 and 48,PM Records saki County std easing an the Nath be of saki Plat d JUBILEE KALE Booth B8'6713'West, s didee•d Mb lest to s p0101 thams Wang saki Plat be North O6'an1'East,,disable of 1.68 feet ton poets:thence Itorth Irt6'48'Bat,tdMtanoe of 1Q.BgfaettoMsbsgtonIngofa gngentfn.Ofont redo,awe lee;lanes on aid curve ascot*•abed angle at 11.1175G Oho long chad of'bob bun Nodh 06•3011'Ead,•distance at t8.13 fog an aro distance of 13.18 Nato the and Mead;then°,North 03•21'41r Esst,a dht*nco d asGS bet to a point;thou.South 89.6713'West,s dl,bnee of 138.81 Not to a point thence North 00'02'47'West,a*tines at 80.64 feet to the WA line of Lot 33,Peat d TIBARONLI.E I83GHT8;thence North 80'6t'i3'bet onto Notch IGw of mid tot 33,•dlttwos d 208.02 teat to Be Southeast comet of the Plata 6ftELYNN WO003 as recanted In Book 06, papa ee Plet Records,but County;thence South 00•40'4T West,a dhtence of 166.06 feet to the p°Int of begin:Big. • • • W 0 E U U . • T 0 • _ce i 1 I Z I EXIST.MR SEVER I I I II I I I .'I EXIST.WATER L S. I.U. - _ _ 1 I _ _ _ _ _ _t.7 — —•— — — -FUTURE-S.-W.-MOUNTAINVIEW--LANE•E-XTEI SION- —•r — —•— — — —-—•— T — r rT LANE I 1S'DEDICATED HALF-STREET Welt-OF-WAY I I I \ I I 1 _1 I ' 138' I� T — — ( - -- 116' w �� r 180' 16' I 42' I Z 111 I I \\ w i I II I i I FUTLff DUPLEX l0l' I I III I O I i I I I I I i 140' EXISTS* LOT �1 140' I I LOT "3 1 DEDICATED m l RANBDEL 32 000 s . Ft. I 10,000 sq Ft. — _) STREET ) 165 I waE q I L.- - - - — - - - q - — - I IIT-CF-W1 )140' II I . ; I' , I ;, I EbsTM LOT "2 I : ; I I I MOBILE 12,000 sq. ft. 651 I N I LOT '1 I I WPM I I I 1 TO BE RET I ; 1 I 18,000 sq. ft. 9 I I N RETIRE I s I- 1 180' 148' L _1. S•FGEE... 1 L 42' L 1. 122' I w � 1 MASTER SET PLAN lb 1 w of 1 NORTH i _ w SCALE ram, ,m O' 10' 20' 30' 40' f?c€. - ,4 ?Pt. 1 CATJ 0 11) Coiv &%JcE ftjoms • • CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES` b. MT ornaFu�ouaon Community Deve(opnuart (Pre-Application Meeting Notes are Valid for Six (6) Months) • Shaping)1 Better Community RESIDENTIAL PRE-APP.M16.DATE: (6 ,210 1 STAFF AT PRE-APP.: _ APPLICANT: 1l YH e ct 9,0'5 R e& AGENT: Phone: ( ) 2 z —0/73'• - Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: TAX MAP(S)/LOT #(S): 2 s-111 BA 201 NECESSARY APPLICATIONS: �od� 11r l (�vL PROPOSAL DESCRIPTION: 1 vt'ce Tcx Lt )2O I ;Ate, 3 parcels - COMPREHENSIVE PLAN I MAP DESIGNATION: t-w sly Ty 4esI3eK�t a l _. ZONING MAP DESIGNATION: J /, S CITIZEN INVOLVEMENT TEAM (C.I.T.) AREA: Spin ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer toydf Section 18.-; J4 c7,11/ MINIMUM LOT SIZE:?/5--sq. ft. Average Mirr. lot width: SO ft. Max. building height: 30 ft. Setbacks: Front 2.0 ft. Side ft. Rear 15 ft. Corner /S ft. from sSreet. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area:fV/4 NEIGHBORHOOD MEETING Meter to the Neighborhood Meeting Handout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE 1\1/11 SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submittinq_your application or the application will not be accepted. - * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. Oil of FIGARD Pre-Application Conference Notes Page I of 10 4sdem..ank.aa.mur.t 0.644 Sram NARRATIVE (Refer to Code Chapt 8.3901 • The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050] As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their. submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.105 and 18.1651 — � uf v� - Le feN � JII�g l Minimum number of accesses: Minimum access width: /s • T Maximum access width:. • Minimum pavement width: /o WALKWAY REQUIREMENTS (Refer to Code Chapt• ! . • Within all ATTACHED HOUSIN except two-family dwelli %s) and multi-family developments, each NA. residential dwelling SHALL BE Cc• - : ' ► ALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.1151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net • area of the developable land by the minimum number of square feet required per dwelling u it as specified by the applicable zoning designation. Net development area is calculated by subt•-cting the following land area(s) from the gross site area: All sensitive lands areas including: ' -/ act^€ 3 , -H �• emsI,(`1 .uSt /0 ➢ Land within the 100-year floodplain; 2 Z� t / Q,4? ➢ Slopes exceeding 25%; re�� �� h ' ➢ Drainageways; and s 0$— ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. ©00°6— Public right-of-way dedication: — /2 /o ➢ Single-family allocate 20% of gross acres for public facilities; or • - ➢ Multi-family allocate 15% of gross acres for public facilities; or -7 5110 ➢ If available, the actual public facility square footage can be used for • -duction. [EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: - 51 1 e - /y 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 = nits er cre *-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%at the maximum allowed density.TO DETERMINE THIS STANDARD. MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. Off Of TIGARD Pre-Application Conference Notes Page 2 of 10 if dawl A9 uerAtamet lA.na*11(00. • SPECIAL SETBACKS (Refer to C t Section 18.7301 0,001.&e_ • ➢ STREETS: feet from the centerline of ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.- ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. t\S ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements.' FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.1301 MAXIMUM HEIGHT OF'1'A STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are I ' satisfied. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your propos l rea are fci evr3 . + e°rt kou s f feet along north boundary. 10 feet along eas boundary. /tom f �e ,log south boundary. jD feet along west boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: LANDSCAPING (Refer to Code Chapters 18.745,18.165 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. . RECYCLING (Refer to Code Chapter 18.1551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE NI4'r SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. . an Of TIGARO Pre-Appliation Conference Notes Page 3 of 10 k,ee.ua Appkua.m,..at On Sena, PARKING (Refer to Code Chant 18.165 818.7051 • ALL P: • '-- a REA D 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. ➢ Mu ip e- amily 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 re.quest. -A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS (Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL 14/11-1 DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON 1\VA UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas. and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. STEEP SLOPES (Refer to Code Section 18.715.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. UNIFIED SEWERAGE AGENCY(USA)BUFFER STANDARDS (Refer to R 8 0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: oiY Of IIGARD Pre-Application Conference Notes Page 4 of 10 en.k.ui*d r no./Flw■1 O..ne■knee •BLE 3.1 VEGETATED CORRIDOR DTHS SOURCE: USA DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION & ORDER 96-44 " = '`rk�:•�,tip �:•: SLOPE ADJACENT • • "WIDTH OF VEGETATED�'�' 4° SENSITIVE AREA DEFINITION TO-SENSITIVE AREA4 "CORRIDOR PER • Streams with intermittent flow draining: <25% 1 10 to <50 acres 15 feet / >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • • Streams with intermittent flow draining: >25% 1 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 feei past the top of ravine' `Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 5Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. USA Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a USA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, USA must still issue a letter stating a USA Service Provider Letter is not required. SIGNS (Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.190.030.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. an Of fIGARD Pre"Appliution Conference Notes Page S of 10 en4e.wl*kiwi/I/sun Own.,.SI<ho. , , THE TREE PLAN SHALSCLUDE the following: ➢ Identification of the location, size and species of all existing trees including trees designated as significant by the City; ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation;. ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.790.060.E1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any rexisting obstructions within the clear vision area. WY OF FIGARO Pre•Applution Conference Notes Page 6 of 10 4wlr/wI 1ppl+oo.1?li g&,a Stow)* • • WATER RESOURCES OVERLAY DISTRICT (Refer to Code Section 18.197.0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetlands, streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of property while establishing clear and objective standards to: protect significant wetlands and streams; limit development in designated riparian corridors; maintain and enhance water quality; maximize flood storage capacity; preserve native plant cover; minimize streambank erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water resource areas. Safe Harbor: The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Division 23). These provisions require that "significant" wetlands and riparian corridors be mapped and protected. The Tualatin River, which is also a "fish-bearing stream," has an average I V annual flow of more than 1000 cfs. Major Streams: Streams which are mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and haw' an average annual flow less than 1000 cubic feet.,p.er second (cfs). ➢ Major streams in -Tigard include FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT "FISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in Tigard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certain short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback is the same as the `riparian corridor boundary" in OAR 660-23- 090(1)(d). ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified in accordance with this chapter. ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET, unless modified in accordance with this chapter. ISOLATED WETLANDS AND MINOR STREAMS (including adjacent wetlands) have no riparian setback; however, a 25-foot "water quality buffer" is required under Unified Sewerage Agency (USA) standards adopted and administered by the City of Tigard. RIPARIAN SETBACK REDUCTIONS (Refer to Code Section 18.797.1001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter, provided that equal or better protection for identified major stream resources is ensured through streambank restoration and/or .1•1///- enhancement of riparian vegetation in preserved portions of the riparian setback area. Eligibility for Riparian Setback in Disturbed Areas. TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the applicant must demonstrate that the riparian corridor was substantially disturbed at the time this regulation was adopted. This determination must be based on the Vegetation Study required by Section 18.797.100 that demonstrates all of the following: Native plant species currently cover less than 80% of the on-site riparian corridor area; The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the last five years; • That vegetation was not removed contrary to the provisions of Section 18.797.100 regulating removal of native plant species; (IfY 01 IIGARD Pre-Application Conference Notes Page 1 of 10 4ndn"d 1pOtoe,/ilueat 0"aae Sedan • . D That there will bIo infringement into the 100-year floolltin; and The average slope of the riparian area is not greater than 20%. • • FUTURE STREET PLAN AND EXTENSION OF STREETS [Refer to Code Section 18.810.030.FJ A FUTURE STREET PLAN shall: D Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. --7 ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum ,� 15-foot wide access easement. The DEPTH,OF ALL LOTS'SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured alnng the right-of-way line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. ----) When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. • • CODE CHAPTERS 18.330(Conditional Use) I . 0(Tigard Irianglo Design Standards) 18.165(tiff-Soeet Parking/Loading Requirements) 18.340(Directors nterpreution) 18.630(Washington Square Regional Center) 18.775(Sensitive lands Review) 18.350(Punned Development) 18 5(Access/Egress/(irahtion) 13.780(Signs) 18.360(Site Development Review) 8.110(Accessory Residential Units) v4785(Temporary Use Permits) 18.370(Variances/Adjustments) 18.115(Density Conpuutions) 18.790(free Removal) 18.380(Zoning Map/fext Amendments) 8.120(Design Compatibihty Standards) 18.795(Visual Clearance Areas) / 18.385(Miscellaneous Permits) 18.725(Environmental Pndnnn nce Standards) 18.197(Water Resources(WR)Overlay District) ✓_ 18.390(Decision Halting Procedures/Impact Study) 18.130(Exceptions To Development Standards) .198(Wirekss Communication Facilities) 18.410(lot lane Adjustments) 18. 0(Historic Overlay) 18.810(Street A Utility Improvement Standards) VVVV 8.420(land Putioons) 8.742(Home Occupation Permits) 18.4.3.0(Subdivisions) 1 8.745(landscaping d Screening Sundards) ......._ 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home,Reguutions) __ 18.520(Conmeroal Zoning Distracts) . 18.755 (Mired Solid Waste/Recycling Storage) 18.530(Iidusmal Zoning Districts) -._.-. 18.760(Nonconforming Situations) • CITY Of fIGARO Pre•Appliation Conference Notes Page 8 of 10 4i4.n.d/ppk■.o./Ptannt D..nw Section •, ADDITIONAL CON ERNS 0 commits: 111/ op L -oe ( eR40C.• b�J {ode Z cd e 2e fLM-IrIPSAIINP t, .02 r( Aragray. L / - v' ' e w D ,. • ' 1K in r r.41 - , ` i' _ ` -wtettL j� ,'at- a c `oK I ?9 -- -^ego 19- 3. 5 (&1 waX; 2, 5 du-ellk wiu uwT �wu • v1 P••., l eC 11.44/ V C IrDV t S PROCEDURE �/ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the .Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be . returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8Y2' 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. • Off Of HIGARD Pre-Application Conference Notes Page 9 of 10 4I44 Appl ubaRlr.wr down Irmo. • The administrative delon or public hearing will typically occ•pproximately 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 p riod follows all I use decisions. An appeal on this matter would be heard by the Tigard HE'ett/`t cnq 5 _c'd` . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-88841 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 ':ounty of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: )\----(3t (A_ ) 2tAL4zCITY OF TIGARD PLANNING DIVISION AFF P ERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-4111 FAX: (503) 684-1297 E-MAIL (starts J i nime)@ ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: 18-Jan-2001 (Engineering section:preapp.eng) OTT Of TIGARD Pre-Appliation Conference Notes Page 10 of 10 t,,;emue Appkitmafteen BMW.s.No. r' f ' /f"/ /r fiI"