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MLP1994-00003
POOR QUALITY RECORD PLEASE NOTE: The original paper record has been archived and put on microfilm. The following document is a copy of the microfilm record converted back to digital. If you have questions please contact City of Tigard Records Department. Y I, OMAN 3 "+x'1495 SW Greenberg Rd. VAR 1- 151..3Sca,. ,400 PROPOSAL DESCRIPTION FILE NO: MLP 94-0003 / VAR 94-0001 FILE TITLE: DRENNAN APPLICANT: John Drennan 11455 SW Greenburg Road Tigard, OR 97223 OWNER: Same REQUEST: A request for the following development applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892 and 8,605 square feet. 2) Var nce approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. APPLICABLE REVIEW CRITERIA: Community Development Code Section 18.54.050, 18.88.040(C) (1), 18.162.040, 18.162.050, 18.164 LOCATION: 11455 SW Greenburg Road. (WCTM 1S1 35CD, tax lot 400) ZONE: CIT: East R-12 (Residential, 12 Units per acre) The R-12 zone allows single family attached/detached residential units, multiple- family residential units, residential care facilities, mobile home parks and subdivision, public support services, family day care, home occupation, temporary use, residential fuel tank, and accessory structures. CIT REPRESENTATIVE: Joel Stevens PHONE NUMBER: 293-1254 CHECX ALL WHICH APPLY: STAFF DECISION COMMENTS irowermsor DUE BACF TO STAFF ON 1993 PLANNING COMMISSION DATE OF HEARING: T.L. 3:7:30 HEARINGS OFFICER DATE OF HEARING: TIMEt7:0a CITY COUNCIL ATTACHMENTS X VICINITY MAP X NARRATIVE X SITE PLAN DATE OF HEARING: someommotom TIME'7:30_, misiterawamsowl STAFF CONTACT: Will D'Andrea - 639-4171 1•4•0111■0111,41 OMINM•POWN IMAY01.111.01. LANDSCAPING PLAN ARCHITECTURAL PLAN OTAER: LEGIBILITY STRIP PRELLIMTIN RY PARTITION PLAT OF A PORTION OF LOT 5, GREENBERG HEIGHTS, SITUATED IN THE S.F. 1/4 OF SECTION 35, T.15., R.1 W., :'f. M_ CITY OF TIGARD, WASHINGTON COUNTY, OREGON JANUARY 26, 19B4 PREPARES BY: W&i4 PACIRC 5405 5.11. NIMBUfi AVENUE P.O BOX 80040 PORRAND, OREGON 97280 503/525-0455 _03170: 4- 542 -0301 SCALE, 1-1,20' QUARTER- SECTION MAP: 151 35 CD T.4X LOT 400 TOTAL AREA = 050 508885 MA O Yc-7r : 05)10 A_ DRENNAN JOAN DRENNi N, JOHN- DREAIN;N 11455 S.W. GREEABUR0 RD 1TG4R0 OR 97223 20080: 2 -12 93' iL d! ?081285 107' Sr 0 AA: PLE 84080850 LOT Ui E 38` Dt.) OAX 7 A X 4 0 36" 0) PINE UV- 8470 HOUSE PARCEL 3 AREA: 8;608 SF. PARCEL 2 AREA: Q8.92 S.F_ PARCEL 1 020' ACCESS E4S dENT 1)'' SIN= alt TREE AREA 8,977 SR - PROPOSED LOT LINE 4V I O as 90' 93' 75` LOT 2 R U T H 259' L O T 4 B O E T =C l E R S A D D' N_ r 1 I ITY OF MAIIIIQUAEELICalaK CITY OF TIGARD, 13125 SW Hall, PO Box 23397 Tigard, Oregon 97223 - (503) 639-4171 1. GENERAL INFORMATION PROPERTY ADDRESS/LOCATION 11455 S.W. Greenburg Road somorwrowwwww...***ramoor,..rrewm TAX MAP AND TAX LOT Map 1S1 35CD SITE SIZE 0.60 Ac PROPERTY OWNER/DEED HOLDER* John Drennan ADDRESS 11455 S.W. Greenburg Rd. PHONE 639-5792 CITY Tigard, Oregon ZIP 97223 evaxwemoonanorn*rommosaimonsomsuwo APPLICANT* Same amenrasn*.......w........nrwmomolos■wroioarrerromamorawarsorarsueswg*or ADDRESS PHONE •■•■•••7101101■14.1■1•01IMMMIOIIIIPWIMIONO CITY . ZIP akawalOOMMIONM... INNIII.MMOMm..1.61•••■■...IMOMIOMNOMMIMMI.M■ *ben the owner awl the applicant are different people, the applicant must be the purchaser of record or a leasee in possession with written authorization from the owner or an agent of the owner with written authorization. The owner(s) must sign this application in the space provided on page two or submit a written authorization with this application. 2. PROPOSAL SUMMARY The owners of record of the subject property •■•■••■■••0*, request permission to divide 1 Lot (0.60 ac) o a iieT into 3 Parcels containi -o,500+ sq.ft. each , and ------------------------- feet each). acres (or square FOR STAFF USE ONLY CASE NO. OTHER. CASE NO'S: _D.:VS...Z.112)001 RECEIPT NO. CALt "-D APPLICATION ACCEPTED BY: DATE: Application elements submitted: _(A) Application form (1) Owner's signature/written authorization v1(C) Title transfer instrument (1) .....2:1()) Assessor's map (1) (E) Plot plan (pre-app check list) 1,---(F) Applicant's statement (pre-app check list) - ./-(1i) Filing fee (t235) DATE DaERMINED TO BE COMPLETE: FINAL DECISION DEADLINE: COMP. PLAN/ZONE DESIGNATION: 110■1.410.11•1■01011010•MIINIONEMINNOMMILLIMIMI011.100112111■10100.110■17.111•111001111.1166.01011111.1.1•01PIMIIMM.M.10011161.0 N.P.O. Number: Planning Director Approval Date: Final Approval Date: Planning Engineering 40 tWcordatiot Date and Number 3. List any variance, conditional uses, or other land use actions to be considered part pp ,._..� ng setback for �� art of this application: variance to rear and building existing house condition. 4. Applic nts. To have a complete ::application you will need to submit attachments described in the attached knfar ation sheet at the time you submit this application. A 5. THE APPLICANT(S), SHALL CERTIFY THAT: A. The above re ueslt does not violate an deed restrictions that ma be If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limit tions of the approval. C. All of the above statements and the statements in t'&Ie plot plan, att chments, 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 D. The applicant has read the entire contents of the application, including the policies and criteria, and understands the requires ;,ents for approving or denying the application. DATED this J day of � ,,� ' ' 192 SIGNATURES of each owner (eg. husband and wife) of the subject property (KSL pm %073 ?) ;ifi''1 . 1.::� 4 i "�. ".1'F i•i �,_ .� j::'..t .. -.+a,� r 1„ �t�` ��`• 1 it.:..r %''�' . - �4'lA -';�r� ,5 �� �J,. tt �• YHA``.! .t:. rFr. t) 1•zr ,cc, . • PT •CIF p ,yi ii ;�i " i��'"r� i � ; " N" AM y M gt,,,li� f;N +{�l9Y41ii" x l"i'H9�' + �" MCLiT X61 'PU RPO t or PA Ei i 4. • N • NN1h 000. "M'M1.00INWh"N"M � "4 t3 0i • I."o« piloptly • Pr O 40.0011 10000. i __ 1 .. .., 1� "1 .. �. r+, r _ r.... � T�� ,_ ..l r19 wM.:iv ,e r�.'._ci 1, �, r,'. ti •• • .• • • . • , , • ••• •• • • .:•:• ,;:•• , r . Lt. . • John W. D,'ennan 639-5792 Application for variance to the 15-foot rear yard setback for an existing home on property that is being partitioned. 1. The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the comprehensive plan, to any other applicable policies and standards, and to other properties in the same zoning district or vicinity. Response: With the granting of this variarase, the home will face the only access to -',/-': • the property. The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the comprehensive plan, or to any other applicable policies and standards, and will not be detrimental to other properties in the same zoning distri at or vicinity. 2. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, anwhich are not applicable to other properties in the same zoning district. :‘,4,,,,,,,, d ‘ Response: The special circumstances that exist which are peculiar to this lot are its , • long, narrow shape and its single access necessitated by Greenburg Road. ,d .i., 3. The use proposed will be the same as permitted under this title and City standards r 4 , will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land. . r, iid Existing physical and natural systems such as, but not limited to, traffic, drainage, , dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located as specified in the title. , Response: The 'variance requested is within the "flexible setback standards" and its approval will allow a more economic vest of the land by having the front of the houde face the access like most houses. Again, only onek) Greenburg Road necessitates this request for a variance. Response: The existing traffic pattern is the most logical to preserve the natural drainage of the land, that being the single driveway along the side of the lot. 5. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the havdship. Response: The hardship is self-irnposed, but the variance requested is the minimum variance which will alleviate the hardship. The "flexible setback variance' standards allow for a possible three-foot encroachment on rear yard setbacks. My variance request is for about one foot four inches (1' 4"). 8405 S.W. Nimbus Avenue P.O. Box 80044) Portland, OR 97280 January 27, 1994 City of TIP ,red Conuxrunity Development Department 13125 S.W. Hall Blvd. P.O. Box 23397 Tigard, Oregon 97223 RE: DRENNAN PARTITION APPLICATION FILE NO: 542 -0301 Dear Sirs: W &H Pacific is pleased to present this packet of information for a partition application submittal on behalf of Mr. John Drennan. Mr. Drennan previously attended a pre - application conference on September 16, 1993. Please refer to pre - application notes enclosed. In accordance with the comments or notes of the pre-application conference, we offer the following information: The site is zoned for 3,050 sq. ft. or 6,100 sq. ft. for duplex. The proposed parcel sizes conform to this zoning. An easement is shown and shall be granted by paiiti,` n plat for access to all lots, 20 foot wide (15' required). Structures shall front the access easement with 15 foot rear yard setback along west property liege. We respectfully request a +variance for setback of the existing house structure which is 13.6 feet east of property line. Buffer zones shall be maintained as requested. Additionally we have provided the following enclosures to aid your review: 20 Blueline Copies of the Preliminary Partition Plat. 1 Photocopy of Preliminary Subdivision Report. 1 Photocopy of Pre- application Notes, 1 Photocopy of Vesting Deed. 1 Check in the Amount of $235.00 for Application Fee. (503) 626 -0455 rax (503) 526 -0775 Planning ® Engineering • Sttrveying Landscape Architecture b Environmental Services I,1 M S'Ii' 1 l� �ik,ll Y I,JA�i; n r City of Tigard January 27, 1994 Page 2 Per the pre - application notes, we will expect a 45 -60 day review of this submittal. We are prepared to file a final partition plat map upon your approval. • ?lease notify Should you have any questions, comments, or concerns regarding this submittal, please contact me. us of your progress and any further requirements you may have. We shall provide any clarification information you require. Thank you for your assistance and attention to this matter. Sincerely, PACIFIC, I C. Pl ilpb 01/18/94 09:22 V503 U71 031.5 Sanctity cot Contract TITLE DEPT 444 LAKE OSWEGO STEWART TTLE TRI comay OFFICE 9020 SW Washington Square Rd., Suite 220 Tigard, Oregon 97224 — (503) 671-0505 0001/003 PRELIMINARY SUBDIVISION GUA TEE Date: January 18, 1994 Order No.: 93081440-W LDS No.: Premium: $ 170.00 Stewart Title Guarantees The Oregon Real Estate Commissioner, and any County or City within which said subdivision or proposed subdivision is located That according to the public records which impart constructive notice of matters affecting title to the premises hereinafter referred to, we find: That the last Deed of record runs to DAVID A. DRENNAN, JOAN DRENNAN and JOHN DRENNAN We also find the following apparent encumbrances, which includes "Blanket Encumbrances" as defined by ORS 92,305(1), and also easements, restrictive covenants and right of way prior to the effective date hereof: 1. The herein described premises are within the boundaries of and subject to the statutory powers, including the power of assessment, of the Unified Sewerage Agency. 2. Rights of the public in and to any portion of the h1=L=in described premises lying within the boundaries of Greenburg Road. 3 City liens, if any, of the City of Tigard. We have not requested a search. 4. Agreement for Easement, including the terms and provisions thereof: Between: William K. Lear And: John W. Drennan Recorded: September 17, 1993 Fee No.: 93076349 5. Agreement for Easement, including the terms and provisions thereof: Between: Jeffery A. Ruble And: John W. Drennan Recorded: October 27, 1993 Fee No.: 93089109 .Agreement for 4AS'OMente: itc1udiitg the terms and provi thereof Continued on net page .• • '•• 01/18:94 09:2; e303 071 0515 T!TLE. DEPT uuemrnw+uurr�r+� —.�— PRELIMINARY =1 IVISION GUARANTEE continued Order No. 93081440 -W Between: Kathleen M. Reed And: John, W. Drennan Recorded: October 27, 1993 Fee No.: 93089110 y.,.. LAKE OSWEGO Q002/093 NOTE: Taxes paid in full for 1993-94 Amount: $1,305.54 Account No.: 181 35CD 00400 Levy Code: 023-74 Key No.: 274474 We have also searched our General Index for Judgments and State and Federal liens against the grantees names in the last deed of record, above and find: NONE. The premises are in Washington County and are described as follows: SEE EXHIBIT A This is not a report issued preliminary to the issuance of a Title Insurance policy. Our search is limited to the time specified in this guarantee and the use hereof is intended as an informational report only, to be used in conjunctioa with the development of Real Property. Liability hereunder is limited to an aggregate sum of not to exceed 81,000.00. Effective Date: December 30, 193 ,tewart Title of Oregon, Inc c4 n ,a A. Brs"erly 01/18/94 0924 e50.3 1371 0512 TITLE DEPT Order Nos 93081440 -W 44.0 LAKE OSW EGO CO'. 003,1003 EXHIBIT HA" Lot 5, GREEABERG HEIGHTS, in the City of Tigard, County of Washington and State of Oregon EXCEPTING THEREFROM that portion thereof conveyed to Violet Bade by deed recorded September 6, 1950, Book 311, page 30, described as follows: Beginning at the Southwest corner of Lot 5, GREENBERG HEIGHTS, a subdivision Willamette Meridian, Section 35, Township �. South, Range 1 eridian, in the City of Tigard, County of Washington and State of Oregon, and running thence on the West line of Lot 5 North 0 degrees 09 West 358.7 feet to the Northwest corner thereof in the Greenburg Road; thence on. the Northerly line of Lot 5, South East degrees 23' East 65.0 feet; thence South 0 degrees 10' East, 337 m 9 feet to a point on the South line of Lot 5, North 89 degrees 58' East 61.6 feet from the Southwest corner of sane, thence South 89 degrees 58° West 61.6 feet to the point of beginning. ALSO EXCEPTING THEREFROM that portion thereof conveyed to Augusta Petersen by deed recorded January 26, 1953, in Book 341, page 18, described as follows: Beginning at a point on the South line of Lot 5, GREENBERG '$EIGHTS, a subdivision of record in Section 35, Township 1 South, Range 1 West, Willamette Meridian in the Cit y Tigard, of County of Washn ton and State of Oregon, North 89 degrees 58' East 61.6 feet from the Southwest corner thereof, and running thence North 0 degrees 10' West 337.9 9 feet to a point on the Northerly line of said Lot 5, South 71 degrees 23' East 65.0 feet from the Northwest cOrnee of said Lot 5; t YenCe on the Northerly line of s aid Lot S, South 71 degrees 23 ' 65.0 feet; thence South 0 degrees 11 o East 317.1 feet to a point on the ,Mouth line of said Lot 5, North 89 degrees 58' East 123.2 feet from the said Southwest corner of Lot 5; thence South 89 degrees 58' West 61.6 feet to the place of beginning. ; Vs, 9.1 10 : 09 '&503 671 0515 • i.q.e,,,f.F4If • ' t;•: t • • ;, • AOWALL A t:, • f� astralecommormaassomeres.......amerwenears...eramousaus. ifhtDabilasmepos ghtligkr41618 degaibelii plOptiftfr, ACM ill All , stas ote eas EIWISTIP a ATM= . MINT 70: 1989-90 tense a Ulm due but not: yet payable . Statutory pomace end aaessament of linif Led Sewerage Agency. . le° 04'1' • WARRAttlrf OEM BrrIMA'S PRESENTS, l'hat rrr ki orig. (I II 0 WW OOOO 1TTLE DEPT •"i.-0 LAKE OWA EGO 0 3 , Weetdegem 'Seem/ marpsommaroomm p argratraltromatos nessirmeem nopeoe tio OOOOOO Digssm kf the Gmatecet.-- head% want, boph, Add arsd mow JOAN DRENNAN AND JO& 17MenT6' 1.0•0101....01111WerweimInerm..m....asom ki Nu. CIS 011.alnalamOut.aamIseurellareal■ 41911...tkell.nrisMemereggeoteMa*Rwacem......gmoro maw/mamma* Th &Ng .116241 SO at /Mead pinatas maw the saki tOnantee b4 Mrs and Assigns foram Awl She Oraatoza— dcon ing tAcrs —thay—ara,....,lagt,alty seized la fee simple of Ike above road premise "ea flava ell eseandwanees,--,. 7NIWAORIIR• emi that atm: /aim fisareatail fled ad/nation:on. shall patuise4 wing the kattliai CidirtS and deauulds of all penons, Aes alum gale Mit lama defied the plated • • T4 2SI ttlAsynamatir YV NOT P.!..).:.11W USE OF THE PROPERTY VSSCRIEISO Tht INSTRU4EA11 ViOtATION Of itePtICABLE IMO USE LAWE AND REAUL/TONS. BEFORE =414,4q OR ACCEPT1740 THis INSIMMENT, THE PERSON AFGUIPUNG TITLE TO THE PROPERTY SHOULD CFUC&Q. Mil TH AP E PROPRIA _ TE CFI' CR COUNTY PLANNINCs 0014rmatir TO 4fEIEFY AMMO USES. ATE OP OREGON Cooly Its• HS DUMAN (SEAL) (SEAL) (SEAL) i'ladtalgag4 a Moto NM in ou,1 lot :ad ...,_BE nvnAAzaima BREA tuiataoft th22—_0* in named b °f ox n 0 hs .BW■eW:m•ai•■•••■r*..rogufr.... r thatitritt4748/7/rj‘Lav""li61:4244114:14'4:441444311114"1":11:114112:::: kittOtta Itel) re vane e O. AP,* affd stellfos:C11 U1113,:.61%. ' . t , SO • t • 't I; ? 4. • 0.6)1. f a .0,, . tv,q,1,01jitt:t.t. Pipsoww....grelmao■NotlaimanumaroClume• 01.1.reenromnirormei adreowledged las end ?ear lug alwar Ms, WAWA HOWEsratt M4TA4 STMEMEK) SHALL El SENT TO TM ritUOVAKO /01341%Sa lue — 4'. le AO6fitt* Im...lemPromumal+0 Coginsillion irOnti sum= OF 0111,80011, 4berd,O, ilsed the ittidda orsiteaa° was rd fop meal 014.. • • • 4,14 Wei tedegiesi, AMOR, 41/Ike* *take mu* a 0 Gonvortvan ---"*W eto 2000,00,. o n 6.t). 17 1994 10 :SO ST EWAR T Trrt • • • t ..■,,,...:'... ],"•",".. • , . '-'•.;.. ',',"•,,. :•1 t' • 01 '13,94 10:11 ro°503 6:1 0315 '1 tTLE DEPT �-•� LAKE 0SwEGt1 Z003.1003 ,•?;y �� �t fit � .,' � i -M t yh i, }ti �f`r> � i ri °J!; ' JS a r tl,'J'Yi� Y;t" Order No. 3366331 . � in the City a Tigard, __��Co tikto � Lot �, tSR>S�d9a�bE�mi HEIGHTS, � .0 '% ['3:�1� Naehiaagt;an and Stage of Oregon. Ct5Yi+1� �rC? "rSS�tr''11"RCH g na 1, ,is ion 6 au hwee cornea; of Loa 9+ $�L�P��tl(3 .. a � ' in �I�tdtion ri5 s GhSSNSSRG aU'311T19 a a subs. in t5, ;gym Millaeaette Meridian, Mo�taao�Aii+ Beath, Rstagre 1 West ht and city of Tigard, county egg Neshie�gto a and State m t Oregon, and running thence an the Neat lino �tg trot: 6 North 0 09a feet 1"a the art"ttw corner of Lot 5, eaout:e T1623, tiit$�65s feet, re the Northerly 6' feet to a point on the 0ont: geacotd thence ct�ius�h d��1 ®' seat 337.9 koala cat Lot r, North 89.68Q Past 061.6 feet tree he�g Southwest ©Corner of osi��aa thence South 159.50° lest 61.6 `r' . of beginning. riao Tail stLmo ' egie sine at a girt: on th South tine of 6ti e1 1t)s SA subdivision of record Lea t ect1on apt: 5o d�1SBEN1sou ?, Range T 1 Meat, 1lillase t:e Meridian in the cS a h' eaaae ig 1 south, City et Tigard* County of Washington and Stake of Oregon,' North aed 09 056' Nast 6106 rapt from the Southwest: corner paint thre®c�ao t;heb sunning thence port4�'1O' West 8337.9 33 Rss 6 feat from n � � Northerly S a thence On the Northerly line line of meld L t. Se the Northwest Lv4 wt , Stu of maid 66 0 @eeto thanae South 0 °11' Seat 31 w1airl Y,�.:: 3, South southwest corner of Lot St 599et $amt to o point `'n the south the said lino of waicl hat: North 65+8P�4 Sent 123.2 feet w � place of beginning. thence south 09`56' West: 61.6 feet to the P SIAM e f 1 1'W. tavi T arz1 aco end t . sand+ oval , pati� eti vryafeeo sae 'a . .(V' 1, •err ��$1' I i 4. V h'•:4 !ir O DOC a 09044353 0sect t 1t.37164 gl13/'i999 031551 3 5PPI k"?wy�kYi': fr O'D NELL? RA-MIS, CREW & C4RIGAN DATE: May 6, 1994 TO FROM: ATTORNEYS AT LAW BALLOW & WRIGHT BUILDING RECEIVE) 1727 N.W. Hoyt Street Portland, Oregon 97209 , MAY 0 9 1994 TELEPHONE: (503) 222-4402 FAX: (503) 243-2944 COMMUNalf DEVELOPMENT Will D'Andrea, Associate Planner Ty K. Wyman, City Attorney s Office' 1/■-t)) RE: Density Issue at Drennan Property You have asked whether the Community Development Code allows an owner of a lot in the R-12 zone to bund two single family detached residential units on a single lot, given that all other code requirements could be met. I advise that you issue a Director's Interpretation under Chapter 18.12 to the effect that the code allows one single family detached residential unit per lot under Section 18.42.020.A.1. The language of Section 18.42.020.A.1 does appear to have some ambiguity on this issue. Mr. Drennan is correct that it makes reference to other dwelling units, However, we must assume that this reference is to dwelling units on other lots. My interpretation is based on the fact that the provision definitively refers t* single family detached residential units as "(o)ne &Jelling unit . . located on a lot." AlloWing more than one dwelling it on residential lots would have significant pol!...cy implications for the City. Thus, such an interpretation should not be casually read into the code without full consideration by the City's policy-makers. If you have any further quststions on this matter, please feel free to contact me. tkW\tigac-d■danereaanntl , STATE OF OREGON County of Washington City of Tigard AFFIDAVIT OF MAILING depose and say: (Please print) That I am a The City of T gard, Oregon. That I served NOTICE OF PUBLIC HEARING FOR: hat I served NOTICE OF DECISION FOR: being first duly sworn/affirm, on oath A copy (Public Hearing Notice/Notice of Exhibit "A") was mailed to each named attached list marked exhibit "B" on the said notice NOTICE OF DwisION as he eto bulletin board on tho :day of in the United States Mail on the postage prepaid. of Tigard Planning Director Tigard Planning Commission Tigard Hearings Officer Tigard City Council Decision) of which is attached (Marked rwaons at thip_addreps shown oVhe tached, was postg4ipn an appropriate 9; and depppged day of J 19:111_, Su r p ibed and sworn/affirm to me on the /6-4( day of 19 . fil 6 DANE SEAL 9 IANE M. JELbERKS ( ICL ' szs-s--,...s;....''.tlac,N---...s...., , - .44.. NOTARY PUI3LIC-OREGON , COMMISSION NO. 00577 2 MY l COMMISSION EXPIRES SEPT. 7, 10959 NARY PUBLIC My Commission OREGON Aires: f-,cift),IP !Jr A NOTICE OF DECISION MINOR LAND PARTITION MLP 94-0003 VARIANCE VAR 94-0001 DRENNAN - OWNER / APPLICANT APPLICATION: A request for the following develoi: went applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892 and 8,605 square feet; 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. ZONE: R-12 (Residential, 12 units per acre). LOCATION: 11455 SW Greenburg Road (WCTM 151 35CD, tax lot 400). APPLICABLE LAW Community Development Code Chapters 18.54, 18.88, 18.162.040, 18.162.050, 18.164.030, 18.164.090, 18.164.1.00. DECISION: Notice is hereby given that the Planning Director's designee for the City of Tigard has APPROVED Minor Land Partition 94-0003 / Variance 94-0003 SUBJECT TO CERTAIN CONDITIONS as listed below. SECTION I :CONDITIONS OF APPROVAL: THE FOLLOWING CONDITION SHALL BE REQUIRED PRIOR TO RECORDING THE PLAT. UNLESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE MICHAEL ANDERSON, ENGINEERING DIVISION: L The applicant shall provide a private sewer easements for Parcels 2 and 3 across Parcel 1, or construct a new ,:nain sewer connecting to the sewer in SW Greenburg Road, or an alternate sewer system as approved by the Engineering Department. 2. Final Plat Application Submission Requirements: A. Three copies of the partition plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B, The partition 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. 3 A revised site plan shall be submitted which indicates the lot area exclusive of a.ccesg easements and emergency vehicle turnaroundS. Staff Contact: Will D'Andrea., Planning Division (639-4171). NOTICE OF DECISION IVELP 94-0003 / VAR 94-0003 - DRENNAN Page 1 4. A revised site plan shall be submitted showing a 30 foot access drive, to be located in such a way that demonstrates that pgtrce11 will satisfy the 15 foot front yard sethack. This access shall include 24 feet of pavement, curbs and a 5 foot si Iewalk along one side of the drive. This plan shall also provide for an emergency vehicle turn- around, to be reviewed and approved by the Planning Division. 5. The final partition map shall include a 30 foot access easment for parcels 2 and 3. 6. Screening shall be provided along the length of the east property line, adjacent to the access drive, in accordance with Sections 18.100.080 and 18.100.090. Staff Contact: Will D'Andrea. THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE ISSUANCE OF BUILDING PERMITS: 1. Provide the Engineering Department with a recorded mylar copy of the final survey, or if not recorded with Washington County but has been approved by the City of Tigard the applicant shall have 30 days after recording with Washington Cot my to submit the copy. 2. The applicant shall provide connection p buildings public p existing on of proposed building s � the e tin sanitary sewerage system A permit is required to connect to t g public sanitary sewer system. STAFF CONTACT: Greg Berry, Building Division (639-4171). 3. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become of all applicable parcel Deeds. The coin.e part Engineering Department prior to . approved by t gi g p be agreement shall CONTACT: John Hagman Engineering Department recording. STAFF' (639 - 4171). THE FOLLOWING CONDITION SHALL BE MET PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: 1 All site development improvements shall be installed as per the approved revised site plan. SECTION II - FINDINGS OF FACT 1. Vidnityinformation NOTICE OF DECISION ii LP 94-0003 / VAR 94 -0003 DRENNAN Page 2 The subject site is located west of SW Greenburg Road, east of SW 98th Avenue and west of SW 95th Avenue. The adjacent properties are zoned R-12 (Residential, 12 units per acre). The surrounding area is residential. 2. Site Informatiorescr. This site is approximately .59 acres in size. An existing single family house presently occupies the site The site has access to S.W. Greenburg Road. The applicant requests a Minor Land Partition approval to divide one parco: of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892 and 8,605 square feet. 3. A mi igsySianments The City of Tigard Building Division has reviewed this proposal and has offered the following comments: Easements shall be provided for all utilities. Buildings on -,1).e proposed parcels 2 and 3 shall convey all concentrated storm water to the public storm system in SW Greenburg Road. The Tigard Water District has reviewed this proposal and has offered the following comments: It should be required that a fire hydrant be installed on the east side of the private drive so as to provide fire protection to parcels 2 and 3. Please note that the requirement for single family residential is that all portions of the building must be within 500 feet of a fire hydrant, measured along a route accessible to fire fighting equipment. The Tualatin Valley Fire District has reviewed this proposal and has offered the following comments Submit plans for rev-levy and approval of the access road and turnaround construction and fire hydrant location. The City of Tigard Public Work Department has reviewed this proposal and has offered the following comments: We are concerned about where the roof drains for these houses will go, as there are existing drainage problems on SW 98th Avenue that this proposed development may add to NOTICE Or DECISION MLP 94-0003 / VAR 94-0003 - DRENNAN Page 3 No other comments have been received. SECTION III - FINDINGS AND CONCLUSIONS - Minor Land Partition Section 18.162.040 contains the following general approval criteria for a Minor Land Partition: 1. The proposal conforms with the City's Comprehensive Plan; 2. The proposed partition complies with all statutory and ordinance requirements and regulations; 3. Adequate public facilities are available to serve the proposal; 4. All proposed lots conform to the size and dimensional requirements of this title; and 5. All proposed improvements meet City and applicable gency standards (Ord. 89-06; Ord. 83-52). The proposal conforms with the City's comprehensive plan in that the newly created lots will continue to allow for residential development. This proposal therefore is not in conflict w,:th the Medium Density Comprehensive Plan designation., This proposed pat tit3on complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process. Adequate public facilities are available to serve the proposal. Section 18.162.050 contains the following special provisions for lots created through the Partition Process: A. Lot Width: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. B. Lot Area: The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. C. Lot Frontage: 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. NOTICE OF DECISION MLP 94-0003 / VAR 94-0003 - DRENNAN Page 4 • D. Setbacks: Setbacks shall be as required by the applicable zoning district. E. Front Yard Determination for Flag Lot: 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. F. Screening on Flag Lots: A screen shall be provided along the property line of a lot of record where the pa Y: drive in ar accessway is located within ten feet of an abutting lot in accordance with Sections 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development G. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway w:Juld have a detrimental effect on fire fighting capabilities. H. Reciprocal Easements: 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. L Accessway: Any accessway shall comply with the ell'andards set forth in Chapter 18.108, Access, Egress, and Circulation. J. Where landfill and/or development is allowed within ox adjacent to the one-hundred-year floodplain, the City shall require 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. Criteria A is satisfied as there is no minimum lot width requirernont the R-12 zone. The minimum lot size requirement in the R-12 zone is 3,050 square feet. The lot area is defined as the total horizontal area within the lot lines of a lot exclusive of public and private roads, and access easements to other property or the private driveway area of a flag lot. A revised site plan shall be submitted which indicates the lot area NOTICE OF DECISION MLP 94-0003 / VAR 94-0003 - DRENNAN Page 5 exclusive of cress easements and emergency vehicle turn - grounds. Criteria B shall be satisfied if the revised site plan demonstrates that these lots meet the minimum requirements for duplexes, otherwise only single family residences will be allowed on these parcels. Criteria C is satisfied on parcel 1 as it has approximately 100 feet of frontage on SW Greenburg Road. Parcels 2 and 3 shall satisfy the minimum frontage requirement of 15 feet through the provision of a 30 lbot access easement. Setbacks on parcels 2 and 3 shall be reviewed when it is built upon. As indicated on the revised site plan, parcel 1 is in compliance with the front and side yard setback requirements of the R -12 zone, thereby satisfying Criteria D. The applicant is requesting a variance to the rear yard setback requirement. The analysis and fmdings for this variance are presented in Section IV of this report. Staff recommends approval of this variance. Criteria E and F are not applicable to parcel 1 because it is not a flag lot. Criteria E will be satisfied as front yard deternaiation on parcels 2 and 3 will be determined when it is built upon. Screening shall be provided along the length of the east property line, adjacent to the access drive, in accordance with Sections 18.100.080 and 18.100.090 thereby satisfying Criteria F. Fire hydrants shall be consistent with Uniform Fire Code standards thereby satisfying Criteria Coo A reciprocal access easement and joint use and maintenance agreement shall be recorded with the approved partition map thereby satisfying Criteria H. Criteria I shall be satisfied as a revised site plan shall be submitted which shows the provision of a 30 foot access drive, to be located in such a way that demonstrates that parcel 1 will satisfy the 15 foot front yard setback. This access shall include 24 feet of pavement, curbs and a 5 foot sidewalk long one side of the drive. Criteria J is not applicable as these lots are not within the floodplaia Section 8.88.010(Solar Access) states that all newly created lots within •; • energy by City g promote renewable ever so lot the Cat of Tigard shall ron�.ote the use of fens providing for improved access to sunlight for residential dwellings. (A meets the basic requirement if it has a north- south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis.) Section 18.88.040(E) , however, allows the approval authority to exempt new lots from the solar access standard in n: certain cases, including situations � ere existing right- of-way prevents lots from being oriented for solar acc e ss. The existing orientation of SW Greenburg Road and the configuration of the subject site prevents the proposed NOTICE OF DECISION NIP 94 -0003 / VAR 94 -0003 - DRENNAN Page 6 • parcel from being orientated for solar access. Therefore, the new parcels are except from the solar access standard. Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) have been addressed and are satisfied as specified below: 1. Streets: The site is located on SW Greenburg Road easterly of SW 98th Avenue. SW Greenburg road is classified as a major collector and is fully developed to the ultimate width. The proposed access to the three parcels is a private easement connecting to SW Greenburg Road at the existing driveway constructed with the street widening in 1992. The maintenance of the private access should be the joint responsibility of the three proposed properties. 2. Sanitary Sewer: The existing 8 inch public sanitary sewer line is located in SW Greenburg Road. However, the sewer may not have sufficient depth to serve Parcel 3 at the rear of the property. A new main may be required and should be the responsibility of the applicant to provide a solution acceptable to the Engineering Department. The existing downstream sewers have sufficient capacity fox. this development. 3. Storm Sewer: lite site slopes towards the southwest across private property that drains toward SW 98th Avenue. In the future when the property develops, the applicant should obtain offsite drainage easements that would provide for the storinwater to drain from this site to SW 98th Avenue. SECTION IV. ANALYSIS AND CONCLUSION VARIANCE Community Development Code section 18.134050 provides standard for granting a variance: 1. The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and staridards, and to other properties in the same zoning district or vicinity; NOTICE OF DECISION MU 94-0003 / VAR 94-0003 - DRENNAN Page 7 2. There wee ,specialcircuinstances that exist which are peculiar to th lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties the same zoning district, 3. The use proposed will be the same as permitted under this title and. City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the an d , 4. Exisiting physical and natural systems, such as but not limited to traffic, c drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located specified in this title; and 5. The hardship is not self - imposed and the variance requested is the minimum variance which would alleviate the hardship. Criteria 14 The applicant is requesting a variance from the minimum required 15 foot rear yard setback requirement in the R -12 zone, to allow � The a rear .:and setback of 13' 6" for an existing single family home. . y location of the access drive and determination . of the front nt lot Code necessitates this variance request. The Community Development Section 13.146 (Flexible Setback Variance) allows expansions of existing homes to protrude into the rear yard up to 3 feet, for an actual setback of 12 feet, The applicants requested setback is within what the City iy therefore is not in conflict would allow for a,� expansion { of a home and th olicaes or neighboring with or will be materially detrimental to City policies properties. Granting of the variance will in no way impact the adjoining properties as this is an existing structure. As such, the adjacent proper ty will notice no change in the setback area Criteria The special circumstances which include the lot's long, h. exist incl , to serve the. Dare a and the location of the access drive required �2r�'ow shape $ shape g e 3 two proposed lots. Driven the lot and location of the existing house the applicant has no other alternative for o the location of the driveway. � , i�ner lot. The Code allows a choice of the front Parcel 1 is considered a ce',st side of a lot is a minimum of 75 feet, as is lot line where the narrowest applicant has chosen the east property line the case with parcel 1. The app ' access off the as the front lot line. The applicant is proposing to provide ac s p as opposed to SW Greenberg proposed coni,inor. driveway, a . SW j ' . on the City's; Greenbiirg Road is classified � as a major collector street encourages the The City g. Cornprehensi�re Plan Transportation leap or streets, The City is limiting of access points onto major collector OF DECISION MLP 94-0003 / VAR 94 -0003 - DRENNAN Page 8 supportive of the applicants proposal to limit the number of driveways onto SW Greenburg Road. In choosing the east property line as the front lot line, the existing single family home does not meet the 15 foot rear yard setback requirement. Criteria 3. The requested variance will in no way affect the permitted use status of the proposed single family and duplex residential development. All other City standards will be maintained, as discussed in Section III - Analysis and Conclusions. Criteria 4: Existing physical and natural systems will not be adversely affected any more than would occur if the variance were not requested. Drainage will be connected to an approved system thereby minimizing adverse effects on the natural system. Traffic will be no heavier than that allowed by the density of the one The impact of this variance will be limited to a slight encroachment into the required setback, but less than what is allowed by Code through a flexible setback variance. There will be no change in the actual setback of the existing home. Criteria 5 The hardship related to this variance is brought about through the limited choice of locating the access drive, the location of the existing house and the applicants cooperation in limiting the number of access drives on SW Greenburg Road. The requested variance is the minimum variance which would alleviate the hardship, since the proposal relates to an existing structure and does not require eliminating any additional setback area. Therefore, staff finds that the requested variance meets the applicable criteria and is APPROVED. SECTION V - DECISION The Planning Division hereby APPROVES Minor Land Partition NLP 94 -0003 subject to the conditions listed in Section 1 at the beginning of this decision. THIS APPROVAL IVALID IF EXERCISED WITHIN' EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION, 1. Notice: Notice was posted at City Hall and mailed to: .. The applicant and owners MC Owners of record within the required distance . The affected Citizen Involvement Team NOTICE OF DECISION MLP 94 -0003 / VAR 94 -0000 W DRENNAN Page 9 X Affected government agencies Final Decision. THE DECISION SHALL BE FINAL ON 7-.)---)Z, TRESS AN APPEAL IS FILED. 3, Any party to the decision may appeal this decision in accordance with Section 18.32.290(gl and Section 18.32.370 of the Community Development Code which p pzovides that a written appeal must be filed with the City Recorder within 10 days ' y after notice is given and sent. Appeal fee schedule and forms are available at Tigard City Hall, 13 125 SW Hall Blvd., Tigard, Oregon. The &mane for filing of an appeal is 3e30 p.m..22.,-:" A:2Y_ 4 Questions: If you have questions, please call City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. Prepared by mlA1 t�\.J�ty� - r j 'William D'Andrea Date Assistant Planner Approved by c Dick Bewersdorff Senior Planner 513 Date NOTICE OF DECISION 1VILP 94 -0003 / VAR 04.0003 LEGIBILITY STRIP WEIWISMINIENNIMEMEIENEalmni 1 ,135CD -03500 WOOLDRIDGE, RICKY U AND CONNIE J 9655 SW LEWIS LANE TIGARD OR 97223 1S135CD -03601 .000•e•o•oe.sse•o.•.o EATON, KEVIN Z ICHAEL 9625 LEWIS LANE TIGARD OR 97223 15135CA -01402 • +eoee•a•e•.oaeaoo • WONG, NORMAN R F AND ANN R 2433 NE 11TH POR OR 97212 15135 —01500 EGGERT, JULIA L 7575 SW 87TH PORTLAND OR 97223 1 S135CA -02300 JANIS YOUTH PROGRAMS, INC 738 NE DAVIS PORTLAND OR 97232 1S135CA -02400 eoeeoon ewev DAVIS, MARGARET N TRUSTEE 11470 SW GREEN3URG RD ,TIGARD OR 97223 JOHN DRENNAN 11455 SW GREENBURG RD TIGARD OR 97223 1S135CD -0 0 FREDERICK, FRANK C KATHERINE 9595 SW LEWIS LANE TIGARD 1 0 0 0 0 1S135CA- 01400 OR 97223 WONG, NORMAN K F/ ►N 3 ANN M 2433 NE 11TH PORTLAND OR 97212 1S135CA- -01403 ... eeee••ou•oro •o ROBERTS, RANDOLPH a:4'OANN 11430 SW GREENEDRG TIGARD T/GARD OR 97223 15135CA- -0100 FURBER, ALICE 11355 SW 97TH CT T/GARD 15135CA ..02302 JA I5 YOUTH FROG /38 NE DAVIS PORTLAND OR 97223 e a e. o o u o o e e e e e . o e is o o• INC OR 97332 AFFIDAVIT OF PUBLICATION PF EGGN, ) WASHINGTON, 1ss' nyder ly sworn, depose and say that I am the Advertisin is principal clerk, of theT., rues of general circuiEitjgn as defined in ORS 193.010 published at igax in the unt and state; *at the nd Partition 94-0004 Baum • artner- s y of which is hereto annexed, was published in thk., f said newspaper for O1\1 successive and in the following issues :. 1 1994 nd sworn to , ore me th s3 rd • , . a `- •.M1.: • „13 «;,1i'NIt�iAlZLl'.Pd�l� '1.:OCA : ION :'9435 S.W. 69th e ul ACT 1�S i 25DA, tax lot 7400.) The Director h as'a fitirovedi S e • 'des,” a' Minor Land Partition to snbdivide.o�.ax stitng4 ,6 i � zti ` f 11 . :tw®, creels, one with 9,350 square feet and the other 4w1 K t►:i� d %fe h ��£.rYVeto. AP- PLICABLE REVIEW CRITERIA :, Coihn unit yt *eve!' int t Code Chap - ters 18.50, 18.88, 18.162.040,'1 i .162i,p50, 18164 ,.030.1'8 090 a:ad 18164.J00.'ZONE: R-4.5: (Residential, 4.5 nnita/acr`e):' The R -4.5' zoning diserict'$'s designated to`proAde"tirbans4Vib Density residential building ,;, ites. op 7,—illintfenatenE1701 14111w 1111111 211!!! !:i 1,0Mt1.iimp ' A.t'.w. � LOCATION: I'1455 "S:W. greet ,burg •Road Td'CTM is 135CD, tax lot 400).,ThegirectorPii approved, Oubject to conditions, a request for the following deveiopment'ap licat Ons: i)'Minoc Land Partition to divide one parcel of ap. roxannatc y. 26,136 square: feet, into three p rcels of ap 8 892 605 $ uare;feet'' • ' ". the �,6 ?R � a and 8, q � �� ���� �,iurlco ��or t e �] r *Setback of tiortraa;lly;:requiccd rIS: �o t d :aetbaelt:re�u! "�'d�'Q": o �r e .1'3.5'feet: APPaeA,�eL;1 . � ,rG 1i Clop? 'meat Code Sections,18.5448.SSt.18 62.040,1,8!162.050;18.164.030, 11.164,090, and 18.164:100 .ZO i :' -I , (Residontial I2anitWacre). e I'he'R -12 zoning designaltics� %h11d *single famiIy'attached /detached 'residential units, u ta d'f tnil residential'units; re§idcntial care facilitI . goo®bile hoiii pqr s snd n::b.divlsior,s, nnblid soot )rt services, family day, care, tonne occiPattonsi to per ► ns -1 nd accessory struc- of MArch a 19 tures amon8�other us s: • Notary P c for Oregon on Expires: i SIB Ii 'VIL P ht ' 4 - 1. DE LA PI?ORilamor L r' .' LOCATION: 12360 S.W. Burnham S tree ,. .1 i A B , tax lot 530). The Director ha , ,lect,:Co conditions, a Site Develop- hi , ,, , ��ap i `coved �siab' , � „ ,me I evi 'W ;' q ,01 ednstrueiiun of a §1288 square foot medical calit Nthtri r s , .i,,,1 imptt6vc cifilAPAItAB.L V1EW ,CRITERIA: Cc mmunity. Development Cod'- Caters and Sections 18.66.050, 18,100 18302 48366 .118.108- .18 114 18,116 , 18,120, and 18,164, ZONE: CBD (Central Business DiS111004,004P290ing desig- nation allows public .... s." :. . ' a. a.. i . • .... i . �. blaa udramislxetiti�e ager���e�,.ettlttars�l e�h�%lts and ldhrary, services,,parkh g facilataes,.:publac safety' services;.reIigtous eve b ies, and a variety of cominereial acrd v,ice. ctivitiesA Ong other uses. TO: FROM: R,EQoST FOR COMMENTS DATE: F ebruaty 4,, 1994 Tigard Planning Department RE: MINOR LAND PARTITION g VARIANCE ��R 94-0001 DRENNAN LOCATION. 11455 Sw� .e burRoad ¢�CT�S3 CD, x lot 400 A request for the following development applications: 1) Miner Land Partition approval to divide one parcel of approximately 26,11;o square feet into three parcels of approximately 8,677, 8,892, and 8,605 square feet; 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. Attached is the Site Plan and applicant's statement for your review. From information supplied by variG.as 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 by Feb. 14, 1994. You may use the space provided below or attach a separate letter to return your comments. If ou are unable to res and b the above date please phone the staff contact oted below with your comments your comments in writing as soon as possible. If have any questions this mater, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639- 4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written Comments: trr of our office. Name of Person CoMmenting Phone Number: r, TO: RE1UEST FOR COMMENTS DATE: February 49j. FROM Tigard Planning Department RE: MINOR LAND PARTITION MLP 94-0003 VARIANCE VAR 94-0001 DRENNAN LOCATION 11455 SW Greenburg Road (WCTM 1S1 35CD, tax lot 400). A request for the following development app1ications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892, and 8,605 square feet; 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. Attached is the Site Plan and applicant's statement for your review From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Feb. 14, 1994. You may use the space provided below or attach a separate letter to return your comments. If ou are unable to ulaplualmjillaave datt, please phone the staff contact noted below with your comments and confirm your comments in wri".tng as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF' CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: orommainemroms, lomapmwoonsio.... We have reviewed the proposal and have tic objections to it. Please contact Please refer to the enclosed letter. Written Comments: of our office. Name of Person Commenting: r-2. Phone Number: 11, 1 MEMORANDUM CITY OF TIGARD, OREGON TO: Will D °Andrea FROM: Michael Anderson, Development Review Enginee RE: MLP 94-0003; VAR 94-0001 Drennan February 15, 1994 Applicant is requesting approval to divide a single family parcel known as Tax Lot 400, WCTM 151 35CD, into three lots of approximately 8677, 8892, and 8605 square feet respectively. �i.ndina 1. Streets: The site is located on SW Greenburg Road easterly c SW 98th Avenue. SW Greenburg road is classified as a major collector and is fully developed to the ultimate width. The proposed access to the three parcels is a private easement connecting to SW Greenburg Road at the existing driveway constructed with the street widening in 1992. The maintenance of the private access should be the joint responsibility of the three proposed properties. 2. Sanitary Sewer: The existing 8 inch public sanitary sewer line is located in SW Greenburg Road. However, the sewer may not have sufficient depth ear of the property A new main may be serve required and should be the responsibility of the Y applicant to provide a solution acceptable to the Engineering Department. The existing downstream sewers have sufficient capacity for this development. 3 Storm Sewer The site slopes towards the southwest across private property . that drains toward SW 98th Avenue. In the future when the property p s pp should offsite drainage easements that would provide for hestormwater to drain from this site to SW 98th Avenue. ENGINEERING COMMENTS MLP 94- 03', VAR 94 -'O1 DRENNAN PAGE 1 LEGIBILITY STRIP • Recommendations: ALL CONDITIONS SHALL BE SATISFIED OR FINANCIALLY ASSURED PRIOR TO RECORDING THE FINAL PLAT WITH WASHINGTON COUNTY. 1. The applicant shall provide a privatc sewer easements for Parcels 2 and 3 across Parcel 1, or construct a new main sewer connecting to the sewer in SW Greenbmg Road, or an alternate sewer system as approved by the EnginLering Department. 2. Final Plat Application Submission Requirements: A. Three copies of the partition plat preparod by a land su.c-reyor licensed to practice in Oregon, and necessary data or narrative. B. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. THE FOLLOWING CONDITION S SHOULD BE REWIRED PRIOR TO BUILDING PERMIT ISSUANCE: 1. Provide the Engineering Department with a recorded mylar copy of the final kAirvey; or if not recorded with Washington County but has been approved by the City of Tigard the applicant shall have 30 days after recording with Washington County to submit the copy. 2. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A permit is required to connect to the existing public sanitary sewer system. STAFF CONTACT: Brad Roast, Building Division (639-4171). 3 A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of al7, applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to reCording. STAFF CONTACT: John Hagman, Engineering Department (639- 4171) APPROVED Randall R. Woc. ey, City Engineer tri6. \WA:194-.03 .nja ENGINEERING COMMENTS ML? 94-03; VAR 94-01 DRENNAN PAGE 2 TO: RE iJE��T Pfa&� COMVIE�+�TS DATE: February 4, 1994 FROM: Tigard Planning Department RE: MINOR LAND PARTITION MLP 94 -0.003 VARIANCE VAR 94-0001 DRENNAN LOCATION: 11455 SW Greenburg Road (WCTM 1S1 35CD, tax lot 400). A request for the following development applications 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three paroels of approximately 8,677, 8,892, and 8,605 square feet; 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If .you wish to comment on this application, we need your comments by Feb. 24, 1984. You may use the space provided below or attach a separate letter to return your comments. 1;f you are un xbl.e to reswond by .the above :date please phone the staff contact noted y below with your comments and confirm your comments in writing as soon as regarding this matter, contact the Tigard possible If you have any questions re Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 63.9- 4171. STAFF CONTACT: Will D'Andrea CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written Comments: of our office. Name of Person Commenting: Phone Number: X11 TO: bi.S 1'8 RECEIVED PLANNING FEB 11 1994 PIPAREMMISSOMEMIE DATE: Fe, bruar 4 1994 FROM: Tigard Planni Development; Number of Units: Elementary Phil Lewis Elementary Intermediate: (Fowler Mid Sch.) High School (Tigard Sr High) Status of School Impact „ " 'A LEGIBLinrSTRIP TIG FM- URLRTI ' SCHOOL MSTRICT 23J EITYZEOUNTY RESMENTIFIL . IMPACT STRTEMENT Gr..eenburg. Heights Single Family - Multi Family 1�. 21 3 41 [51 Date 2/9/94 [61 School Design Capacity Actual Enrollment Current Available Capacity Impact of Prior Approved Developments Impact of this Development Adjusted School Capacity Requirement (Sum of columns 2,4 8:5) 500 392 108 32 1 425 900 781 119 41 1 823 1500 1375 125 47 1 1423 For explanation of columns 1 through 6, see Impact Statement Code (enclosed). School(s) capacity not. exceeded (column 6 ies- than column 1) B" Schools) capacity exceeded - -core facilities are sufficient to consider portable additions Sufficiency determined by requirements of Uniform Building Code and /or City County codes. II: it School(s) capacity exceeded -- core facilities insufficient to consider portable additions. Additional capacity may be provided by other options under consideration by the School District which include: grade level reconfiguration, rescheduled school year boundary adjustments, double shifting, busing to under - utilized facilities, future bond measures leading to new construction, and other housing options. been .+1 1 .. Tigard-Tualatin Ta ae�leafr. C►ie[�A. -i! District Administration e$4� These options and. statements have been prepared by i- regard- ualaCin School Dist, ict Adrr inist ation Sta.. and approved, by the Board of Directors. This school impact statement is for the above indicated development, and is valid for 120 days. Signed Bud Hillman Director of Operations (684 -2221) isiswoMMENEINECIENINSIMINIESII LEGIBILITY STRIP IMPACT STATEMENT CODE. Column 1 School capacity reflects the number of classrocms, portables on site, and Special Education program accornodations at an individual school. Column 2 Actual current school enrollment- kinderga: Len has been computed at one-half. Column 3. Current available- capacity - difference oft column 1 and column 2. Column 4 Impact of previously approved developments - determined by School District housing formula (see School District Housing Formula shown below) Column 5 Impact of requested development - Determined by School District housing formula. Column 6 Adjusted school capacity requirement determined by the sum of columns 2,4 and 5 and places developmental request in A, B: or C category. SCHOOL DISTRICT HOUSING FORMULA Single Family Dwellings 0..46 Pre - first grade children per dwelling 0.37 Elementary students per dwelling 0.1.3 Intermediate students per dwelling 0.08 High school students per dwelling 0.57 Total school age students per dwelling Multiple - Family Dwellings 0.08: Elementary students per dwelling 0.03 Intermediate students per dwelling 0.02 High school students per dwelling 0..13" Total school age students per dwelling; SCHOOL DESIGN CAPACTY CURRENT ENROLLMENT AS OF 1121/94 Tigard High School 1465 1 375 Tualatin High School 1 465 1 232 Fowler Middle School 900 7 8 1 Hazeibrook Middle Sch. 800 768 Twality Middle School 900 781 CFT Elem. 570 5 0 9 Mary Woodward Elem. 600 7 2 3 Durham Elem. 425 409 Templeton Elem. 550 5 5 7 Metzger Elem. 550 504 Phil Lewis Elem. 500 392 Byrom Elem. 600 557 Tualatin Elem. 600 5 21 Bridgeport Elem. 600 607 TOTAL 10525 9716 e MOST FOR COMMENTS TO: FROM: Tigard Planning Department RE: MINOR LAND PARTITION MLA 94 -0003 VARIANCE VAR 94 -0001 DRENNAN LOCATION: 11455 SW Greenburg Road (WC'T Jf 151 35CD, tax lot 400). A request for the following development applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892, and 8,605 square feet, 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. DATE: February 4 1994 Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Feb. 14, 1994. You may use the space provided below or attach a separate letter to return your comments. If you 'are unable to res, nd b __ the above date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4L71, „;TAFF CONTACT: Will D' Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written Comments: of our office. Name of Person Commenting: Phone Number: (.2milLott4, a. E2R CCJN�4Er3TS. DATE: February .4 _ 1994 TO: aL ne Da W FROM: Tigard Planning Department RE: MINOR LAND PARTITION MLP 94 -0003 VARIANCE VAR 94- -0001 DREAM LOCATION: 11455 SW Greenburg Road (WCTM 1S1 35CD, tax lot 400). A request for the following development applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892, and 8,605 square feet; 2) Variance approval al a m the normally required 15 foot rear yard setback requirement 9 setback of 13.5 feet. Attached is the Site Plan and applicant's statement for your review. Fron 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 by Feb. 14, 1994. You may use the space provided below or attach a separate letter to return .your comments. If you _are unable_„V: o res and b the above date. please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you, have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639-4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. Please contact Please refer to the enclosed letter. Written Comments: wort avraftwoowswenem.... of our office. Name of Person Commenting: Phone Number TO: h ILA 'R,EQTJEBT P'OR cots DATE: Februar 4 1994 FROM: Tigard Planning Department RE: MINOR LAND PARTITION MLP 94 -0003 VARIANCE VAR 94 -0001 DRENNAN LOCATION 11455 SW Greenburg Road (WCTM 181 35CD, tax, lot 400). A request for the following development applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892, and 8,605 square feet; 2) Variance approval from the normally l`equired15 foot rear yard setback requirement to a setback of 13.5 feet Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Feb. 14, 1994. You may use the provided attach a separate letter to return your comments space If you are unable to respond by the above date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CH 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: Name of Person Commenting: Phone Number: eserenteemmont *soma MEMORANDUM CITY OF TIGARD, OREGON TO: Planning Department FROM: Maintenance Services DATE: February 8, 1994 SUBJECT: Minor Land Partition MLP 94 0003 Attached are the comments from the Maintenance Services Division in regards to the above mentioned Minor Land Partition. WASTEWATER/STORM I am concerned about where the roof drains for these houses will go as there are existing drainage problems on 98th that I believe this proposed development will add to. This is the second proposed development within the last two weeks that show drainage going to 98th. We have got a PROBLEM here !!! PARKS No comment. SETS No comment If you have any questions regarding these comments, please contact the appropriate division kathy \MLP -44 to MTH:7 FOR COMMENTS DATE: Februsa.A, 1994 FROM: Tigard Planning Department RE: MINOR LAND PARTITION MLP 94-0003 VARIANCE VAR 94-0001 DRENNAN LOCATION: 11455 SW Greenburg Road (WCTM 151 35CD, tax lot 400). A request for the following development applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approxmately 8,677, 8,892, and 8,605 square feet, 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Feb. 14, 1994. You may use the space provided below or attach a separate letter to return your comments. Il_you are unable to rejondlbczys..„date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall 81vd., Tigard, OR 97223. PHONE: 629-4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. essetworaeummo anearworesseame Please contact mserralrowortutiegorsatonmem. Please refer to the encloSed letter. of our office. X Written Comments: It should be required that a fire hydrant be installed on the east side ...af—thaszazisate_. • 61....pz.g.te.G44-941-143-pazr-Eara;-• 2 & 3 Please note that the .requirqthent for sin le famil residential is that all portions of the buildin must be within 50.0 feet measured along a route accessible to fire fl ....1..wamotwormenersayswemovrommaimeim of, a fire h7drant, htin e ui ment Name of Person Commenting: Mike Miller Phone Number: 639-1554 , ^ t TD: MUSALLOR COMMENTS DATE: 1br„ 9 9 4 ._...�;.�.. FROM: Tigard Planning Department RE: MINOR PARTITION ON_ MLP 94 -0003 VARIANCE VAR 94 -0001 DR AN NATION: 11455 SW Gceenburg Road (WOTN 181 35CD, tom', lot 400) . A request for the following development applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892, and 8,605 square feet, 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. Attached is the Site Plan and applicant's statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, we need your comments by Feb. , 1994. x You xnay use the space provided below or attach a separ te letter to return your comments. If ou are unable to res and b the above date please phone the staff contact noted below with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Department, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D ° Andrea PLEAS CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it Please contact Please refer to the enclosed letter. of our office. Name of Person Commenting: Phone Number: �1, NOTICE OF DECISION MINOR LAM PARTITION MLP 94-0003 VARIANCE VAR 94-0001 DRENNAN - OWNER / APPLICANT .A development applications: 1) Minor the following devPPLICAZ°ION A for approximately 26,136 square feet into Land P'�.�ition. approval to divide one parcel of app three parcels 2) Variance rVariance arcels of approximattely 8,677, 8,892 and 8,605 square feet; normally required 15 foot rear yard setback t approval from the � a� feet. ZONE: R -12 (Residential, 12 units per acre). LOCATION: setback of .d..�.5 11455 SW Greenburg Road (WCTM 1S1 35CD, tax lot 400). Community Development Code Chapters 18.54, 1.8.88, APPLICABLE LAW: p 18.162.040, 18.162.050, 18.164.030, 18.164.090, 18.164.100. is hereby given ven that the Planning Director's designee for the City of Tigard has APPROVED Minor Land Partition 94-0003 / Variance 94 -0003 SUBJECT TO CERTAIN CONDITIONS as listed below. SECT�tJN Z p COML3ITIOI S 0 F ,APPR0'L : T CONDITION SHALL BE REQUIRED PRIOR TO RECORDING THE FOLLOWING THE PLAT. UnESS OTHERWISE NOTED, THE STAFF CONTACT FOR ALL CONDITIONS SHALL BE l CP[AEL 'DEI SO ', ENGINEERING DIVISION. 1. The applicant provide a private sewer easements for Parcels 2 applicant shall pr I� and across Parcel 1, or construct a new main sewer connecting to the sewer r 3 ac approved by in SW Greenburg Road, or an alternate sewer system as app Engineering Department. Final Plat Application Submission Requirements: � A. Three copies of the partition. plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. The partition plat and narrative. shall be drawn to the ►� p nd data or Oregon Revised Statutes minimum standards set forth by , g the sego (ORS 92:05►), Washington County, and by the City of Tigard. A revised site plan shall be submitted which indicates the lot area vehicle turnarounds. Staff exclusive of access easements and emergency Contact: Will D'Andrea, Planning Division (639-4171), NOTICE OF DECISION MLP 94-0003 / VAR 94 -0003 - DRENNAN Page 1 4. A revised site plan shall be submitted showing a 30 foot access driv;, to be located in such a way that demonstrates that parcel 1 will satisfy the 15 foot front yard setback This access shall include 24 feet of pavement, curbs and a 5 foot. Gidewalk along one side of the drive. This plan shall also privide for an emergency vehicle turn- around, to be reviewed and approved by the Planning Division. The final par, ttion map shall include a 30 foot access easment for parcels 2 and 3. 6. Screening shall be provided along the length of the east property line, adjacent to the access drive, in accordance with Sections 18.100.080 and 18.100.090. Staff Contact: Will D'Andrea. THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE ISSUANCE OF BUILDING PERMITS: Provide the Engineering Department with a recorded mylar copy of the 1. final survey, or if not recorded with Washington County out has been • applicant shall have 30 days after approved by the Cxty of Tigard she app recording with Washington County to submit the copy. 2. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A permit is required to connect to the existing public sanitary sewer system. STAFF CONTACT: Greg Berry, Building Division (639- 4171). j • 3. joint nt use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior recording: STAFF CONTACT: John Hagman, Engineering Depart ment (639- 4`171). THE FOLLOWING CONDITION SHALL BE MET PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS: All site development improvements shall be installed as per the approved revised site plan. SECTION II - FINDINGS OF Fes: 1. Vicinity. Information NOTICE OF DECISION MLP 94 -0003 / VAR 94 -0003 DRENNAN Page 2 • The subject site is located west of SW Greenburg Road, east of SW 98th Avenue and west of SW 95th Avenue. The adjacent properties are zoned R-12 (Residential, 12 its per acre). The surrounding area is residential. 2. Site Information and Proposal This site is approximately .59 acres in size. An existing single family house presently occupies the site The site has Elccess to SM. Greenburg Road. The applicant requests a Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of approximately 8,677, 8,892 and 8,605 square feet.. 3. gCoets The City of Tigard Building Division has reviewed this proposal and has offered the following comments: Easements shall be provided for all utilities. Buildings on the proposed parcels 2 and 3 shall convey all concentrated storm water to the public storm system in SW Greenburg Road. The Tigard Water District has reviewed this proposal and has offered the following comments: It should be required that a fire hydrant be installed on the east side of the private drive so as to provide fire protection to parcels 2 and 3. Please note that the requirement for single family residential is that all portions of the building must be within 500 feet of a fire hydrant, measured along a route accessible to fire fighting equipment. The Tualatin Valley Fire District has reviewed this proposal and has offered the following comments: Submit plans for review and approval of the access road and turnaround construction and fire hydrant location. The City of Tigard Public Works Department has reviewed this proposal and has offered the following comments: We are concerned about where the roof drains for these houses will go, as there are existing drainage problems on SW 98th Avenue that this proposed development may add to. NOTICE OF DECISION MLP 94-0003 VAR 94-0003 - DRENNAN Page 3 No other comments have been received. SECTION III - FINDINGS AND CONCLUSIONS - Minor Land Partition Section 18.162.040 contains the following general approval criteria for a Minor Land Partition: 1. The proposal conforms with the City's Comprehensive Plan; 2. The proposed partition complies with all statutory and ordinance requirements and regulations; 3. Adequate public facilities are available to serve the proposal; 4. All proposed lots conform to the size and dimensional requirements of this title; and 5. All proposed improvements meet City and :Applicable agency standards (Ord. 89-06; Ord. 83-52). The proposal conforms with the City's comprehensive plan in that the newly created lots will continue to allow for residential development. This proposal therefore is not in conflict with the Medium Density Comprehensive Plan designation. This proposed partition complies with all statutory and ordinance requirements and regulations as demonstrated both by the analysis presented within this administrative decision and by this application and review process. Adequate public facilities are available to serve the proposal. Section 18.162.050 contains the following special provisions for lots created through the Partition Process: A. Lot Width: The minim.= width of the building envelope area shall meet the lot requirement of the applicable zoning district, B, Lot Area The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. C, Lot Frontage: Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minim= 15 foot wide access easement. NOTICE OF DECISION MLP 94-0003 VAR 94-0003 - DRENNAN Page 4 D. Setbacks: Setbacks shall be as required by the applicable zoning district. E. Front Yard Determination for Flag Lot 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. F. Screening on Flag Lots: 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 18.100.080 and 18.100.090. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. G. Fire Protection: The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire fighting capabilities. H. Reciprocal. Easements: 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. I. Accessway Any accessway shall comply with the standards set forth in Chapter 18.108, Access, Egress, and Circulation. Jh Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require 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. Criteria A is satisfied as there is no minimum lot width requirement in the R-12 one The minimum lot size requirement in the R-12 zone is 3,050 square feet, The lot area is defined as the total horizontal area within the lot lines of a lot exclusive of public and private roads, and access easements to other property or the private driveway area of a flag lot. A revised site plan shall be submitted which indicates the lot area NOTICE OF DECISION MLP 94-0003 / VAR 94-0003 - DRENNAN Page 5 •, • .1, . : ." exclusive of access easements and emergency vehicle turn-arounds. Criteria B shall be satisfied if the revised site plan demonstrates that these lots meet the minimum requirements for duplexes, otherwise only ,fig family p ria C is single fanrail residences will be allowed on these parcels. Crete p . • frontage on SW satisfied on parcel 1 as it has approximately 100 feet of f Greenberg Road.. Parcels 2 and 3 shall satisfy tit minimum frontage requirement of 15 feet through the provision of a 30 foot access easement. Setbacks on parcels 2 and 3 shall be reviewed when it is built upon. As indicated on the revised site plan, parcel 1 is in compliance with the front and side yard setback requirements of the R -12 zone, thereby satisfying Criteria D. The applicant is requesting a variance to the rear yard setback requirement The analysis and findings for this variance are presented IV commends approval of this resented gn Section , of this report. staff recommends it is 1 . not variance. Criteria E and F are not applicable to p arcel a flag lot satisfied as front yard determination on Criteria E will be parcels 2 and 3 will be determi ned when it is built upon. Screening shall be provided along the length of the east property line, adjacent to the access drive, in accordance with Sections 18.100.080 and 18,100.090 thereby satisfying Criteria F. Fire hydrants shall be consistent with Uniform Fire Code standards thereby satisfying Criteria G. A reciprocal access easement and joint use • the approved and maintenance h e agreement shall be recorded with map thereby satisfying Criteria H. • Criteria shall be, satisfied Is as a revised site plan shall be submitted which shows the provision of a 30 foot access drive, to be located in such a way that demonstrates that parcel 1 will satisfy the 15 foot front yard ' d setback This access shall include 24 feet of pavement, curbs and a 5 foot sidewalk long one side of the drive. Criteria J is not applicable as these lots are not within the fioodplain. Section 18.88.010(So within lay Access) states that all newly sources ��e lots b promote . the use of renewable ail energy n u � (A s by ' '. lot the City of Tigard shall. to sunlight for residential g providing for improved access g meets the basic requirement if it has a north -south dimension of 90 feet or more and has a front lot line that is oriented within 30 degrees of a true east -west axis.) Section 18.88.040(E) , however, allows the approval authority to exempt new lots from the solar access standard in certain including y a g right-of-way +• , ry ., from cases, situations where existing rrev`ents lots fr • ti g orientation urg being oriented for solar access. The existan orientation of SW Ob een Road and the configuration of the subject site prevents the proposed NOTICE OF DECISION MLP 94 -0003 / VAR 94 -0003 - DRENNAN Page 6 6 parcel from being orientated for solar access. Therefore, the new parcels are except from the solar access standard. Sections 18.164.030 (Streets), 18.164.090 (Sanitary Sewer), and 18.164.100 (Storm Drains) have bee.a addressed and are satisfied as specified below: 1. Streets: The site is located on SW Greenburg Road easterly of SW 98th Avenue. SW Greenburg road is classified as a major collector and :7.s fully developed to the ultimate width. The proposed access to the three parcels is a private easement connecting to SW Greenburg Road at the existing driveway constructed with the street widening in 1992. The maintenance of the private access should be the joint responsibility of the three proposed properties. 2. Sanitary Sewer: The existing 8 inch public sanitary sewer line is located in. SW Greenburg Road. However, the sewer may not have sufficient depth to serve Parcel 3 at the rear of the property. A new main may be required and should be the responsibility of the tpplicant to provide a solution acceptable to the Engineering Department. The existing downstream sewers have sufficient capacity for this development. 3. Storm Sewer: The site slopes towards the southwest across private property that drains toward SW 98th Avenue. In the future when the property develops, the applicant should obtain offsite drainage easements that would provide for the stormwater to drain from this site to SW 98th Avenue. SECTION IV. ANALYSIS AND 001:\TCLUSION VARIANCE Community Development Code section 18.134.050 provides standard for granting a variance: L The proposed variance will not be materially detrimental to the purposes of this title, be in conflict with the policies of the Comprehensive Plan, to any other applicable policies and standards, and to other prtperties in the same zoning district or vicinity; NOTICE OF DECISION MLP 94-0003 / VAR 94-0003 - DRENNAN Page 7 LU 2. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other circumstances over which the applicant has no control, and which are not applicable to other properties in the same zoning district; 3. The use proposed will be the same as permitted under this title and City standards will be maintained to the greatest extent that is reasonably possible while permitting some economic use of the land; 4. Exisiting physical and natural systems, such as but not limited to traffic, drainage, dramatic land forms, or parks will not be adversely affected any more than would occur if the development were located as specified in this title; and 5. The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate the hardship. Criteria 1 The applicant is requesting a variance from the minimum required 15 foot rear yard setback requirenaent in the R-12 zone, to allow a rear yard setback of 13' 6" for an existing single family home. The location of the access drive and determination of the front lot line necessitates this variance request. The Community Development Code Section 18.146 (Flexible Setback Variance) allows expansions of existing homes to protrude into the rear yard up to 3 feet, for an actual setback of 12 feet. The applicants requested setback is within what the City would allow for an expansion of a home and therefore is not in conflict with or will be materially detrimental to City policies or neighboring properties, Granting of the variance will in no way impact the adjoining properties as this is an existing structure. As such, the adjacent property will notice no change in the setback area Criteria 2 The special circumstances which exist include the lot's long, narrow shape and the location of the access drive required to serve the two proposed lots. Given the lot shape and location of the existing house the applicant has no other alternative for the location of the driveway. Parcel 1 is considered a corner lot. The Code allows a choice of the front lot line where the narrowest side of a lot is a minimum of 75 feet, as is the case with parcel le The applicant has chosen the east property line as the front lot line. The applicant is proposing to provide access off the proposed common driveway, as opposed to SW Greenburg Road. SW Greenburg Road is classified as a major collector street on the City's Comprehensive Plan Transportation Map. The City encourages the limiting of access points onto major collector streets. The City is NOTICE OF DECISION MLP 94-0003 / VAR 94-0003 - DRENNAN Page 8 supportive of the applicants proposal to limit the number of driveways onto SW Greenburg Road. In choosing the east property line as the front lot line, the existing single family home does not meet the 15 foot rear yard setback requirement. Criteria 3 The requested variance will in no way affect the permitted use status of the proposed single family and duplex residential development. All other City standards will be maintained, as discussed in Section III - Analysi.s and Conclusions. Criteria 4: Existing physical and natural systems will not be adversely affected any more than would occur if the variance were not requested. Drainage will be connected to an approved system thereby minimizing adverse effects on the natural system. Traffic will be no heavier than that allowed by the density of the zone. The impact of this variance will be limited to a slight encroachment into the required setback, but less than what is allowed by Code through a flexible setback variance. There will be no change in the actual setback of the existing home. Criteria 5 The hardship related to this variance is brought about through the limited choice of locating the access drive, the location of the existing house and the applicants cooperation in limiting the number of access drives on SW Greenburg Road. The requested variance is the minimum variance which would alleviate the hardship, since the proposal relates to an existing structure and does not require eliminating any additional setback area. Therefore, staff finds that the requested variance meets the applicable criteria and is APPROVED, SECTION V- DECISION The Planning Division hereby APPROVES Minor Land Partition MLP 94-0003 subject to the conditions listed in Section I at the beginning of this decision, THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. 1. Notice: Notice was posted at City Hall and mailed to XX The applicant and owners XX Owners of record within the required distance ( The affected Citizen Involvement Team NOTICE OF DECISION MLP 94-0003 VAR 94-0003 - DRENNAN Page 9 Affected government agencies Final Decision: THE DECISION SHALL BE FINAL ON UNLESS AN APPEAL IS FILED. 3. Appeal: Any party to the decision may appeal this decision in accordance with Section 18.32.290(A) and Section 18.32.370 of the Community Development Code which provides that a written appeal must be filed with the City Recorder within 10 days after notice is given and sent. Appeal fee schedule and forms are available at Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. The deadline for filing of an appeal is 3:30 pm ._ .' 4. ;nest ores If you have questions, please call City of Tigard Planning Department, City of Tigard City Hall, 13125 SW Hall Blvd., Tigard, Oregon. Prepared by: i,l... William D'Andrea Assistant Planner Approved by: Dick Bewversdorff Senior Planner Date Date NOTICE OF DECISION MLP 94 -0003 / VAR 94-0003 IDRENIAN Page 10 CASE NO. -MCP • CITY OF TIGARD PRE- APPLICATION CONFERENCE NOTES DATE: a6 1 LiYhEI. ,Z L 92.3 APPLICANT: O % U 4c,O A� -�) !GENT Phone: Phone: PROPERTY LOCATION ADDRESS: //41-55* ._..R; STAFF: V'c- w TAX MAP & TAB; LOT: L.s,� . Cb NECESSARY APPLICATION(S): PROPOSAL DVSCA PTION: Co % C COMPREHENSIVE PLAN DESIGNATION: NEes lO ZONING DESIGNATION:- &test r f / &s-44 CITIZEN INVOLVEMENT TEAM *_,_ ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size: _311622_ sq. Minimum lot width: :! ft. Setbacks: front , f ft. side garage ft. corner Maximum site coverage: 8'0 Maximum b:ai.ld3ng height: natural vegetation area: Minimum landscaped eight: ft. CHAIRPERSON: PHONE: ft. eecto.leiv ba k - fi:. rear r ft. from street. vL' ft. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS Minirmmu lot frontages 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 recess easement. Maximum lot depth to width ratio of 2.5 to 1. SPECIAL SETBACKS Streets: ,._: ft. from centerline of S.2c1 Est is hed areas: ft. from Lower zones: ft . , along the «ite body Flag lot: 10 foot aide yard; setback. Zero lot line lots: minimum 10 foot Separation between buildings. Multi-family y resid enti.r l buildings separation: See Code Section 18.916 030. frAccessory structures s up to 525 square feet in siz=e may be permitted on lots less than 2.5 acres in size - 5 ft. minimum Setback from side and rear lot lines. in site See a ]:icable zoning �i: ®tri,�i. eetflaa parcels of at least 2.5 sores Accessory structure a to 1000 .� ft. cm ar pp g oke for primary structures. Page 1 BUILDING HEIGHT PROVISIONS Maximum height of 30 ✓Maximum height of 35 Maximum height of 45 Maximum height of 60 feet in R -1, R -2, R -3.5 and R -4.5 zones feet in R -3 and R 12 zones feet in the R-25 zone feet in the R -40 zone FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1 -1/2 stories or 25 feet, whichever is less in most zones, 2 -1/2 stories, or 35 feet in R -7, R -12, R -25 or R -40 zones provided that the standards v3f code Section 18.98.012M are met. RESIDENTIAL DENSITY CALCULATION Community Residential dividing the square feet r zoning design =:t following land ar 1. All se - Land - Slopes - Drainage 2. Land dadicat 3. Public right -o 4. All land to accesswaya throu evelo snt Code Chapter pm P r 18E 92 specifies that Units allowed on a particular sita may be ca et area of the developable land by the min ired per dwelling unit as specified by n. Net development area is calculated b a(s) frOm the gross sit area: itive lands areas including thin the 100 year floodplain weeding 25% ye for park purposes -way dedication Nrovided for parking ar RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a Resi the units that could otherwise areas listed in (1) above which . of the sit • (Code Section 18.92. s) he Net laced by number of e applicable subtracting the private streets (includes nt dl Density Transfer of up to 25% of ha, been developed on sensitive lands applied to the developable portion 30). It isa the . res, • nsi.bilit=; of , .�;, -pan for reeidentia]. development applic applic tion to ptovide a g,�' qtailed r® caalcu tiOn for both the permitted residential density and greeted denei. transfer. RESIDENTIAL DENSITY TRANSIT . •.T g y Re®rt. within + -0 feet of a designated establ• hed area shall no Any dlese of the 'lowed housing densit in a zoning district, t be g pr � y developed at density greater than 125 per eat of the maxiMUt Comprehensive Plan designation (not zoning) Of the djacent parcel RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIEMBfts All aubdiv .lions and minor partitions are subject to solar access qu ents state that a minLnum of 80% of all Iota r® irei�era c®. Thecae r® item �� .. _. asd which determine solar acce is al nd ee9:I�f1Li.ty; r � � � � tea that 80 of ..:total number ��nh - � ires a� cr�aated twat be on ®rated for seller aacceaeiiaili�. T e _ . of bro�aos ed loth 1 demonstrate asp north -south .lien ®ion anf at . ]leant git.,p,ILIOniULdettoastrate a . ,front lot the or entatiora within 30 de •. sea. of a true salt webt iS. • The total or partial exemption •of a site from the eo1,ar ?heels requirement may be approved for the following reaaeonse . elopes pe po h - East, west or north a],o s rtes r thaan 2t�� • Off -site shade sources (structures, vegetation to� �grap y) • On -site Shade Sources (a egetaatio a) Page 2 • 71( )1( Adjustments allowing a reduction of the SO% solar lot design requirevent may be made for the following reasons: Reduced density or an increased cost of at least five percent due to either: * east, west or north slepe greater than lift, * .i.gnificant natural feature, * existing road or lotting pattern, * public ease ent or right-of-way. - Reduction in important development amenities. - Pre-existing shade (vegetation). PLEASE NoTE: telms_asAltext IplEe 1_1mlred which are sufficient to gem that the develsmetlt coal ElththeAstm....42pAgailtanitisnia, or that specific lots should be exempted or adjusted out. The following items shall' be included in the analysis: a. The north-south lot dimension and front lot line orientation of e.,..ch proposed lot; b. Protected solar building lines and relevant building site restrictions, if applicabl.; c. For the purpose of identifying trees related to exemption requests, a map showing existing trees which are at least 30 feet t,:,11 and over 6 inches diameter at a point 4 feet above grade shall be ubmitted. 4 This map shall including their height„ diameter, and pecies, and a statement declaring. that they are to be retained; and d. Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wintertime sun striking the south walls and roofs of the house, house orientation tiaximizing south window area, and a south-sloping roof area. ko ,chieve this, one may utilize the following: b. Protected Solar, Building Lines The solar building line must „,,) be oriented to within 30 degreAs of a true east-we tt axis, b) provid a minimum di z.tance of 70 feet from the middle of the lot to the south property line, and c) provide 4 minimum distance of 45 feet from the northernmost buildable -boundary of the subject lot to the north property line. c. Performance Options: There are two performanc= options which may be utilized. The first option requirx,e the house) to be oriented within 30 degrees of an emit:west axis .and have t least 80t of the ground floor' south w.,11 protected from shade. The second option requires that at least 32% of the glass and 500 square feet of the roof area face south and be protected from Shade. Elamialspiattiligi,y1sititt for f_____urt )iti_j#kc,)LtogLuediitig_tkq blt,44Lotosj kkal.sht and construction Page 3 • •i'••"'''' PMUCING AND ACCESS Required _sut ®mobile parking. spaces per dwelling unit. ne covered parking ;:pace per dwelling unit is required - Multiple family units with more than 2 bedrooms require two parking epacea per unit. No more than 25% of required spaces may be .f designated and /or di enaioned as compact spaces. Parking stalls shall dimensioned as follows: -- Staatdard parking space. dimeneione: 9 ft,. X 18 ft. -- Compact perking space dimen. ions. 8.5 ft. X 15 ft. andicapp ed parking: All park:Leo areas ahell provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, ae well as the parking stall dimensiona, are mandated by the Americans with Disabilities Act (ADA) . A handout icy avail..able upon request. A handicapped parking space eymbol shall be painted on the parking space ®urface and an appropriate sign shall be posted Bicycle racks are required for multi-family, commercial and indu trial developments., Bicycle racks Shall be located in areas protected from automobile traffic and in convenient locations. Bicycle parking . pace =' shall be provided on the basis of one space for every 15 vehicular parking spaces. All parking areas and driveways must be . payed. Minimum nuMser of accesses: Minimum access width: � ,' Maximum access width: Pedestrian access must be provided between building entrances and parking areas, outdoor common areas, and public of dewa.lks and streets. A inimum of one tree for every seven. parking spaces must be planted in and around all parking are s in order to provide a vegetati vie canopy effect. Landec pad parking areas shall include special design features n which effectively screen the parking lot areas from view. Thee = d sign Lr features may include the use of landscaped berms, decorative w net and raised planters. For d - :tailed information on detaign a�rr Obi requiirements for parking 18.106 and are s and accesses, see Development code Chapters 18.100, AID CLEAR VISION AREA y The City requires that clear vision area be maintained between three and eight feet in height at roam. /driveway roads railroad, and reread /road ititersootions . The rise cif the required clear vision area depend a upon the abutting street e a fuacional classification. rrt,ir r" i Page 4 • BUFFERING AND SCREENING In order to increase privacy and to either reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, the City requires landscaped buffer areas along certain site perimeters. Required buffer areas are descr. ed 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 reciaired; these are often advisable even if not required by the Code. The required buffer areas may o be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in Code Chapter 18.100. The required buffer widths which are applicable to your proposal area: ft—along east boundary ft. along west boundary i �. ing acres a. g is regs:r red a crag ,o,`ft n, ght obse:u ft. along north boundary ft. along south boundary TREES ta-STREET 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 feet of the right -of -way boundary. Street trees must have a minimum caliper of at least two inches when measr, red four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the tree at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. SIGNS Sign permits must be obt . ined 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 ass part of a development review application. Alternatively, a Sign code Exception application may be filed for review before the Hearings Officer. SENSITIVE LANDS Code Chapter 18.84 provides regulations for lands which are potentially unsuitable for development due to areas within the 100-year floodpla ground. wetland areas, ,,x1 slope = in excess of 2 percent, or natural dra�ina ev�a on unstable Staff will attempt to preliminarily identify ensa iti ve lands are y5: S at the pre-application conference based on av : i is ale information. RC.. , the resoonsad ility to ■precisely ident3:f; , sen landss areas °._ and their boundarie ®, the re ®wonsibil.ity of the al.ieant.. Areas meetin • the definitions of ensi t i ve lands must he clean indicated on slams submitted with . th = development applICation_ Page 5 • floodplain areas to the City for a condition of the approva Mt . Chapter 18.84 also provides regulations modification of sensitive lands areas. prohibited within flmjilanel- In t", tio for use, protection, or cases, dedication of 100-year k and open space areas is required as a development application. ...•••••••••■• ...norromersmoommewne.....e.rowompoommisloosimmiwam....mommessosorson...... ADDITIONAL CONCERNS OR COMMENTS rowm......mwommanow■Wor ,/••••••■••••,.............war......0*.woo.a.••••mmo■sommwsoomoasImo* 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 ecommendation 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 at the Community Development Department counter at City Hall. PLEASE)40TE: 112plications submitted by...221.1.,ort at the counter without Planning_IdmisjalLjameptance majsmjeztangd. Applications submitted after 4:30 P.M. on Thursday will be batched for processing with the following week's applications. Apja_lgiLttlostel_A-1.1.1.,MT_Intjagsesi.. after 3:00 P.M. on Frida s or 4:30 on other da s. saLnitbmit:ted with an a licatton shall be folded IN inchesi. One_161LAINAJ14_11 inch ma of a roA4sed Aro ect should be subMitI24-g2KAMMOMMAJatig5LIdattLII5Mtor ;dministretive decision - A lication with unfolded matg_nhgll_pgtAls_AgegetalL The Planning Division and thigitieting DiVistiOn Will preform a preliminary reView of the application and Will determine whether an application is complete within 10 days of the ootiter submittal. Staff Will notify an applicant it additional information or additional copies of the submitted Wateriald ate needed. The administrative decision Or pdblid heating Will typically occur appro1iMately 45 to 60 days after an application itiaddepted at bOing complete by the Planning DiVieidn. Applidatibod involving difficult Or: protracted issues or requ iring review by Other jurisdictions may take additiOnal tiMe:to review. Written recommendatiO4-,b from the Planning , staff are Lasted Seven (T) clays prior the pliblid heating. . zia 10 day public appeal period follows all land use decisions. An on this matter would be heard by the IOC itailkiPftig,.. Page 6 A basic flow chant which illustrates the review process is available from the Planning Division upon request.. This pre -appl ica r ion c ,nferonce and the note of the conf := rence are intended to inform the prospective applicant of the primary Community Development Code rega *i.;rements 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 Bite. The conference and notes canes, cover all Code require ent9 and aspects of good Bite planning that should apply to the development Of your ite . plan. Failure of the staff to provide information required by the Coda shall not constitute a waiver of the applicable standards or requirements. it is recommended th t a prospective applicant either y Development Code or ask any . guestioa s of City staff read �sx�aenrn e staf relat3.ve to Code requirestents prior to submitting an application. Another pre-application conference is r : quired if an application is to be submitted attor than six months at r this p - appliectio conference, un1es the second conference is deemed ua e y the Division PREPAR8D BY: IC 10 PLANNING DIVISION P' O s 639-4111 Page 7 PUBLIC FACILITIES The purpose of the pre-application conference is to: (1) Identify applicable Co prehensive Plan policies and ordinance provisions; (2) To provide City staff an opportunity to comment on specific concerns and (3) To review the Land Use Application review process with the applicant and to identify who the final decision making authority shall be for the application. The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Ri hteo f-way dedication: The City of Tigard requires that land, area be public: D is rights-of-way to dedicated to the 1) to increase abutting public g the ultimate functional street classification right-of-way width as specified by the Community Development Code; of ) for the creettiop of new st eete' ieeared,Ste4 sedzae,911-ei App oval or deve o mont application for this site will require right -of- waay dedication for: to feet from centerline. 2. to feet from centerline. 3. to Street it_ zarov entd s. 1. street improvements will be necessary along feet from centerline. • 2,, street improvements will be necessary along 3. Str T et improvemaente shall include feet of pavement from centerline, plus the installation of curb and gutters, storat sewers, underground p1, =,.cetent of utility wires (a fee may be collected if determined ppropri.Y,te by the Engineering Department), a five -afoot wide sidewalk (sidewalks may be r quired to be wider. on arterials or major collector treats, or in the Central Eusiress District) , necessary street signs, streetlight ., and a two o year streetlighting fee. In so improvement or other necers public rov im rovemencurrently practical, thy, street improvements may be p me is sere not aa�trctarr street p ... deferredo In such cases, a condition of development approval may be epedifi.ad which requLees y owner s ' to execute a noo- remons rance agreement wh ich waives the pro rty o dn ®g's right to remonstrate against the formation of a local improvement district formed to improves 2 e page 8 4 • Pedestrianwa, ,a /bikeways s a.nitarY Sewers= The nearest sanitary sewer line to this property is a(n) inch line which is located in ,,, The s ._. the sewer, Long the proposed developer responsibility to e , en• noosed development must be connected to a s taryy sewer de eloptbi= ..t Site /u ' .w /e �nr�.( t / tl.•1 ,nom / 6iater ulepi. v. The 7. 1A Water Di strict (Phone: 6.3-. 1 S ) provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. VFiProtection: Tualatin Valley Fire and Rescue District (Contact: Gene Birchill, 645 -8533) provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. other Agency Permits: Storm sewer im rovements: STORMWATER QUALITY FEES The Unified Sewerage Agency has established, and the City has agreed to enforce, ReSolut .on No. 90-43 Surface Water Management Regulations which t the applicant ma be offered an opportunity pay requires the of the City, of one site water quality facilities. .ty to the discretion o ya Fp a fee in lieu of the construction of anchn a facility. The resolution requires the Construction of a water quality facility and/or th- payment of a fee. The fee shall be based upon the amount of impervious surfaced for every 2,640 square {feet, or portion thereof, the fee shall be $285.00. The City of Tigard shall determine if a fe May be pa d or f- .cility Shall be constructed. ', '.r ,! '.� xr ...�;:" V TRAFFId IMPACT FEES In 1990, Washington do :. � �,' r IAA ± � � ��� ( ©l:l.�o+�,iM� fees from o unt ado �, at ? s, , ► :� it :..� ii de traf f is act Fee T1 ordinance. The Traffaf,c Impact I, ,,,4 l / new development �pment .. �' i .4� c _ pa W upon the Oity ° a transportation s stem. the applicant hall: h . reedited to pay y a fee hated based can the d�:�rpepla � � r ate im c' .. .:.... . upon the ius,ber of tri,. proposal develo, .ent. The calculation1r of then¶ IFcis to ed on the pos1ad use of the latind, the ite of the prOject, and a general use based fee oattgory. The TIF shall, ..be calculated at the time of__.bui.ld nc rmit ;is s In i3 noted ca.rcumstance c payment of the TIF may be allowed to be deferred until the issuance of an occupancy p h . i t. Def -rra ] of the payment until occupancy is permissible on he t - Tit greater than $5,00043004 Page 5 iOfti trVr / STREET OPENING PERMIT No work. shall be preformed within public right-of-way, or shall commence, until the applicant has obtained a street opening permit from the Engineering Department. 0 FINISHED FLOOR ELEVATIONS All projects that require a grading plan als require e applicant shall submit a typical floor plan for each lot This floor plan shall indicate th elevations of the four corner : of that plan along with elevations at the corner of each lot. PREPARED BY ENGINEERING DIVISION PHONE: 639- 4171 RP: i P. 4ET Page 10 Staff Date 377:1(4...:9 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all other materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639-4171. BASIC MATERIALS A) Application form (1 copy) [42 .,/ B) Owner's signature/written authorization C) Title transfer instrument W 0) Assessor's map (-7.. E) Plot or site plan NI/ F) Applicant's statement [9 (C4---Lriet-ef--Pr-oPeFtif-GwPer-e-Z-ackkessoe&-44thin-450-f•e•et I] (H) Filing fee ($-_,af.?..—) i1 ITEMS TO BE INCLUDED: SPECIFIC MATERIALS A) . Site Informatiorsahcmina (No. of copies _____): I ] 1) Vicinity Map _ C ] 2) Site size & dimensions C ] 3) Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) [ ] 4) Drainage patterns, courses, and ponds t ) 5) Locations of natural hazard areas including: a) Floodplain areas IL 3 b) Slopes in excess of 25% E ] c) Unstable ground C 3 d) Areas with high seasonal water table [ ] e) Areas with severe soil erosion potential [ ] f) Areas having severely weak foundation soils I ] 6) Location of resource areas as shown on the Comprehensive Map inventory including: a) Wildlife habitats (3 b) Wetlands [ 3 7) Other site features: a) Rock outcroppings 1] b) Trees with 6" + caliper measured 4 feet from ground level . 1) 8) Location of existing structUres and their uses t 3 9) Location and type of on and off-site noise sourcet E 3 10) Location of existing utilities and easements [ 1 11) Location of existing dedicated right-of-ways ( 3 . . . B) Bi±92.....202.1201.9.1.11192111!lbelitg (No. of toilits _): t ] 1) The proposed site aPd surrounding properties ( 3 2) Contour line intervals - t ] 3) The location, dimensions and names of all a) Existing & platted streets & other public Ways and easements on the site and on adjoining [ ] properties APPLICATION CHECKLIST - Page 1 '• • • • - • • • • • b) Proposed streets or other public ways & easements on the site. c) Alternative routes of dead end or proposed streets that require future extension 4) The location and dimension of: a) Entrances and exits on the site b) Parking and circulation areas c) Loading and services areas d) Pedestrian and bicycle circulation e) Outdoor common areas, f) Above ground utilities 5) The location, dimensions & setback distances of all: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site b) Proposed structures, improvements, utilities and easements on the site 6) Storm drainage facilities and analysis of downstream ,conditions 7) Sanitary sewer facilities 8) The location of areas to be landscaped 9) The location and type of outdoor lighting considering crime prevention techniques 10) The location of mailboxes 11) The location of all structures and their orientation 12) Existing or proposed sewer reimbursement agreements C) Grading...Elm (No. of copies ) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information: 1) The location and extent to which grading will take place indicating general contour lines, slope ratios and soil stabilization proposals, and time of year it is proposed to be done. 2) A statement from a registered engineer supported by data factual substantiating: . a) Subsurface exploration and geotechnical engineering report b) The validity of sanitary sewer and storm drainage service proposals c) That all problems will be mitigated and how they will be mitigated 0) ArchiteetwaLSERMinga (No of copies ): The site development plan proposal shall include: 1) . Floor plans indicating the square footage of all structures proposed for use on—site: and 2) Typical elevation draWings of each structure. C], C 3 1] (3 C) E) Landsc229.—Elan*(Wo. of coPies'_):.' ( The landscape plan shall be drawn at the same scale of the site analysis plan or a lii-ger scale if necessary and shall indicate: 1) Description of the irrigatioh system where applicable E 3 2) Location and height of fences, buffers and screenings APPLICATION CHECKLIST -- Page 2 • • 3) Location of terraces, decks, shelters, play areas and common open spaces 1 1 4) Location, type, size and species of existing and proposed plant materials. C 1 The landscape plan shall include a narrative which addresses: 1) Soil conditions. 1 ] 2) Erosion control measures that will be used. 1 3 iSE ®raw nas Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. C 3 C) Traffic generation estimate C 3 H) Preliminary partitionor lots tL•mnt map_ showing, (No. of Copies _�c2 ) 1) The owner of the subject parcel C` 2) The owner's authorized agent 3) The map scale, (20,50,100 or 200 feet=1), inch north arrow and date 4) Description of parcel location and boundaries 1 5) ) Location, width and names of streets, easements and other public ways within and adjacent to the parcel C 6) Location of all permanent buildings on and within 25 feet of all property' lines C 417 7) Location and width of all water courses C 3 feet above rouses with 6 °° or greater caliper at 8) Location of any trees ground level ( 9) All slopes greater than 25% a 10) Location of existing utilities and utility easements C 11) For major land partition which creates a public street: a) The proposed right —of -may location and width C 3 b) A scaled cross -- section of the proposed street plus any reserve strip C1 12) Any applicable deed restrictions C 13) Evidence that land partition will not preclude �v efficient future land division where applicable 1 Subdivision Preliminary p and data v ire (No. of Copies ) 1) Scale equaling 30, 50,100 or 200 feet to the inch and limited to one phase per sheet C 3 2) proposed ion 1 3 . . p d na6�.�Q of the subdivision - 3) Vicinity map showing property's relationship to 11yy arterial arterial and collector streets C . ... �, - _ p 4) Names, addresses and telephone numbers of the owner' r�er developer, engineer, surveyer, designer, as applicable(' 1 5) Date of application ) ct to be subdivided C 7 6) Boundary lines of tract Names of adjacent subdivision or names of recorded owners of adjoining parcels of unsubdivided land C 8) Contour lines related to a City—established bench- mark at 2 —foot intervals for 0-10% grades greater than 10 C j APPLICATION CHECKLIST --- Pace 3 411 The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision): C ] a) Public and private right-of-ways and easements [ ] b) Public and private sanitary and storm sewer lines [ ] c) Domestic water mains including fire hydrants C ] d) Major power telephone transmission lines (50,000 volts or greater) C ] e) Watercourses C ] f) Deed reservations for parks, aspen space, pathways and other land encumbrances C 1 10) Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated C 3 11) Plan of the proposed water distribution system, showing pipe sizes and the location of valves and fire hydrants. C 1 12) Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision. C] 13) Sca'? ed cross sections of proposed street right-of-way; C ] 14) The location of all areas subject to inundation or storm water overflow [ 3 15) Location, width and direction of flow of all water- courses and drainage ways C ] 16) The proposed lot configurations, approx mate lot dimensions and lot numbers. Where lo s is are to be used for purposes other than residential, it shall be indicated upon such lots C 17) The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level, and the location of proposed tree plantings,, if any 'C ] 18) The existing uses of the property, including the location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting C 19) Supplemental information including: a) Proposed deed restrictions (if any) C 3 b) Proof of property ownership t ] c) A prosedplan for provision of subdivision improvements C 3 20) Existing ng at features uding rock out- croppings, Wetlandsand�arsharea : C 21) If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application. t 3 Other InfOrmation (2,36211/0010 )• APPLICATION Ct-it =ct<L ST °-= Page 4 1. 2.. iOTIPICATION LIST FOR ALL APPLICATIONS 410 FIFO NO. 2) ecepi�e CPO NO.. CITY DEPAI2'd29ETTS Building Official /Dave S. City Recorder T% Engineering /Chris D. V Permits Facilitator/Viola G. 3. ESPECIAL DIS CTS Fire District (Pick-up box) 7cigard Water District 8777 SW Burnham St. Tigard, OR 97223 Tualatin 'idler Watts: District 6501 SW Taylore Ferry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co. Land Use S Tran ®p. 150 N. Pivot Ave. ailluboro, OR 97124 Brent Curtis Kevin Martin Mike Borrreaon --,r Scott Xing - -. - - -- Fred Eberle ti.ty of Beaverton tier Bendry x - Principal Planner 00 Box 4755 Beaverton, OR 97076 City of acing City City Manager 15300 SW 116th Ring City, OR 07224 City of Lake Oswego City Menager 380 SW A Lake Oswego, OR 97034 State Highway Division Bob Doran - PO Box 25412 Portland, OR 97225 -0412 5. SPECIAL AGENCIES v4 Oenneral Telephone Engineering Office PO Box 23416 gard, OR 97281 -3416 13W Natural Gab Scott Palmer 220 kw Se.'ond Ave. Portland, OR 97209 TC I C ableviaaion of Oregon Hike faallock 3500 SW Bond tit..... Portland, OR 97201 ColUMbir !Cable _(Prank Stone) 14200 SW B cigadoon , di. Beaverton, 012 97009 6. STATE AbsticIgs Amronautice Div. (ODO►A') .�. Division Of State tanda Commerce Dept. - @4.i;. Park Fidh 4 Wildlife PUC Dept. Of Environ. gnality FEDERAL AGENCIES Corps. of Engineers Post Offica Parka S 1:ecreatian Board Police Field Operationo School Diet No. 48 (Beaverton) Joy Pahl PO Box 200 "asaavertca, OR 07075 School. Dint. 23J (Tigard) 13137 SW Pacific Hwy. Tigard, OR 97223 Unified Sewerage Agency /SEN Program 155 N. Firet St. Hillsboro, OR 97124 1adaay Commission 320 SW Stark Room 530 Portland, OR 97204 MET1O CENENSPACES MORAN Mel Buie (CPA °e /ZOA °a) 600 EN Grand Portland, OR 97232 -2736 DLCD (CPA °o /ZOA's) 1175 Court St. HE Salem, OR 97310-0590 Other City of Durham City Manager PO Box 23483 -3483 Tigard, OR 97224 City of Portland Planning Director 1120 SW 5th Portland, OR 97204 0007, LOMien Rebmann 9 r4ilVankilo, OR h97922 Blvd. City of TuaalatS n PO Bak 369 Tualatin, OR 97062 Portland General Elec. Brian Macre 14655 SW Old Scholla Pry Eeaverton, cm 97007 Metre Area Conimrunicaticna Jason Heawitt Twin Oaks technology Center 1815 MW 169th Place S -6020 Beaverton; CB 97006 -4086 us Oast - Pate Neleon X21 � St. Portland, oR 97204 �, -,,,, Tri..Mat Transit Saw. Rucx 4012 SE 17th Av'. Portland, OR 972o2 - DOCAMI OTHER Southern Pacific Traaanportat4an..Company Duane M# Porney PLS - Protect angineer 308 PI 6th Avenue, %. 324, Union Station Portland, OR 07200 iireigrinteMaigASKISPZIMPamegmacrucra /11/7+WAT / Iry 124. ,' i,)SG 'D 4-' / l 77 C /4'5-5 Ndei, • t ?br M* /$73 CD GCS/ A GuigAi /' ,4 ! PAotorR /NT r /aft' 4.C.., G_S 0,1 i15 7 l`°/ /-1547-n /WA-7- 4o vs D P4-jQ7' i 77 A, /4-55' 5.. ,.1, 6 4 A.dv,` ‘"-- rC b r-kk M i' /57 3 ` D 773X LoT 406 r p/ oPr R r &),5 rti 1 l-- /./ -1U5 7, it; ere A rzi/I-cod rax} p D 'C.. 6 , AA') 64/i 774,t'Ak -ix d 744 i"f ,1 h7i, RECEIVED SEP 1 4 1993 COMMUNITY DEVELOPMENT • LEGIBILITY STRIP 95TH 94th case OF T1GARb[ANNLNGDEP DATE: CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES POTENTIAL APPLICANT: Phone: i4- PROPERTY LOCATION ��` ADDRESS: TAX MAP & TAX LOT: NECESSARY APPLICATION(S): TC- Air AGENT: Phone: 9 ' o,. dam- PROPOSAL DESCRIPTION: _ 7 14 I i "f h C T� r '" i COMPREHENSIVE PLAN DESIGNATION: ZONING DESIGNATION: ete, 1DEArn 4 NEIGHBORHOOD PLANNING ORGANIZATION # :_ CHAIRPERSON: PHONE: ZONING DISTRICT DIMENSIONAL REQUIREMENTS Minimum lot size; 4022 sq. ft. (.414;1F Minimum lot width: ; ft. Setbacks: .Xroitt , , ft. side /0. _ ft., rear 0,C ft. garage ft. corner s ft. from both streets. Maximum site coverage: _-1.% Minimum landscaped or natural vegetation area: 1 Maximum building height: ..:311. ft. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS 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. Maximum lot depth to width ratio of 2.5 to 1. SPECIAL SETBACKS Streets: ,J0 centerline of 150 c.�g Established areas: f fromc ft. from Lower intensity zones : ft, along the site's „,_boundary Flag lot: 10 foot side yard setback. Zero lot line lots: minimum 10 foot separation between buildings. Multi- family residential building Separation: See Code Section 18.96.030. Accessory structures up to 528 square feet - 5 ft minimum setback from side and rear lot lines. Accessory structure up to 1000 sq. ft. on parcels of at least 2.5 acres in size - See applicable zoning district setbacks for primary structures. Page 1 FLAG LOT BUILDING HEIGHT PROVISIONS Maximum height of 1-1/2 stories or 25 feet, whichever is less in most zones; 2-1/2 stories or 35 fLet in R-7, R-12, R-25 or R-40 zones if standards of Code Section 18.98.030(B) are met. RESIDENTIAL DENSITY CALCULATION Community Development Code Chapter 18.92 specifies that the net residential units allowed on a particular site may be calculated by dividing the net area of the developable area by the minimum number of square feet required per dwelling unit in the applicable zoning dictrict. Net development area is calculated by subtracting the following land area(s) from the gross site area: 1. All sensitive lands areas - land within the 100 year floodplain - slopes exceeding 25% - drainageways 2. Land dedicated for park purposes 3. Public right-of-way dedication 4. All land provided for private streets (includes accessways through parking areas) The City of Tigard allows a residential density transfer of up to 25% of the units that could otherwise have been developed on sensitive lands areas listed in (1) above to the developable portion of the site in accordance with Code Section 18.92.030. It is the responsibility of the applicant for a residential development atplication to provide a detailed calculation for both the permitted * residential density and the density transfer. RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing property within 100 feet of ds developed at a density-eater Comprehensive Plan de ignation (not density in a zoning district, any nated established area shall et be th 125 percent of *- maximum zonin ) of the adac» parcel. RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENT All subdivision and minor partitions a e bject to solar access requirements wh ch state that 80% of all lo created must be oriented for solar accessib lity. The characteristic of a solar-oriented lot are high levels of wintertime e sun striking t south walla and roofs of the house, house orientati n maximizing so window rea, and a south-sloping roof area To achiev this, on y utilize t e following: a Basic requirement Lots with at east a 90 foot north-south lot dimension and a front lot line o entation within 30 degrees te!e an east-west axis; b. Protected Solar Building Line • The Solar building line must a) be oriented within 30 degrees o east-west, b) be a minimum of 7U feet from the middle of the lot o the south, c) be a minimum of 45 feet from the northernMost bu dable boundary of the subject lot. c. Performance Options: oriented within 30 80% of the grown second option r feet of the r The first option requires the house to be greesi of an eat-west axis and have at least floor's south wall protected from shade, The ires that at least 32% of the glass and 500 square f area face south and be protected from ahade. Page 2 * * Total or partial exemption of a site from the solar be approved for the following reasons: East, west or slobft- teeper than 20%. - Off-site he sources (stru ro4, vegetation, topography). - On-sit shade sources (vegetati ). access requirement can Adjustments allowing a reduction of the 8O solar lot design requirement can be made for the following reasons: - Reduced density or an increase li cost f at least five percent due to either: * east, west or north slope grea. r than 10% * significant natural feature, * existing road or lotting patte * public easement or right-of-wa - Reduction in important development -aenities. - Pre-existing shade (vegetation Map deve lots a included re ired w and text are .went corn lies with t' ould be exempted a. b. C. d. is are solar desi adjusted out. The north-south lot dimension and proposed lot; Protected solar building li restrictions, if applicable; For the purpose of identifyin a map showing existing trees diameter at a point 4 fe diameter, and species, a fficient to chow that the standards, or that specific The following items shall be ront lot line orientation of each OS and relevant Imilding site trees related to exemption requests, at least 30 feet tall and over 6 inches above grade, including their height, Stating that they are to be retained; and Copiesi of all privatf,)6strictions relating to solar access. PARKING AND ACCESS /I Required automobile parking: per dwelling unit. r. -one covered parking space pe unit required -multi family units with more than 2 bedrooma require two parking spaces per unit. 25% of required spaces may be designated compact-only spaces. Standard parking space dimensions: 9 ft. X 18 ft. Compact parking space dimensions: 8.5 ft. X 15 ft. Handicapped parking: All parking areas providing shall provide appropriately located and designated handicapped parking spaces. The minimum number of handicapped parking spaces to be provided and parking space size are mandated by the Americans with Disabilities Act (see handout). A handicapped parking Space symbol shall be painted on the parking space surface and an appropriate sign shall be provided. Bicycle racks are required for multi-family residential developments. ?C, Bicycle cracks shall be located in areas protected from automobile traffic and in convenient locations. parking areas and driveways must be paved. Page 3 4 tit Minimum number of accesses: in - --�• Minimum access width ___ r,► v°I- , ..... Maximum access width: *' ,.•. -„.m_ edestrian access must be provided between building entrances and parking areas, outdoor common areas, and public sidewalks and streets. A minimum of one tree per seven parking spaces must be planted in and around all parking areas in order to provide a canopy effect. Landscaped Xscreening of parking areas from views from public rights -of -way must be provided. For detailed information on design requirements for parking areas and accesses, see Community Development Code Chapters 18.106 and 18.108. CLEAR VISION AREA The City requires that clear vision areas be maintained between three and eight feet y clear road/railroad, and road /road intersections above a road/driveway, he size of the required vi ion area depends upon the abutting street's functional classification. BUFFERING ANT SCREENING In order to increase privacy and to reduce or eliminate adverse noise or visual impacts between adjacent developments, especially between different land uses, thc3 City requirea 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 achieve a balance between vlrtical and horozontal plantings. Site soadui inblsc even or fences are Bali o required . in some cases and are often g not required. Required buffer areas may only be occupied by vegetation, fences, utilities, and walkways Additional information on required buffer area materials and sizesit may be found in Code Chapter 18.100. Required buffer widths applicable to your proposal area c,u ft alone north boundary 10 ft. alon g t bou eas ndary 4l�cr /6 or o► m1 ft. along south boundary AD ft. along west boundary 1 g g required along fit' ' baLA6iG .err In addition, si ht obscuring is r� irsd alas a t G1 A 0 Gt S + ! E a 'I ` '1 e_- _ _A W"",,,_, �'�` -r 1�1 '. ,j7 k''�? ' Page - 4 e 4 e ea,,e e e.ee ee ••-• • • LANDSCAPING treet trees are required for all developments fronting on public or private street and for driveways more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six feet of the right-of-way boundary. Street trees must have a minimum caliper of two inches at four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on mature tree size. Further information on regulations affecting street trees and a list of recommended street trees may be obtained from the Planning Division. ..1.101■010•11.11■1■10.1■1■10114.*.■ :./1101.1•WM10•0 W.0.110■11.1.11.0.11.10.}0.1■1•10MIS 4.11,1■7••■•■•••■ SIGNS ,Permits must be obtained b.fore erecting 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 developmest application. .--, -------- ---.............. SENSITIVE LANDS Code Chapter 18.84 provides regulations for lands potentially unsuitable for development due to areas within the 100-year floodplain, natural drainageways, wetland are asN on slopes in excess of 25 percent, or on unstable ground. Staff will attempt to preliminarily identify sensitive lands area at tho pre-application conference based on available information. Howevere_sejimicmsibility to preciaggaLIAgglIfy_siensitive lands areas, and their boundraries thq Applicant. _m_efu3_ rneatEkm, definitions of sensitive lands must be clearly indiagtedmplans submitted with a developmgatappliggtion,.... Chapter 18.84 provides regulations for the use, protection, or edification of sensitive lands areas. Residential development is prohibited within floodplains. In most cases, dedication of 100-year floodplain areas to the City for park and open space areas is required as a condition of approval of a development application. _ jelga_VS.:_eS, ADDITIONAL CONCERNS OR COMMENTS ro.....nnrvornm....■....•••■rwomore Isw.wewnw■...■. Page 5 r ■41.1.4,: • PUBLIC FACILITIES The purpose of the pre- application conference is to: (i) identify applicable Comprehensive Plan policies and ordinance provisions; (ii) to provide City staff an opportunity to comment on specific concerns; and (iii) to review the application review process with the applicant including identifying who will b the final decision maker for, the application. The extent of necessary public improvements and dedications to be required of the applicant will be recommended by City staff and approved by the appropriate authority. There will be no f :nal recommendation to the decision maker by City staff until all commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your project. Eight-of -wa dedication: The City of Tigard requires that land area be dedicated to the public to increase abutting public rights -of -way to the ultimate functional street c teific -.tion rights -of -way width specified by the Community Developmen.:ode or to create new streets. Approval of a develop dedication of right -of -wa ent appli atio this site will require 1. to feet from centerline. 2. to Street improvements: feet from centerline. 1. street prow .tints will be cessary along 2. streer improvements will be necessary along 3. Street imp ovements will include centerline, . rya and gutters, storm s utility wires in most cases. Alternati foot wide side alk (may be wider on necessary street ns, streetlights, feet of pavemen from were, underground pl. =nt of ely, a fee is col ed) , a five- arterials o „° a j or collectors) , and ear streetlighting fee. In some cases where street imp •vements or other necessary public improvements are not currently pr ctical, the street improvements may be deferred. In these cases, as condition of development approval, the property owner(s) must execut- a non- remonstrance agreement which waives the property owner's right remonstrate against the formation of a local improvement district for w d to improve: 1. 2. Pedestrianwaye /bikeways: gani d t Scorers The closest Sanitary sewer to this property is an' ,. inch l line located at E .. S L development must be connected to a sanitary sewer. res g ens b 1 _extend^ 1e-se' ar it i her^p ^opus: i, development site's The proposed 'deg I :� 4 h , WatE Su l s The • 4 1) Water District (Phones provides public water service in the area of this site. The District should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (Cuntacts Gene rchi F.._. of �:.rchi.11, 526-2469) provides fire protection services information within the Tigard. The District should be contacted for �rsn adequacy of circulation Gystems, the need for ii.re hydrants, or other questions related to fire protection. Other Agency Permits: Stcr, sewer itis►nroYQments STORMWATER QUALITY PEES The unified Sewerage Agency has established and the City has agreed to h enforce, Resolution. No 90 -43, Surface � Water Management Regulations, requiring the construction of on -trite water quality faCilities or fees in lieu of their construction. The resolution requires that a fee and/or The fee is based on construction of a water 2640 square feet or if the amount of impervious � a . d determines ii a fee thereof, the fee shall be $2 00. The City of Tig or facility shall be built. TRAFFIC IMPACT FEES In 1990, Washington County adopted a county -wide Traffic Impact Fee (TIF) ordinance The Traffic Impact program will collect fees from new development based on the impact on the transportation Developing properties will be reouired to pay basd on the of trips they are projected to generate. The TIF is calculated based on type of use, size of project, and a general use based fee category. The TIP shall be calculated at time of building permit issuances In limited circumstances, payment of the TIF may be allowed to be deferred until issuance of occupancy permit,. Deferral of payment until occupancy is permissible only when the TIF is greater than $5,000.00. STREET OPENING PERMIT Na work within a public right-of-way the applicant ant has obtained a street opening permit from the Engineering FINISHED n al] p ojELEVATIONS cts th that require a grading plan, the applicant shall submit on al]. projects tha with the grading plan a typical floor plan for each lot which shall have the elevations of four corners of that plait along with elevatione at the corner of each lot. PREPARED BY: J6W4, OrrEER.-- ENGINE RING DIVISION PHONE: 639 --4171 JO: PREAPP .fST Page 8 4,4,T% �r5 AA PROCEDURE Administrative staff review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public Planning Commission with the Commission making a® before recommendation on Ponthe proposal to the City Council. Another public hearing is held by the City Council. All applications must be accepted by a Planning Division staff member at the Community Development Department counter at City Hall. Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. Applications submitted after 4 :30 P.M. on Thursday will be batched for processing with the following week's applications for processing. No applications will be accepted after 3:00 P.M. on Fridays or 4:30 on other days. Ye stns submitted with an ppllicat yen shall be be =ADVANCE to 8.5 b 11 ixtohes . One 8.5 inch by 11 inch main of a oxoioe ©d x t ®houLld be submitted for attachment to the staff re or administrative decision. The Planning Division and Engineering Division will do a preliminary review of the application and will determine whether an application is complete within 10 days of submittal. h,eStaa Staff will materials are if additional information or copies of needed. The administrative decision /public hearing typically will occur approximately 45 to 60 days after an application is accepted as complete by the Planning Division. Applications involving difficult issues or requiring review by other jurisdictions may take additional time to review. Written decisions are issued within 10 days of the hearing. A 10 day appeal period follows all d isions. An appeal on this matter would be heard by the j ^ vti tit tea WI a 21 . A basic flow diagram illustrating the review process is available from. the Planning Division. The pre-application to nform the conference prospective� a the pplicant notes of o the the primary Community Development Code requirements applicable to development of a particular Development qu PP p site and tea allow the staff and prospective applicant to discuss the opportunities and conetrainte affecting development of the site The conference and notes cannot cover all, Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of to p applicable standards orre qu requirements. I not constitute a waiver of the ads information rggt�ireat by gobs Code shat. t is PP recommended that a prospective applicant either obtain and read the Community Development Code k any questions of City staff relative to Code requirements prior to submitting an application. Another pre - application conference is required if an application is to be submitted more than six months after this pre- application conferences unless the second conference ie deemed unrecessary by the Planning Division. PREPARED BY: PLANN/NG _VISION PHONE: 639 -4171 r f_� r LEGIBILITY STRIA Y * . • _ _ _ Y • ,,' i:, .. " - F ��. �: r t -s'^ r• ..:. j' � � i _ _ 1 • "' 4 1 •."'�'�'L 3 _ ys Y'� 2. NOTIFICATION LIST FOR ALL APPLICATIONS 'MPO NO. (7) copies CITY DEPAFtTNTS building Official /Brad R. Enty Recorder gineering /Chris D. • Permits Facilitator /Viola 3. SPECIAL DIS CTS .Fire District (Pick -up box) Tigard Water District - 8777 SW Burnhah St. Tigard, OR 97223 G. Tualatin Valley Water District 6501 SW Taylors Ferry Rd. Tigard, OR 97223 4. AFFECTED JURISDICTIONS Wash. Co. Land Use f Transp. 150 N. First Ave. Hillsboro, OR 97124 Brent Curtis Kevin Martin Mike Borreson Scott King Fred Eberle City of Beaverton Jim Bendryx - Principal Planner PO Box 4755 Beaverton, OR 97076 City of Xing City City Manager 15300 SW 116th King City, OR 97224 City of Lake Oswego �"— City Manager 380 SW A Lake Oswego, OR 97034 state Highway Division ,_, Bob Doran PO for 25412 Portland, OR 97225 -0412 5. SPECIAL AGENCIES C.,-General Telephone Rusa Wells 12469. -a Main St. TT gado OR 97223 NW Natural Gas Scott Palmer 220 NW Eleoond Ave. Portland, OR 97209 TCI Cableviuion of Oregon Mike Eallock 3500 SW Bond St. Portland, OA 97201 CoL ambla Cable (Frank Stone) — 14200 SW Brigadoon Ci4. Beaverton, OR 97005 6. STATE AGENCIES Aeronautics Div. (ODOT) Division of State Lands Fomm er ceiDept e - 14.14' Park PUC Dept. of Environ. Qtdality 7. FEDERAL AGBNCXEM Corp©: of Engineers — Post Office 8 OTHER southern Paoifis Tranepoxtation Company Duane Hd Porney, P1S - Project 3ngineer: 8001 NFL 6th Avenue, R. 124, Union Staatibn Portland, OR 97209 CPO NO. Parks S Recreation Board pd ice ;,�r'Field operations School Dist No. 48 (Beaverton) Joy Pahl PO Box 200 Beaverton, OR 97075 School Dint. 230 (Tigard) 13137 SW Pacific Hwy. Tigard, OR 97223 ,Ura�fi, Sewerage Agency /SWM Program 155 R. Piret St. Hillsboro, OR 97124 Boundary Commission ---' 320 SW Stark RoOm 530 Portland, OR 97204 METRO ---- 2000 SW let awe. Portland, OR 97201 -5398 DLCD (CPA's /ZOA'a) 1175 Court St. NE Salem, OR 97310 -0590 Other City of Durham City Manager PO Box 23483-3483 Tigard, OR 97224 _._._. City of Portland Planning Director 1120 SW 5th Portland, OR 97204 ODOT. Lidwien Rahmann 9002 SE McLoughlin Blvd. Milwaukie, OR 97222 CPO B ity of T 369 ualatin c Tualatin, OR 97062 ortland General Elec. Brian Moore 14655 SW Old Scholia Fry. Beaverton, OR 97007 _A( Metro Area Communications Jason Hewitt Twin Oaks Technology Center 1815 Ill 169th Place S -6020 Beaverton, OR 97006 -4886 US West — Pete Neleof 421 SW Oak St. Portland, OR 97204 Trl -1nt Transit bev. itim Knox 4012 8E 17th Ave. Portland, OR 97202 bboANI OTHER 1 Staff Date CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT APPLICATION CHECKLIST The items on the checklist below are required for the successful completion of your application submission requirements. This checklist identifies what is required to be submitted with your application. This sheet MUST be brought and submitted with all ot,er materials at the time you submit your application. See your application for further explanation of these items or call Planning at 639-4171. BASIC MATERIALS A) Application form (1 copy) (lay B) Owner's signature/written authorization C) Title transfer instrument D) Assessor's map E) Plot or site plan Evr F) hpplicant's statement (414_14..34-ef-pmpA.Ftry-4mmer.6-4-ad 'thin-zsta-feat 1 3 (H) Filing fee ($ See 4'e-- sOteeet..4. i ITEMS TO BE INCLUDED: • SPECIFIC MATERIALS A) Site Information shoAga (No. of •ztopies ___): 1 3 1) Vicinity Map 1 3 2) Site size & dimensions E 3 3) Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) 1 3 4) Drainage patterns, courses, and ponds E 3 5) Locations of natural hazard areas including: a) Floodplain areas I 3 b) Slopes in excess of 25% E 3 c) Unstable ground 1 3 d) Areas with high seasonal water table ( 3 e) Areas with severe soil erosion potential I 3 f) Areas having severely weak foundation soils ( 3 6) Location of resource areas as shown on the Comprehensive Map inventory including: • - a) Wildlife habitats t 3 b) Wetlands 3 7)— Other site features: a) Rock outcroppings I 3 b) Trees with 6" + caliper measured 4 feet from ground level ii•-‹: 8) Location of existing structures and their uses :) Location and type of on and off—site noise sources 1 3,,/ 10; Location of existing utilities and easements EL-1- 11) Location of existing dedicated right—of—ways E 3 B) Site Developmmtplgp showing (No. of copies ): t L,■- 1) The proposed site and surroUnding properties 2) Contour line intervals Eq 3) The location, dimensions and names of all: a) Existing & platted streets & other public ways and easements on the site and on adjoining IA properties APPLICATION CHECKLIST — Page -V3i*OWYM b) Proposed streets or other public ways & easements on the site. c) Alternative routes of dead end or proposed streets that require future extension 4) The location and dac ension of: a) Entrances and exits on the site b) Parking and cir9ulation areas c) Loading and services areas d) Pedestrian and bicycle circulation e) Outdoor common areas, f) Above ground utilities The location, dimensions & setback distances of all: a) Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25 feet of the site b) Proposed structures, improvements, utilities and easements on the site 6) Storm drainage facilities a d Tone 7) Sanitary sewer facilities 8) The locati fn of areas to be landscaped 9) The jocation and type of outdoor lighting considering crime prevention techniques 10) The location of mailboxes 11) The location of all structures and their orientation 12) ... Existing or proposed sewer reimbursement agreements Gradir 2J Mr (Mo. of copies _:) The site development plan shall include a grading plan at the same scale as the site analysis drawings and shall contain the following information. 1) The location and extent to which grading sill take place indicating general contour lines, ratios and soil stabilization proposals, and time of year it is proposed to be done. A statement from a registered engineer supported by data factual substantiating: a) Subsurface exploration and geotechnical C ngineerin0 report b) The validity of sanitary sewer And storm 3 drainage ge service proposals c) That all problems will be mitigated and how they will be mitigated �.1pQr =,1_[ iitectural p win s (No. of copies + ,) . D) Ar•cl� ...,.,.�. --- proposal shall include: t plan prop plans an footage of all The site Ge�,reloprnend�cati.ng 1) Floor pla orhusegon- ss.te��an�9 proposed f sticaluelevation drawings of each structure. 2) Tip' L„an�dscahe� . (No • of copies - ca e The landscape plan shall be drawn at the same scale of the o shall site analysis plan or a larger scale if necessary 1) Descri irrigation where applicable [ ] . 1 2) Location and height of fences, buffers and screenings It APPLICATION CHECKLIST - Page 2 C] C] a aywiy }� 3) Location of terraces, decks, shelters, play areas and common open spaces [ 4) Location, type, size and species of existing and proposed plant materials. Ei-'3"- The landscape plan shall include a narrative which addresses: 1.) Soil conditions. . E 3 2) Erosion control measures that will be used. 1 3 F) aifflaneik2al Sign drawings shall be submitted in accordance with Chapter 18.114 of the Code as part of Site Development Review or prior to obtaining a Building Permit to construct the sign. 11/ G) Traffiratio_n estimate 1 3 H) Prelir_j_LniamTpartitiornead'ustlorr_j_p_onentnashowinq (No. of Copies ): 1) The owner of the subject parcel ( 2) The owner's authorized asi, At 1 3 3) The map scale, (20,50,100 or 200 feet=1), inch north arrow and date 1 3 4) Description of parcel location and boundaries 1 3 5) Location, width and names of streets, easements and other public ways within and adjacent to the parcel 1 3 6) Location of all permanent buildings on and within 25 feet of all property lines 1 3 1) Location and width of all water courses 1 3 0) Location of any trees with 6" or greater caliper at 4 feet above ground level 1 3 9) All slopes greater than 25% [ 3 10) Location of existing utilities and utility easements 1 3 11) For major land partition which creates a public street a) The proposed right-of-way location and width 1 3 b) A scaled cross-section of the proposed street plus any reserve strip [ I 12) Any applicable deed restrictions 1 3 13) Evidence that land partition will not preclude efficient future land division where applicable 1 3 I) Subdivision2121Aminary1214Illapatnd data showing(No. of Copies 1) Scale equaling 30,50,100 or 200 feet to the inch .... - and limited to one phase per sheet 1 3 2) The proposed name of the subdivision 1 3 3) Vicinity map showing property's relationship to arterial and collector streets t 3 4) Names, addresses and telephone numbers of the owner developer, engineer, surveyer, designer, as applicable( 3 5) Date of application [3 6) Boundary lines of tract to be subdivided ( 3 7) Names of adjacent subdivision or names of recorded owners of adjoining parcels of unsubdivided land 1 3 0) Contour lines related to a City-established bench- mark at 2-foot intervals for 0-10% grades greater than 10 % [ I 112;31 11300 ro., ,:, i 1 :11,...3,'::.3 .„, I, • I ',' ' I. ..J y- ._..._ ih I134v 1 i,3 , 114c , , ,1 11405 Tana � rya ti 1 a71 t\ Ef) as ti (a() cfl i for q41* ..q = MO an. ....... •-- in alb t.- O) Oil Qwa 4• 'o{(' 'd l?I — "�YC'1 � t7 :7-41) ft, h` s i!/ - -�•r 1 / J _ 1 946C --,. ;i• r "- ""L Lhh.` 1j 1 !! 4 86 5 r °1 15 !0255 L - "`" . • — 1152 a) m Ct, ear) 0 ad °I v, 0000 aA in _.. '1.; 4s• r a, , Nt if) tin an --- .. 11547 -..... o. _ _ -...e. ... 11549 9 11551 trl t !'• ere � ! r � � $ ... Very cn ,. a•, - t� 6. ... e, re P 411 ,spry ». �.'� -tiy a , s 1164)6 ir �+ �' .V �'�' e 1. ' q. t 9918 -�� '\ VS161 — O'D \�1 +314 .: on Cn 'h r'r" Cn r •, �� qr-""----"'"--'. ,.ri- ••--- .�..r....+1.....:,ir 11G:55 11670 1 t G 02 .,n ise jar Alin �; s m r 11'605 ../..k; I, 1 11640 !� S LEWIS LA^1f /r ■ 11650 4 0 0 afl, in 0 o r.i '� t. CT) - -� rn a rn E i ..- 6.IYrr.n . .. M 11585 11 665 11/35 11700 11760 n 9775 •� /'45 37( 17b5 • X 73, )70 " , �.3.10 910NQONV, CT.r 9 • C� 73 �, )1.12 11835 15135CD -03500 e • • o • • O • • • WOOLDRIDGE, RICKY D AND CONNIE J 9655 SW 'LEWIS LANE TIGARD 1S135CD -03601 OR 97223 EATOH, KEVIN MICHAEL 9625 LEWIS LANE TIGARD OR 97223 IS135CD -03.tO 00'04)64.00.00000 •00..• FREDERICK, FRANK C KATHERINE 9595 SW LEWIS LANE TIGARD OR 97223, 1513 5CA ®014® o e . s u . • . • . • .°******" WONG, NORMAN it F AND . ANN M 2433 NE 11TH PORTLAND OR 97212 1S135CA- 01402 - - - . .... ... . WONG, NORMAN K F AND ANN M I 2433 NE 11TH PORTLAND OR 97212 1S135CA -01403 .....•........ ....• ROBERTS, RANDOLPH JOANN 11430 SW GREENBURG TIGARD OR 97223 1S135CA -01500 ECGERT, JULIA L 7575 SW 87TH PORTLAND OR 97223 18135CA -02300 .•o......oso.•••00••• JANIS YOUTH PROGRAMS, INC 738 NE DAVIS PORTLAND OR 97232 1S135CA- 02400 .....o ......... .... DAVIS, MARGARET M TRUSTEE 11470 SW GREENBURG RD TIGARD OR 97223 1S135CA- 01600 FURBER, ALICE 113155 SW 97TH CT TIGARD OR 97223 1S135CA -02302 .e ................... JANIS YOUTH PROGRAMS, INC 738 NE DAVIS PORTLAND OR 97332 [Page Too Large for OCR Processing] E,_ REA DA CCiI EEK DATE: —E9 ua 4. 1994. FROM Tigard Planning Department MINOR LAND PARTITION � , d TnTCTM 1S1 3 54p, tax lot 400). � RE: r Road 115 SW Greenburg � VARIANCE VAR 94-0001 D�2Ei�tY�T A request for the following development applications: 1) Minor Land Partition approval to divide one parcel of approximately 26,136 square feet into three parcels of "approximately 8,677, 8,892, and 8,605 square feet; 2) Variance approval from the normally required 15 foot rear yard setback requirement to a setback of 13.5 feet. Attached is the Site Plan and Lpplicant's statement for your review. From information supplied by various departments and agencies and from other information available to r sr staff, a report and recommendation will be prepared and a decision will be renuered on the proposal in the near future. If you wish to comment on this application, we need your comments by Feb. 14, 1994 You may use the space provided below or attach a separate letter to return your comments. Tf ou are unable to z'Ie* and the abov d please phone contact noted elow with your comments and confirm your comments in writing as soon as possible. If you have any questions regarding this matter, contact the Tigard Planning Depar%ment, 13125 SW Hall Blvd., Tigard, OR 97223. PHONE: 639 -4171. STAFF CONTACT: Will D'Andrea PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY We have reviel' a`ed the proposal and have no objections to i't Please contact of our office. Please refer to the enclosed letter; Written Comments: Phone Number: .,_ 17iIFI4A SA, ! iIST FtI L APPLICAyIoNS 1. N O NO. J (2) coPiea.--. CP0 NO. 2. CITY DEPA 3. SPECIAL DI 9 Building Official/Dave S. City Recerder Sagin.Tering /Chris D. Permits Facilitator/ ola O. CTS Fire District (Pict -rep box) Tigard Water District 0777 8W Burnham St., Tigard, an 97223 Tualatin Vaalley Water District - 6501 59 Taylors Ferry Rd. Tigard, ON 97223 4. AFFECTED JURISDICTIONS Wash. Co. Lani Use 6 Trans p. 150 N. First Ave. Hillsboro, 014 97124 Brent Curtis Eevin Martin Scott Ring - Fred Eberle City of Beaverton Uendn yx - Principal Planner PA Box 4755 Beaverton, OR 97076 City of Ring City City Manager 13300 SW 116th Ring City, 014 97224 City of lake Oswego City $amagar 380 SW A Lake Oswego, OR 97034 State Highway Division Bob Doran • PO Box 25412 Portland. OR 97225 -0412 5. SPECIAL sossdrEC _General ToiePhone " "_ Sng,9.[nesiug office PO Box 23416 garde OR 97281-3416 )aii l3atar ti Gee Vr Sarott Palmer 220 SW Second A'n'd. 2 ortlaud, OR 97209 TCI cabienrieion of Oregon . - Nike $allock 3500 6W Bona! St. , Portland, OA 97201" C0luebia4 Cab3e . (Prank St on.+ ) 14200 SW`Rrigadoon Ct: ' ' Beaverton. OR 97005, ; . t. 6tium 8 samamms Parka 6 Rocreatica Board Police Field Operations School Dist No. 48 (Do verton) Joy Pahl Po Box 200 vver'ton, OR 97075 School Dist.. 23. (Tigard) 13137 SW Pacific BWy. Tigard, OR 97223 Unified Sewerage Agoucy /SWS Program 155 N. First St. Hillsboro, OR 97124 Boundary Comad sicc 320 SW Stark Yarn. 530 Portland, OR 97204 MHO HO 0 CREENSPACES SAW %el Buie (CPA's /2OA'e) 600 59 Grand Portland, OR 97232 -2736 DEAD (CPA's/PM's) 1175 Court St. SE Salem, OR 97310 -0590 Ottaor Cit1' of Durham - City Manager PO Box 23483 -3403. Tigard, OR 97224 City of Portland Planning Director 1120 8W Sth Portland, OR 97204 ODOT • I.idolen Ron 9002 ME No.m 9hl.in Blvd. 9iltfa 1 lies OR 97222 • City of TDal.atin - PO Box 369 Tualatin, OR 97062 Portland Cenral Bie C. Bsittn Ore . 14655 SW Old Schollee Pry. Beaverton, OR 97007 Metro Area Coseaan ccet:iona 4.**on R9 fitt 015 NW 169th Place @tart 20 6 U Wit... o -, Pet* Itaann. ,. 421 SW Oak St. P , 11H 97204 9Pr i- Mransit near. MicX 4012 , 17th Ave. ftirklands OR 9/202 • BAccan*utic® Di ( ve may Divii ®ion Of State Sands Derr ' i:� � Dope of si inri . t O Fkiginears goat Deane id:, Forucy,, PLO rajja POO SW 6th Avenue, kie. 324. Viaiont Stai:iOn Parla antd, 911 97209 . • [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing] [Page Too Large for OCR Processing]