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MLP2002-00001 // NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2002-00001 CITYOFTIGARD JAMES PARTITION Community Development Shaping A Better Community 120 DAYS =6/25/02 SECTION I APPLICATION SUMMARY FILE NAME JAMES PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00001 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single-family residences An existing single-family dwellmg is located on the sub�ect parcel and is proposed to remain on Parcel #3 in compliance with all setback requirements APPLICANT Sterling James PO Box 425 West Linn OR 97068 OWNER Same ZONING DESIGNATION R-4 5 The R-4 5 zornng distnct is designed to accommodate detached single-famdy homes with or without accessory residential units at a mmimum lot size of 7 500 square feet Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally LOCATION 7017 SW Mapleleaf Street WCTM 1S136AA Tax Lot 7400 PROPOSED PARCEL 1 7 787 Square Feet PROPOSED PARCEL 2 7 563 Square Feet PROPOSED PARCEL 3 7 923 Square Feet FLAG LOT ACCESS AREA 1 295 Square Feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures) 18 420 (Land Partitions) 18 510 (Residential Zoning Districts) 18 705 (Access Egress and Circulation) 18 715 (Density Computations) 18 745 (Landscaping and Screening) 18 765 (Off-Street parking and Loading Requirements) 18 790 (Tree Removal) 18 795 (Visual Clearance Areas) and 18 810 (Street and Utility Improvement Standards) SECTION II DECISION Notice is hereby given that the City of Tigard Community Development Director s designee has APPROVED the above request sub�ect to certain conditions The findings and conclusions on which the decision is based are noted in Section V NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 1 OF 18 t � CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT u mit to t e ngineering epartment rian ager, , ext or review an approva � 1 A Public Facdity Im�rovement (PFI) permit is required for this pro�ect to cover the public storm dramage work in 71 Avenue the new sanitary sewer connections to the main Ime and any other work in the public right-of-way Six (6) sefs of detailed public improvement plans shall be submitted for review to the Engmeenn� I�epartment NOTE these plans are m addition to any drawings required by the Budding Division and should only include sheets relevant to public improvements Public Facdity Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards which are avadable at City Hall and the City s web page (www ci tiqard or us) 2 The PFI permit plan submittal shall include the exact legal name address and telephone number of the individual or corporate entity who wdl be designated as the Permittee and who wdl provide the financial assurance for the public improvements For example specify if the entity is a corporation limited partnership LLC etc Also specify the state within which the entity is incorporated and provide the name of the corporate contact person Failure to provide accurate information to the Engineering Department wilf delay processmg of pro�ect documents 3 Prior to approval of the final plat the ap licant shall obtain a Site Permit from the Budding Departmenf to cover all grading for the lot s) all on-site private utility installation (water sewer storm etc and all driveway construction �NOTE this ermit is se arate from a Public Facilit Improvement permit issued by the Engmeering Department for work in the public right-of-way y 4 Prior to approval of the final plat the applicant shall ay an addressmg fee in the amount of $60 00 (STAFF CONTACT Shirley Treat Engmeermg� 5 Th� final plat shall show additional right of-way dedication at the corner of Mapleleaf Street and 71S Avenue to allow for the future construction of a standard eyebrow corner in conformance with Washington County detail No M-405 5 The applicant s engineer shall prepare a drawing that shows the future eyebrow corner and the right-of-way that would be necessary The City Engineer wdl review the drawmg and wdl determine the final dimensions of the dedication needed 6 The applicant shall enter into a Street Improvement Agreement with the City whereby the�y agree� to complete or participate in the future improvements of SW Mapleleaf Street and SW 71 S Avenue ad�acent to the sub�ect property when any of the following events occur A When the improvements are part of a larger pro�ect to be financed or paid for by the formation of a Local Improvement District B When the improvements are part of a larger proJect to be financed or paid for in whole or in part by the City or other public agency C When the improvements are part of a larger pro�ect to be constructed by a third party and involves the shanng of design and/or construction expenses by the third party owner(s) of property in addition to the sub�ect property or D When construction of the improvements is deemed to be appropnate by the City Engineer in con�unction with construction of improvements by others ad�acent to the sub�ect s�te 7 The final plat shall show the proposed 15-foot wide�oint access easement to be shared between Parcels 1 and 2 and addresses mamtenance responsibd�ty 8 The applicant shall either place the existing overhead utility lines along SW Mapleleaf Street underground as a part of this pro�ect or they shall pay the fee m-lieu of undergroundmg The fee shall be calculated by the fronta�e of the site that is parallel to the utdity lines and wdl be $27 50 per lineal foot If the fee option is chosen the amount will be $2 118 and it shall be paid pnor to approval of the final plat NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 2 OF 18 9 The applicant s final plat shall contain State Plane Coordinates on two monuments with a tie to the City s global posifiornng system (GPS) geodetic control network These monuments shall be on the same Ime and shall be of the same precision as required for the subdivision plat boundary Along with the coordmates the plat shall contam the scale factor to convert ground measurements to grid measurements and the angle from north to grid north These coordinates can be established by . GPS tie nefinrorked to the City s GPS survey . By random traverse using conventional surveying methods 10 Final Plat Application Submission Requirements A Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and necessary data or narrative B The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92 05) Washington C�unty and by the City of Tigard C The right-of-way dedication for Mapleleaf Street and 71S Avenue shall be made on the final plat D NOTE Washington County wdl not begin their review of the final plat untd they receive a letter from the City Engmeermg Department indicatmg 1) that the City has reviewed the final plat and submitted comments to the applicant s sunreyor and 2) that the applicant has either com leted any ublic improvements associated with the ro ect or has at least obtamed the necessary P pblic Facdity Improvement (PFI) permit from t�e City to complete the work E After the Ci and County have reviewed the final plat submit finro mylar copies of the final plat for City�ngineer signature (for partitions) �ubmit to the Planning Department (Morgan Tracy, 639-4171, ext 407) for review and approval 11 The applicant/owner shall provide evidence that the portion of the deck on the north side of the existing house that encroaches mto the required setback has been removed THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS u mit o e ngineering epartment rian ager, , ext or review an approva 12 Prior to issuance of building permits the applicant shall provide the Engineenng Department with a mylar copy of the recorded final plat 13 Prior to issuance of budding permits the applicant shall complete any work m the public nght-of- way (or public easement) and obtam approval from the Engineermg Department 14 Pnor to issuance of the buddmg permit for Parcels #1 and 2 the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by CWS) ubmit the following to the Planning Division (Morgan Tracy 639-4171, x407) for review and approval 15 Prior to issuance of buildin ermits for Parcel #2 the ap licant/owner shall provide a site plan that shows the access drive to be less than 150 feet in length or alternatively design the drive so that it conforms to the turn around and turnout requirements of TDC Section 18 705(4) 16 Prior to issuance of building permits for Parcels #1 or 2 whichever application is first the applicant/owner shall submit a landscape plan which addresses the following a Landscape screening along the portion of the proposed accessway that is within 10 feet of the abutting lot of record This screen shafl compI with one of the three options for screenin as prescribed in TDC Section 18 745 050 5 Installation of said screen shall occur pr or to final building inspection for structures on arcei #1 NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 3 OF 18 �i b The applicant shall provide a street tree plan for the pro osed access drive in accordance with the size and spacmg standards under TDC Section �8 745 040 C The installation of the trees shall occur prior to final budding permit approval for structures on Parcel #2 17 The applicant/owner shall ensure that the visual clearance area is not obstructed prior to final budding mspection for Parcel #1 or#2 whichever is first 18 Prior to issuance of building permits for Parcel #2 the applicanUowner shall provide plans and elevations that satisfy the specific height limits and setback requirements for flag lots per TDC Sections 18 730 020(C) and 18 420 050(4)(e) 19 Pnor to issuance of any buildmg permits the applicant/owner shall provide documentation that Tualatin Valley Fire and Rescue has reviewed and approved the fire flow documentation for the existmg fire hydrant 20 Prior to issuance of building permits for Parcel #2 the applicant/owner shall submit a tree protection plan prepared by a certified arborist for the protection of the Douglas Fir tree on the east property line The applicanUowner shall install the required tree protection measures prior to commencing construction 21 Addresses shall be posted for dwellin�s on Parcels #1 and #2 at the front of the accessway at the street prior to final building mspection 22 Final buddmg inspection shall not occur until the screenmg and accessway trees have been installed as required by Condition 16 THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION SECTION III BACKGROUND INFORMATION Pro ert Histo The su �ect parcel is located within the City of Tigard The property is designated Low Density Residential on the Tigard Comprehensive Plan Map A record search indicates that a Minor Land Partition (MLP 90-00009) created the sub�ect parcel m 1990 No other land use approvals were found to be on file Site Information and Proposal Descriptions The sub�ect property is approximately 24 568 square feet and is predominantly flat The site has approximately 77 feet of frontage on SW Mapleleaf Street The owner is proposing a 3-parcel partition as indicated on the proposed partition plat Parcel #1 (9 082 square feet) includes a 1 295 square foot access easement for the benefit of Parcels #1 and 2 Parcel #2 is a 7 563 square foot flag lot behmd Parcels #1 and 3 Parcel #3 contams the existing single-famdy dwelling and is compnsed of 7 923 square feet with separate access frontage on SW Mapleleaf The existing home has an uncovered porch deck on the north side of the house This deck intrudes slightl�r into the required setback and wdl need to be slightly modified m order to comply with the setback requirements TF�e ad�acent properties and surrounding area are charactenzed by single-famdy homes SECTION IV PUBLIC COMMENTS The City mailed notice to property owners w�thm 500 feet of the sub�ect site providing them an opportunity to comment Two phone calls were received inquinng about the partition but had no specific concems No written comments were received NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 4 OF 18 SECTION V APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions �8 420�, The proposed partition complies with all statutory and ordinance requirements and regulations, The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated b the analysis contained withm this administrative decision and through the imposition of conditions o�development approval All necessary conditions must be satisfied as part of the development and buildmg process Therefore this criterion is met There are adequate public facilities available to serve the proposal, Public facdities are discussed in detad later m this decision under Chapter 18 810 (Street & Utility Improvement Standards) Based on the analysis provided herem Staff finds that adequate public facdities are avadable to serve the proposal Therefore this criterion is met All proposed improvements meet City and applicable agency standards, and The public facdities and proposed improvements are discussed and conditioned later in this decision under Chapter 18 810 (Street & Utility Improvement Standards) Improvements wdl be reviewed as part of the permit process and during construction at which time the appropriate review authority will ensure that City and applicable agency standards are met Based on the analysis in this decision Staff finds that this criterion is met All proposed lots conform to the spec�fic requirements below The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district The minimum lot width required for the R-4 5 zoning district is 50 feet for smgle-famdy detached units and 90 feet for duplex lots Parcel #1 is 89 feet m width Parcel #2 is a flag lot and is 66 feet wide Parcel #3 is presently occupied by an existing single-famdy detached dwelling and measures 63 feet in width Therefore this standard has been met for single-famdy dwellings no duplexes will be able to be constructed on any of these proposed lots 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 �he lot area The minimum lot area requirement in the R-4 5 zoning district is 7 500 square feet for detached single- famdy unrts and 10 000 square feet for duplex units The proposed partition creates three (3) lots that are 7 787 7 563 and 7 923 respectively The remairnng 1 295 square feet is utilized for the flag lot accessway All three parcels meet the requirements for single-family residential development but are all too small for duplex development This criterion has been satisfied Each lot created through the partit�on process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement The proposed partition plat dlustrates Parcel #1 as having 25 feet of frontage and Parcel #3 as havmg 52 feet of frontage on SW Mapleleaf Street (a public rigl�t of way) Parcel #2 has a 15-foot access easement proposed which wdl front on SW IVlapleleaf as well This criterion is met Setbacks shall be as required by the applicable zoning district Setbacks for the R-4 5 zonmg district are as follows front 20 feet side 5 feet and rear 15 feet The existmg house on Parcel #3 is proposed to remain This structure is situated 24 feet from the front prope�tjr Ime 66 feet to the proposed rear property line 26 feet from the south side property line and 5 feet from the proposed north side property Ime As such the existmg dwelling may remam as part of this partition application however there is a deck on the north side of the house thaf wdl have to be rebudt and reconfigured so that it does not encroach more than 3 feet into the required yard NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 5 OF 18 FINDING The uncovered porch/deck structure on proposed Parcel #3 wdl not meet required setbacks for structures in the R-4 5 zone CONDITION The applicant/owner shail remove the portion of the deck on the north side of the existing house that encroaches into the required setback The deck structure shall be modified prior to final plat approval When the partitioned lot is a flag lot, the developer may determ�ne the location of the front yard, provided that no side yard is less than 10 feet Structures shall generally be located so as to max�mize separation from existing structures Proposed Parcel #2 is a flag lot There is opportunity on this 7 563 square foot lot to provide suitable separation from other nearby existing structures However at this time no home construction is proposed Therefore conformance with this standard wdl be ensured through the budding permit review process A screen shall be provided along the property line of a lot of record where the paved drrve in an accessway is located within ten feet of an abutting lot in accordance with Sections 18 745 040 Screening may also be required to maintain privacy for abutting lots and to prov�de usable outdoor recreation areas for proposed development There is an existing hedge along the west property line between the sub�ect property and the neighbor's parcel This hedge is on the neighborin property which wdl not guarantee that tf�e screenin� will be maintamed as that property is not part of�his application The proposed accessway is 15 feet wide and the driveway pavement need only be 10 feet wide which leaves sufficient area to establish additional screening for that portion of the accessway that is within 10 feet of the ad�oinmg property FINDING The application fads to propose adequate screening for the area along the flag lot accessway to satisfy this requirement CONDITION Prior to issuance of building permits for Parcels #1 or 2 whichever application is first the applicanUowner shall submit a landscape plan which shows landscape screening along the portion of the proposed accessway that is within 10 feet of the abutting lot of record This screen shall compIy with one of the three options for screenmg as prescnbed in TDC Section 18 745 050 (5) Installation of said screen shall occur pnor to final building permit approval 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 capab�lities The fire district (TVFR) has reviewed the proposal and has not required an additional fire hydrant There is an existing fire hyc�rant across the road Documentation of the fire flow level wdl be rec�uired to demonstrate that the minimum 1 000 gallon per minute flow is avadable Refer to the Agency Comments section on page 17 FINDING The length of the proposed accessway and distance to the future dwellin from the street wdl have a detrimental effect on fire �ighting capabilities should the exis�ing hydrant not have adequate fire fighting flow CONDITION Pnor to issuance of any buddmg permits the applicant/owner shall provide documentation that Tualatm Valley Fire and Rescue has reviewed and approved the fire flow documentation for the existmg fire hydrant Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map This proposed partition would require that a portion of the accessway be shared Parcel #1 and #2 wdl �ointly be responsible for the accessway with the exact stipulations for mamtenance to be established by the applicant in the reciprocal easement Parcel #3 wdl have a separate access drive to be created on the south side of the existing house NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 6 OF 18 FINDING The access drive wdl serve Parcels#1 and #2 CONDITION The final plat shall show the proposed 15-foot wide �oint access easement to be shared befinreen Parcels 1 and 2 and addresses maintenance responsibility Any access way shall comply with the standards set forth in Chapter 18 705, Access, Egress and Circulation This standard is addressed under 18 705 (Access Egress and Circulation) later in this decision Where landfill and/or development is allowed within or ad�acent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway ad�oining and within the floodplain This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway w�th the floodplain in accordance with the adopted pedestrian/bicycle pathway plan The partitioned lots are not within nor ad�acent to a one hundred-year floodplain Therefore this standard does not apply An application for a variance to the standards prescr�bed in this chapter shall be made in accordance with Chapter 18 370, Variances and Ad�ustments The appl�cations for the part�tion and variance(s)/ad�ustment(s)will be processed concurrently No variances or ad�ustments have been submitted with this application Therefore this standard does not apply Residential ZoningDistricts (18 510� Development standards in residential zoning districts are contained in Table 18 510 2 below TABLE 18 510 2 - (Cont'd ) DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD � -= '' ��,�� '� £ �,� R-4 5 �`� rParcel 1# � Parcel 2� Pa�cel 3 �� Mirnmum Lot Size Detached urnt 7 500 sq ft 7 787 sq ft 7 563 sq ft 7 923 sq ft Duplexes 10 000 sq ft Average Minimum Lot Width Detached urnt lots 50 ft 89 ft 66 ft 63 ft Du lex lots 90 ft Maximum Lot Coverage — Mmimum Setbacks Front yard 20 ft Can be met Can be met 24 ft Side facing street on comer&through lots 15 ft N/A N/A N/A Side yard 5 ft Can be met Can be met 5 ftJ 26 ft Rear yard 15 ft Can be met Can be met 66 ft Side or rear yard abutUng more restnctive zonmg distnct — N/A N/A N/A Distance beiween properly line and front of garage 20 ft Can be met Can be met No garage Side Yard Setbacks for Flag Lots DC 18 420 050 A 4 e 10 ft N/A Can be met N/A Maximum Height 30 ft Can be met Can be met 14 ft Minimum Landscape Requirement — N/A N/A Not a part of this table but has been Included for reference The maximum height on a Flag Lot is 1/stones or 25 feet whichever is less or as otherwise prowded for m TDC 18 730 020(C)(2) A mmimum lot size of 7 500 square feet is required for each lot The proposed lot sizes of 7 787 7 563 and 7 923 square feet meet this standard Parcel #3 contains a single-family dwelling and is in compliance with the required R-4 5 setbacks Parcels #1 and #2 are currently vacant This partition action wdl create a non conforming situation with respect to the deck on the north side of the existing house Decks less than 36 inches in height are allowed to pro�ect into the required side yard as long as the yard area is not reduced below 3 feet This will require the deck to be modified in order to comply with this standard This will need to occur pnor to approval of the final plat Future development will be reviewed through the building permit process to ensure compliance with the R-4 5 development standards Setback standards required by Table 18 510 2 will apply to all future NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 7 OF 18 development of the proposed lots It should be noted that the setbacks and height limits for the flag lot (Parcel #2) are different than the underlying zone as required by Sections 18 730 020(C) and 18 420 050(4)(e) FINDING Based on the analysis above the Residential Zonmg District Standards for Parcels #1 and #2 have been met The existing deck structure on Parcel #3 wdl be made non-conforming as a result of the proposed partition and wdl not meet the Residential Zoning Distnct Standards CONDITIONS ♦ The applicant/owner shall remove the portion of the deck on the north side of the existing house that encroaches mto the required setback The deck structure shall be modified prior to final plat approval ♦ The applicanUowner shall submit a site plan with the building permit application for Parcel #2 that meets the height and setback requirements as prescribed for flag lots per TDC Sections 18 730 020(C) and 18 420 050(4)(e) Access. Egress and Circulation (18 705� Continuin�obl��ation of property owner The provisions and maintenance of access and e ress stipulated in this t�tle are continuing requirements for the use of any structure or parcel o� real property in the City There are reciprocal access agreements necessary for adequate access to proposed Parcels#1 and #2 Owners of each parcel will be under the obli�ation to provide and mamtain access to their own property Specific mamtenance provisions will be specified in the access easement agreement to be recorded with the partition plat This provision has been met Access Plan requirements No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled The appiicant shall submit a site plan The Director shall provide the appl�cant with detailed information about this submiss�on requ�rement The applicant has provided a site plan showin� a 15-foot-wide accessway for access egress and circulation for Parcel#1 and #2 The proposed dnveway serving Parcel #1 is also shown Joint Access Owners of two or more uses, structures, or parcels of land may agree to utilize �ointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the �oint use, and copies of the deeds, easements, leases or contracts are placed on permanent file with the City Joint access to Parcels #1 and #2 is proposed therefore an access easement wdl be required to be recorded with Washington County and filed with the City Public street access All vehicular access and egress as required �n Sections 18 705 030H and 18 705 0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the requ�red standards on a cont�nuous basis All proposed parcels wdl have access to SW Maple Leaf Street a public street The 15-foot-wide accessway satisfies the 15-foot access width with a minimum of 10 feet of pavement required for up to 2 dwellmg units per the dimensional standards m TDC Table 18 705 1 It should be noted that the accessway is not sufficiently sized to serve Parcel #3 Parcel #3 wdl require separate access onto SW Maple Leaf Street which has been proposed Minimum access requirements for residential use Private residential access dr�ves shall be provided and maintained m accordance with the provisions of the Uniform Fire Code This standard wdl be addressed under the Agency Comments section on page 17 of this decision NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 8 OF 18 Access drives in excess of 150 feet in length shali be provided with approved provisions for the turning around of fire apparatus by one of the following a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet, b) A hammerhead- configured, paved surFace with each leg of tFie hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet, c) The maximum cross slope of a required turnaround is 5% The site plan shows that the accessway is approximately 84 feet in length An additional 20 feet will be required to traverse the front yard setback area for a total minimum length of 104 feet However as there is no construction proposed for this lot at this time the actual length of the drivewa is not known The finding below simply acknowledges that a driveway less than 150 feet could be cons�ructed to reach the buddmg envelope The applicant/owner will be required to submit budding plans that show the access drive to be less than 150 feet in length or else construct a turn around to the aforementioned standards FINDING Based on the analysis above Staff finds the Access Egress and Circulation Standards have not been met Demonstration of compliance wdl 6e assured through the budding permit review CONDITIONS ♦ Prior to issuance of building permits for Parcel #2 the applicant/owner shall provide a site plan that shows the access drive to be less than 150 feet in length or alternatively design the dnve so that it conforms to the tum-around and turnout requirements of TDC Section 18 705(4) ♦ Prior to final plat approval the applicant/owner shall submit a reciprocal access easement and maintenance agreement for the�oint access serving Parcels #1 and #2 for review The easement shall be recorded with the plat Density Computations (18 715� A Definition of net development area Net development area, in acres, shall be determ�ned by subtracting the following land area(s) from the gross acres, which is all of the land included �n the legal description of the property to be developed 1 All sensitive land areas 2 All land dedicated to the public for park purposes, 3 All land dedicated for public rights-of-way 4 All land proposed for private streets, and 5 A lot of at least the size required by the applicable base zornng d�strict, if an existing dwell�ng is to remain on the site B Calculating maximum number of residential units To calculate the maximum number of res�dentiaf units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning distnct C Calculating m�nimum number of res�dential units As required by Section 18 510 040, the minimum number of residential units per net acre shall be calculated by multiply�ng the maximum number of units determined in Subsection B above by 80% (0 8) The standards for Density computation address the intensity of residential land uses typically expressed as the number of housing units per acre The total square footage of the sub�ect property is 24 568 square feet There are no sensitive land areas public dedications or pnvate streets within the subJ ect proposal However to determme the net developable area the square footage of Parcel #3 (7 923 square feet) is subtracted from the calculation because it has a pre-existmg single-famdy dwelling Additionally the area of the accesswa (1 295 square feet) is subtracted as it is excluded from the lot area per TDC Section 18 120 089(g� This results in a net developable area of 15 350 square feet As the minimum lot size for the R-4 5 zone is 7 500 square feet (10 000 square feet for duplexes) the maximum number of additional residential units (single-famdy or duplex) is two The proposed partition creates 3 separate lots m conformance with the density requirements FINDING Based on the analysis above the Density Computation Standards have been met NOTICE OF DECISION MLP2002-00007/JAMES PARTITION PAGE 9 OF 18 Landscaping and Screening (18 745) Street trees Section 18 745 040 Section 18 745 040 A All development pro�ects fronting on a public street, pnvate street or a private driveway more than 100 feet in fength approved after the adoption of this title shall be required to plant street trees m accordance with the standards �n Section 18 745 040C This proposed proJ ect has frontage on SW Mapleleaf The access drive servmg the proposed lot wdl be approximately 104 feet in length Therefore street trees are required alon� the access drive and shall be planted in accordance with the standards for size and spacing m this title under Section 18 745 040 C Since SW Mapleleaf is unimproved and wdl undergo a street improvement m the foreseeable future and since the street improvement has not yet been designed planting of street trees will be deferred until the street improvements occur The remaming landscape standards are deferred until the time of development except for screenmg of the private drive which is addressed in this decision under Section 18 420 050 FINDING The requirement for plantmg street trees along the access drive is not met In order to meet this requirement the applicant shall satisfy the followmg condition CONDITION The applicant shall provide a street tree plan for the proposed access drive in accordance with the size and spacmg standards under TDC Section 18 745 040 C Tree Removal �8 790� A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision, partition site development review, planned development or conditional use is filed Protection is pre�erred over removal wherever possible The applicant has indicated that no trees will be removed as a result of this partition and that there are no trees greater than 12 diameter on the property The City Forester however notes that there is a Douglas Fir on the eastem portion of Lot #2 that will require tree protection dunng construction of the future home on that lot Therefore the applicant wdl be required to submit a rotection plan developed by a certified arborist for the Douglas Fir tree on the east property line of �arcel #2 In addition no building permits for the proposed Parcel #2 will be issued until the �ity Arborist can verify that protection measures have been installed according to the required tree protection plan FINDING Based on the analysis above the Tree Removal Standards have not been met In order to meet the standard the applicant shall satisfy the following conditions CONDITION Submit a tree protection plan with the budding permit application for Parcel #2 prepared by a certified arborist for the protection of the Douglas Fir tree on Parcel #2 The applicant/owner shall install the required tree protection measures prior to buddmg permit issuance Visual Clearance Areas (18 795) is ap er requires a a c ear vision area shall be maintained on the corners of all property ad�acent to intersecting nght-of-ways or the intersection of a public street and a private drrveway A clear v�sion area shall contain no vehicle hedge; planting, fence, wall structure or temporary or permanent obstruction exceeding three �3) feet in heigh{ The code provides t'�at obstructions that ma be located in this area sl�all be visually clear between three (3 and e� ht (8) feet in height Trees may be placed within this area provided that all branches be'low eight�8) teet are removed A visuaf clearance area �s the triangular area formed by measuring from t e corner, 30-feet along the right of way and along the driveway and connec�ting these fwo points with a straight I�ne The site plan shows that a small portion of the neighbo�s hedge is within the vision clearance tnangle for the �oint access drive The hedge wdl need to be tnmmed in order to comply with the visual clearance area FINDING Based on the analysis above Staff finds that the Vision Clearance Standards are not presently met NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 10 OF 18 CONDITION The applicanUowner shall ensure that the visual clearance area is not obstructed pnor to final building inspection for Parcel #1 or#2 whichever is first Impact Studv (18 390� Section 18 60 090 states, "The Director shall make a finding with respect to each of the follow�ng criteria when approving, approving with conditions or denying an application " Section 18 390 040 states that the a�plicant shall provide an impact study to quantify the effect of development on public facilities and services For each public facility system and type of impact, the study shall propose �mprovements necessary to meet City standard, and to minimize the �mpact of the development on the public at large, public facilities systems, and affected private property users in situations where the Community Development Code requires the dedication of real property �nterests, the applicant shall either specifically concur with a requirement for Qublic right-of-way dedication, or provide evidence that supporEs that the real property dedication is not roughly proportional to the pro�ected impacts of the development Section 1$ 390 040 states that when a condition of ap�roval requires the transfer to the public of an interest in real property, the approvai authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public The applicant has submitted an impact study The applicant will not be required to physically improve the street due to the limited extent of frontage on this corner However the applicant will be required to submit a waiver of remonstrance for future participation in a Local Improvement Distnct (LID) for street improvements to mitigate for the addition of 20 vehicle tnps from the site The applicant wdl be extendmg storm drainage to account for the additional impervious area bemg added to the site Sewer is already available and has sufficient capacity to serve the develo ment Other impacts to public facdities are offset by the collection of Systems Development Charges �SDC s) collected at the time of building permit issuance Therefore this standard can be satisfied through meeting the conditions of approval in this decision The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of developmenf Based on a transportation impact study prepared by Mr David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 TIF s are expected to recapture 32 percent of the traffic impact of new development on the Collector and Artenal Street system The applicant will be required to pay TIF s of approximately $2 260 per new dwelling unit Based on the estimate that total TIF fees cover 32 percent of the impact on maJor street improvements citywide a fee that would cover 100 percent of this proJ ects traffic impact is $14 125 �$2 260 times finro units divided by 32) The difference befinreen the TIF paid and the full impact is considered the unmitigated impact on the street system The unmitigated impact of this pro�ect on the transportation system is $9 605 The applicant will be required to dedicate a small (approximate� �ly 130 square foot portion) of frontage to allow for future construction of an eyebrow comer per Washington County standards The approximate value of residentially zoned property is $3 00 er square foot for a total cost of$520 00 Since the unmitigated impact remainmg is $9 085 ($9 605-�520) the required exaction is proportionate PUBLIC FACILITY CONCERNS Street And Ut�lity Improvements Standards (Sect�on 18 810) ChaQter 18 810 prov�des construction standards for the implementat�on of public and pr�vate facilities and utilities such as streets, sewers, and drainage The applicable standards are addressed below Streets Improvements Section 18 810 030 A 1 states that streets within a development and streets ad�acent shall be �mproved in accordance with the TDC standards NOTICE OF DECISION MLP2002-00001lJAMES PARTITION PAGE 11 OF 18 Section 18 810 030 A 2 states that any new street or additional street w�dth planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC Minimum Rights-of-Way and Street Widths Section 18 810 030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32-foot Qaved section Other improvements required may include on-street parking, sidewalks and b�keways, underground utilities, street lighting, storm drainage, and street trees This site lies adJacent to SW Mapleleaf Street and SW 71St Avenue which are both classified as local residential streets on the City of Tigard Transportation Plan I�ilap At present there is approximately 60 feet of ROW on Mapleleaf Street and at least 50 feet on 71 S Avenue according to the most recent tax � assessor's map The corner of the two streets is partially improved with th� inside comer bemg apProved ad�acent to Tax Lot 4900 (Map 1 S1 36AB) It is not likely that 71 S Avenue wdl ever be extended northerly to Imk up with Locust Street to the north The current street configuration will remain as it is today A more acceptable corner configuration should be ensured to provide for clear tummg movements for fire trucks and other large service vehicies This sort of street comer when improved properly is called an eyebrow corner The City has approved Washington County s eyebrow comer detad (Detail M-405 5) for use in City pro�ects Although the applicant will not be required to make street improvements now they should dedicate additional ROW at this corner to ensure that a proper eyebrow configuration can be achieved in the future Staff calculated that a small amount of ROW dedication would be needed from proposed Parcels 1 and 3 to ensure a proper eyebrow comer The approximate total amount of ROW needed would be 130 square feet This amount of nght of way dedicafion wdl not reduce the lots below the minimum lot size required in the zone The applicant shall dedicate the additional ROW on the final plat The applicant s engineer should sketch a plan view of the future eyebrow corner m order for the City Engmeer to determine the final areas of ROW dedication SW Mapleleaf Street and SW 715� Avenue are paved but not fully improved to City standards TMC 18 810 030(A)(1) states that streets within a development and streets ad�acent shall be improved in accordance with City standards However 18 810 030�A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the pro�ect does not by itself provide a significant improvement to the street safety or capacity Although this development will mcrementally increase the amount of traffic on the roadway the increase wdl not substantially degrade the level of service on the street A street improvement ad�acent to this site therefore will not si nificantly improve the safety or capacity of the streets In addrtion 18 810 030(A)(1)(e) sta�es that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets This partition wdl not create a new street Based on these code provisions Staff therefore recommends that the applicant be required to enter mto an agreement with the City whereby the owner agrees to participate in any future widening pro�ect for the streets carned out by the City a third pa►ty or through a local improvement district This agreement must be executed prior to approval of the final plat Future Street Plan and Extension of Streets Section 18 810 030(F) states that a future street plan shall be filed which shows the pattern of ex�sting and proposed future streets from the boundaries of the proposed land division This sect�on also states that where it is necessary to give access or permit a satisfactory future division of adJoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to adJoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the ad�oining property is developed A barricade shall be constructed at the end of the street by the roperly owners which shall not be removed until authorized by the City Eng�neer, the cost o�which shall be included in the street construction cost Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets m excess of 150 feet in length This propose�d development lies ad�acent to a small block formed by SW Oak SW 71St SW Mapleleaf and SW 72" Many of the lots within this block have already been flagged There is no particular need for an intemal street system due to the small size of the bfock and fimited future land divisions The private accessway will not function as a stub street Cul-de-sacs 18 810 030 K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topo�raph�cal constraints, existin� development pattern, or strict adherence to other standards in this code preciude street extension and through circulation NOTICE OF DECISION MLP2002-00001lJAMES PARTITION PAGE 12 OF 18 . All cul-de-sacs shall terminate with a turnaround Use of turnaround configurations other than circular, shall be approved by the City Engineer, and . The length of the cul-de-sac shall be measured along the centerl�ne of the roadway from the near side of the �ntersecting street to the farthest point of the cul-de-sac . If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an ad�acent street may be required to be provided and dedicated to the City The applicant s plan does not include a proposed cul-de-sac therefore this standard is not applicable Street Alignment and Connections Section 18 810 030(G) rec�uires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in th�s code A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible The applicant must show why the constraint precludes some reasonable street connection There are no existing publ}c streets that stub mto this site The site is at an intersection of two streets SW Mapleleaf and SW 71 S The private accessway will not be able to be extended to serve other lots Access to Arterials and Ma�or Collectors Sect�on 18 810 030 P states that where a development abuts or is traversed by an existing or proposed arterial or ma�or collector street, the development design shall provide adequate protection for residential �roperties and shall separate resident�al access and through fraffic, or if separation is not feasible, the design shall minimize the traffic conflicts The design shall include any of the following . A parallel access street along the arter�al or ma�or collector, . Lots of suitable depth abutting the arterial or maJor collector to provide adequate buffering with frontage along another street, . Screen �lanting at the rear or side property line to be contained in a nonaccess reservation along the arterial or maJor collector, or • Other treatment suitable to meet the ob�ectives of this subsection, . If a lot has access to two streets with different classifications, primary access should be from the lower classification street The proposed development is neither abutting nor traversed by existmg or proposed arterial or collector streets Therefore this standard is not applicable Private Streets Section 18 810 030 S states that design standards for pr�vate streets shall be established by the C�ty Engineer The City shall require legal assurances for the continued ma�ntenance of private streets, such as a recorded maintenance agreement Pr�vate streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family residential developments No private streets are proposed with this development Therefore this standard is not applicable Block Designs - Section 18 810 040 A states that the length, width and shape of blocks shall be desi�ned with due regard to providing adequate buifding sites for the use contemplated, consideration of needs for conven�ent access, circulation, control and safety of street traffic and recognition of limitations and opporturnt�es of topography Block Sizes Section 18 810 040 B 1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except . Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or, . For blocks ad�acent to artenal streets, limited access h�ghways, ma�or collectors or raiiroads • For non-residential blocks �n which �nternal public circulation prov�des equivalent access NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 13 OF 18 The proposed parcels are located along an existmg local street which is in conformance with the block design standards Regardless this proposal is not creating any additional streets and therefore this standard is not applicable Sect�on 18 810 040 B 2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible Spac�ng between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, exist�ng development patterns, or strict adherence to other standards in the code The existing development pattern precludes the practical application of this standard as there is no logical connection to make via a pedestrian connection Lots - Size and Shape Section 18 810 060(A) prohibits lot dePth from bein� more than 2 5 times the average lot width, unless the parcel is less than 1 5 times the minimum lot size of the applicable zoning district All three parcels are less than 1 5 times the 7 500 square foot mmimum lot size Therefore this standard is met Lot Frontage Section 18 810 060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley In the case of a land partition, 18 420 050 A 4 c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet Each of the proposed lots meets the 15-foot minimum frontage requirement onto SW Mapleleaf Street Therefore this standard is met Sidewalks Section 18 810 070 A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets By entering mto the agreement for future improvements to both Mapleleaf Street and 71 St Avenue the applicant will meet this criteria Sanitary Sewers Sewers Required Section 18 810 090 A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services �n 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan Over-siziny Section 18 810 090 C states that proposed sewer systems shall include consideration of additional development within the area as pro�ected by the Comprehensive Plan There is an existing 8-mch public sewer line located m Mapleleaf Street that has sufficient capacity to serve the additional two lots The applicant wdl be required to obtain a Public Facility Improvement Permit from the City to tap the main line and extend two new laterals to the new lots This permit must be obtamed prior to approval of the final plat FINDING Proposed Parcels#1 and 2 do not have a connection to the sewer system CONDITION Prior to review and approval of the final plat the applicant/owner shall apply for and obtain a Public Facdity Improvement permit that would allow the sewer lateral to be extended Actual construction need not be completed m order to record the plat NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 14 OF 18 Storm Drainage General Provisions Section 18 810 100 A states requires developers to make adequate provisions for storm water and flood water runoff Accommodation of U pstream Drainage Section 18 810100 C states that a culvert or other drainage fac�lity shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development The City Engineer shall approve the necessary size of the fac�lity, based on the provisions of Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendmen}s) The topography in this area slopes toward the west so there is no upstream public drainage that affects this site Effect on Downstream Drainage Sect�on 18 810 100 D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existmg dra�na�e facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments) There are existmg catch basms and a public storm line in 71St Avenue to the south of the site The applicant s plan shows that they would like to extend a new storm Ime northerly from one of the existing catch basins to provide new laterals to the lots The plan also shows that they would mstall a new catch basin at the end of the new line Staff finds`this concept to be acceptable provided the new Ime is constructed to public standards The Public Facdity Improvement Permit wdl cover this work as well Bikeways and Pedestr�an Pathways B�keway Extension Section 18 810 110 A states that developments ad�oining Proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or nght-of-way The City s pedestrian/bikeway plan does not identify any necessary improvements for this segment of SW Mapleleaf Street Therefore this standard is met Cost of Construction Section 18 810 110 B states that development permits issued for planned unit developments, cond�tional use perm�ts, subdivis�ons, and other developments which will pnncipally benefit from such bikeways shall be condit�oned to include the cost or construction of bikeway �mprovements Not applicable Minimum Width Section 18 810 110 C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane M�nimum width for two-way bikeways separated from the road is eight feet Not applicable Utii�ties Section 18 810 120 states that all utility lines, but not limited to those required for electric, communication, light�ng and cable televis�on services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets wh�ch may be placed above ground, temporary utility service facilities during construction, high capacity electric I�nes operating at 50,000 volts or above, and NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 15 OF 18 . The developer shall make all necessary arrangements with the serving utility to provide the underground services, . The City reserves the right to approve locat�on of all surface mounted facilities, . All uncferground ut�lities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets, and . Stubs for service connections shall be long enough to avoid disturbing the street improvements when serv�ce connections are made Exception to Under-Grounding Requirement Section 18 810 120 C states that a developer shall pay a fee in-lieu of under-�rounding costs when the development is proposed to take place on a street where existing utilities whic-h are not underg round will serve the development and the approval authority determines that the cost and technical difficulty of under-g rounding the utilities outweighs the benefit of under-grounding in con�unction with the development The determination shall be on a case-by-case basis The most common, but not the only, such situation is a short frontage development for which under-ground�ng would result in the placement of additional poles, rather than the removal of above-ground utilities facilities An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's properly shall pay a fee in-lieu of under-grounding There are existin� overhead utility lines along the frontage of SW Mapleleaf Street and SW 71 st Avenue If the fee in-lieu is proposed it is equal to $27 50 per Imeal foot of street frontage that contains the overhead lines The frontage along this site is approximately 77 lineal feet therefore the fee would be $2 118 00 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS P Public Water System This site is located within the Tualatm Valley Water District (TVWD) The applicant wdl need to coordinate with TVWD with regard to the new service lines to Parcels 1 and 2 Storm Water Quality The City has agreed to enforce Surface Water Management (SWM� regulations established by Clean Water Services (CWS) Design and Construction Standards adopted by Resolution and Order No 00-7) wh�ch require the construction of on-site water quality facilities The fac�lities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surFaces In addition, a maintenance plan shall be submitted ind�cating the frequency and method to be used in keeping the fac�lity maintained through the year The CWS standards include a provision that would exclude small pro�ects such as residential land partitions It woufd be impracticaf to require an on-site water quality facdity to accommodate treatment of the storm water from Parcels 1 and 2 Rather the CWS standards provide that applicants should pay a fee m-lieu of constructing a facdity if deemed appropriate Staff recommends payment of the fee m-lieu on this application Gradin4 and Erosion Control CWS Design and Construction Standards also regulate eros�on control to reduce the amount of sediment and other pollutants reaching the public storm and surFace water system resulting from development, construction, grading, excavating, cleariny, and any other activity which accelerates erosion Per CWS regulations, the appl�cant is required to submit an erosion control plan for City review and approval prior to issuance of City permits The Federal Clean Water Act re quires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that wdl disturb five or more acres of land Since this site is not over five acres the developer will not be required to obtain an NPDES permit from the City pnor to construction The site plan for the subsequent home wdl need to include a grading and erosion control plan that will be reviewed and approved by the Budding Division NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 76 OF 18 Site Permit Re uired T e applicant is required to obtain a Site Permit from the Buddmg Division to cover all on-site private utility mstallations (water sewer storm etc ) and driveway construction This permit shall be obtained prior to approval of the final plat Address Assi n�ents The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB) An addressing fee in the amount of$30 00 per address shall be assessed This fee shall be paid to the City prior to approval of the final plat For this proJect the addressing fee will be $60 00 Surve Re uirements The applicant s fina p at shall contain State Plane Coordinates on finro monuments with a tie to the City s global positioning system (GPS) geodetic control network These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary Along with the coordmates the plat shall contain the scale factor to convert ground measuremenfs to gnd measurements and the angle from north to grid north These coordinates can be established by • GPS tie nefinrorked to the City s GPS survey • By random traverse using conventional surveying methods This will be required as a condition of approval SECTION VI OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and requested that the address for the Parcels #1 and 2 be posted at the front of the driveway near the street m order to speed delivery of emergency life/safety services RESPONSE This wdl be required as a condition of approval City of T�gard Forester has reviewed the proposal and indicates that there is a Douglas Fir tree on the east property line of Parcel #2 that requires protection durmg future construction on the lot RESPONSE This wdl be required as a condition of approvai City of Tigard Building Division has reviewed the proposal and mdicates that Site Permits wdl be required for construction of the homes The Budding Division also inquires whether the lots wdl require street trees RESPONSE Street trees along SW Mapleleaf are not required as part of this development but wdl be included in a future street improvement that the applicant/owner will be condrtioned to sign a waiver of remonstrance Street trees are required along the private driveway and wdl 6e listed as a condition of approval City of Tigard Operations Department has reviewed the proposal and has no ob�ections to �t City of Tigard Public Works Department has reviewed the proposal and has no ob�ections to it SECTION VII AGENCY COMMENTS Clean Water Services comments have been discussed above under Public Facdity Concerns Tualatin Valley Water District has reviewed the proposal and has no ob�ections to it Tualatin Valley F�re and Rescue has reviewed the proposal and offered the followmg comments 1 The mmimum avadable fire flow for smgle-famdy dwellings and duplexes shall be 1 000 gallons per minute Fire flow documentation shall be provided if the structure(s) is (are) 3 600 square NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 17 OF 18 feet or lar er the required fire flow shall be determined according to UFC Appendix Table A-III-A-1 FC Appendix III-A Sec 5) 2 Approved ire apparatus access roadways and fire fighting water supplies shall be mstalled and operational prior to stockpdmg combustibles on site or the commencement of combustible construction (UFC Sec 8704) RESPONSE The applicant wdl be required to provide documentation that TVFR has reviewed and approved the fire flow documentation SECTION VIII PROCEDURE AND APPEAL INFORMATION Notice Notice was mailed to X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision THIS DECISION IS FINAL ON MARCH 22, 2002 AND BECOMES EFFECTIVE ON APRIL 6, 2002 UNLESS AN APPEAL IS FILED �A ea�l The Director s Decision is final on the date that it is maded All persons entitled to notice or who are otherwise adversely affected or aggneved by the decision as provided in Section 18 390 040 G 1 may appeal this decision in accordance with Section 18 390 040 G 2 of the Tigard Communit� Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was maded The appeal fee schedule and forms are avadable from the Plannmg Division of Tigard City Hall 13125 SW Hall Boulevard Tigard Oregon 97223 Unless the applicant is the appellant the hearing on an appeal from the Director s Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing sub�ect to any additional rules of procedure that may be adopted from time to time by the appellate body THE DEADLINE FOR FILING AN APPEAL IS 5 00 PM ON APRIL 5, 2002 uestions If you have any questions please call the City of Tigard Planning Division Tigard City Hall 13125 SW Hall Boulevard Tigard Oregon at (503) 639-4171 � March 22, 2002 PREPARE BY Morgan Tra DATE Associate Planner , ' ��j ��° � �- ��' March 22, 2002 APPROVED BY� Richard Bewersdo DATE Planning Manager i\curpinMorgan\workspaceUnipUnlp2002-00001�ames)1mIp2002-00001 deasion doc NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 18 OF 18 . � DR v � a � J YICINI*Y MAP URA VENT — � � � � � � � � DR MLP2002-00001 w Q JAMES PARTITION � L ST JST ST w > ¢ w U SI*E � w � > Q 4PLELEAF ST ¢ _ �,`' �'�'a ,.— rn �� 0 � � �O a� �� i� L SW ��'� �� '_�� `'� I OAK ST _ �r t Ni ,�r� +� "�f > 3 � �� °r�` � )AK S1. Q h i arrrjq� � —�s ao a � / <�i � � (D B� R 3�,�_.b �M�.' k��{( �D °f 5 w w , W Q a Tlgartl W M p Q g NE Sr ST N �C !1� 0 200 400 800 F t S W CORON 7 404 1 1 n a SPRUCE � � cc �� City of T�gard o a �� g B� � irrmu mi mPi r 0 r�ii u y a sho Id be enf d with the D I pm t S NIfA6 D s on 13125 SW H II Blvd B � T g rd OR 87223 ° 0 8 � (503)699-4177 hrip Ilwww d t gaM or Commurnty Development Plot date Feb 22 2002 C�magicWIAGIC03 APR S89 27 15 E 155 40 � _�_ ` � � —— ` _ _� �� —�� I � / 29` � � � � ! I � � �/ /� / �' I � � OT � ��I- / ��/ � � AREA = 9 082 SF / cv �oo /3 / I = � /� � ° � / y f �"' LOT #2 / I W � J � � v°i � �A = 7 563 Sf I � � v 15 AG2£SS / � INSTALL NEW CATCH BASIN INVERT TO BE DETERMINED � � I` �EMENT � � / FROM WATER SEWER AND GAS LATERAL LOCATIONS °o � RR A 1 295 SF � � rn AND DEPTHS INSTALL TWO 6 PVC LATERAL STUB OUTS °o � l � �y�` � � � � 1� SLOPE ACROSS PROPERTY LINE z I 589�9 06 W�__,(_._��_�— p�POSED� � � � STUB OUT INVERTS TO BE DETERMINED � 2 �Q / \J / / �PARTITjQN / � 3 I " / 40�'4 114 7 � LIN� / I � ,� / �� S89 27 1 S �� ,y^�`L / i o APPROX LOCATION OF EXISTING GAS SERVICE i � _ 0� `LO � � � S � � c°n � .y`L � �F� / � EXISTING EDGE OF PAVEMENT � oo �� HOUSE � �� I >\ � EXISTING SANITARY LATERAL ' 330 � / / a' \F � POSITION IS APPROXIMATE o / \ � � � `�3`t\�I S W MAPLE LEAF ST - - � � � �oT #3 � � �r 329— � ARER� 7 923 SF �� I EXISTING SANITARY MANHOLE � � °i � �� \N89 54 3b�W 129 94 \� I EXISTING WATER VALVE �'—�- EXISTING ATER LA AL � I EXISTING 2 GAS � j_ EXI�TING POV�R POLE � � 332 I LOCATION APPROXIMATE I � I EXISTING�G t�AVEL DR V�W3Y � APPROX LOCATION OF EXISTING GAS SERVICE� I \ � ��30 � 3� i EXISTING FIRE HYDRANT � � INSTALL 102 (+/-) OF 8 � STORM SEWER IINE TYPE AND � EXISTING FIRE HYDRANT VALVE I `;�9 DEPTH TO BE DETERMINED � EXISTING 6 CIP WATER LINE QI I ____________________J N I � POSSIBLE LOCATION OF EXISTING SEWER LATER � � TAP INTO EXISTiNG CATCH BASIN � EXISTING EDGE OF PAVEMENT (/') �m�p (ITY oF T��ARD � MLP2002 00001 s�7-E P�►t� N JAMES PARTITION Ma is not to scale NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2002-00001 CITYOFTIOARD Commumty�DeveCopment JAMES PARTITION ShaptrfgABetterCommuntty 120 DAYS = 6/25/2002 SECTION I APPLICATION SUMMARY FILE NAME JAMES PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00001 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single-family residences An existing single-family dwelling is located on the sub�ect parcel and is proposed to remain on Parcel #3 in compliance with all setback requirements APPLICANT Sterling James PO Box 425 West Linn OR 97068 OWNER Same ZONING DESIGNATION R-4 5 The R-4 5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally LOCATION 7017 SW Mapleleaf Street WCTM 1S136AA Tax Lot 7400 PROPOSED PARCEL 1 7 787 Square Feet PROPOSED PARCEL 2 7 563 Square Feet PROPOSED PARCEL 3 7 923 Square Feet FLAG LOT ACCESS AREA 1 295 Square Feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures) 18 420 (Land Partitions) 18 510 (Residential Zoning Districts) 18 705 (Access Egress and Circulation) 18 715 (Density Computations) 18 745 (Landscaping and Screening) 18 765 (Off-Street parking and Loading Requirements) 18 790 (Tree Removal) 18 795 (Visual Clearance Areas) and 18 810 (Street and Utility Improvement Standards) SECTION II DECISION Notice is hereby given that the City of Tigard Community Development Director s designee has APPROVED the above request The findings and conclusions on which the decision is based are noted in the full decision available at City Hall THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25�) per page or the current rate charged for copies at the time of the request SECTION III PROCEDURE AND APPEAL INFORMATION Notice Notice mailed to X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision THIS DECISION IS FINAL ON MARCH 22, 2002 AND BECOMES EFFECTIVE ON APRIL 6, 2002 UNLESS AN APPEAL IS FILED A eal e irector s Decision is final on the date that it is mailed All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18 390 040 G 1 may appeal this decision in accordance with Section 18 390 040 G 2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall 13125 SW Fiall Boulevard Tigard Oregon 97223 Unless the applicant is the appellant the hearing on an appeal from the Director s Decision shall be confined to the specific issues identified m the written comments submitted by the parties during the comment period Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing sub�ect to any additional rules of procedure that may be adopted from time to time by the appellate body THE DEADLINE FOR FILING AN APPEAL IS 5 00 PM ON APRIL 5, 2002 uestions or urt er information please contact the Planning Division Staff Planr�er MorcLan Tracv at (503) 639-4171 Tigard City Hall 13125 SW Hall Boulevard Tigard Oregon 97223 � YICINITY MAP MLP2002 00001 JAMES PARTITION � sna I �� , �— ,,��— 7 � I{f �—� � 5 � ^^wrr " — �� +1 ° s++•� � � S� I n.�..� N .+^" � CE � cny rrwb e B�`� .P1 ��o..:... �% // �I Q �7 r —��—�- _`�� __ i�z9—� � _ ��_J�� /��_ � � �4 i Y ir�/ � Y � � ` �'� / " � J � ' � �u a s� �t ro cre .� rna. re scwrn Tcn ac rro � � ��cn � � / � $ o een�s � �w re,u ru ou e N W vE�5 DE E � � 7��00 �- � 1-� R6P D� i v � r—,°"E � /1 i,}� i x o�+ e sE a � ��--� /n' / /'� � - - E E GE vE E ?? / ��USE/ �/�Y�l f�I Ew571NC 5 RR TE�� / � 9 ON 5�P tE ` �� 5 W MAPLE LEAF ST - / � \ J - � ` EA�e d 33�S' I E 5/�N AN aE � �� \ � \ ]6' E � � E iE L I E T C S � �\ E \� `� a ow �E � �,g vE Rlv� � I � � �J � OC 0 OF AS SE CE / � i � E E YDR.W .` ` � LL ( /)� E E YDRNI VE � ��''E E YPE � 7 DE 111 T BED7E E � E 5 p ER E QI I ___ __ _ _ _ _J V1I � 054 LE OC SEV�E lC � �P E 3 E 5 ED vE � � C'� OF TIGARD � MLP2002 00007 grrgpu►N N JAMES PARTITION Ma le not t ecale i NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USEAPPLICATIOH MINOR LAND PARTITION CITYOFTIGARD Commumty�DeveCopment S(capingA BetterCommunity DATE OF NOTICE February 25, 2002 FILE NUMBER MINOR LAND PARTITION (MLP) 2002-00001 FILE NAME JAMES PARTITION PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot mto three (3) parcels for detached smgle famdy residences An existing single family dwelling exists on the sub�ect parcel and is proposed to remain on proposed Parcel #3 in compliance with all setback requirements ZONE R 4 5 Low Density Residential District The R 4 5 zornng distnct is designed to accommodate detached single family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single-family urnts are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 18 745 18 765 18 790 18 795 and 18 810 LOCATION 7017 SW Mapie Leaf Street WCTM 1 S136AA Tax Lot 7400 YOUR RIGHT TO PROVIDE WRITTEN COMMENTS Prior to the City making any decision on the Application you are hereby provided a fourteen (14) day period to submit wntten comments on the appiication to the City THE FOURTEEN (14) DAY PERIOD ENDS AT 5 00 PM ON MARCH 11. 2002 All comments shouid be directed to Morgan Tracy. Associate Planner in the Planning Division at the City of Tigard 13125 SW Hall Boulevard Tigard Oregon 97223 You may reach the City of Tigard by telephone at (503) 639 4171 I ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5 00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR APRIL 5. 2002 IF YOU PROVIDE COMMENTS YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION ♦ Address the specific "Applicable Review Critena" described in the section above or any other cntena believed to be applicable to this proposal ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval critena with sufficient specifiaty on that issue Failure of any party to address the relevant app�oval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue Specific findings directed at the relevant approval criteria are what constitute relevant evidence AFTER THE 14 DAY COMMENT PERIOD CLOSES THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION THE DIRECTOR S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE THE DIRECTOR S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD THE DIRECTOR SHALL APPROVE APPROVE WITH CONDITIONS OR DENY THE RECIUESTED PERMIT OR ACTION SUMMARY OF THE DECISION MAKING PROCESS ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14 day written comment period ♦ The application is reviewed by City Staff and affected agencies ♦ City Staff issues a wntten decision ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site all owners of record of property located withm 500 feet of the site as shown on the most recent property tax assessment roll any City recogrnzed neighborhood group whose boundaries include the site and any governmental agency which is entitled to notice under an �ntergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice INFORMATION/EVIDENCE AVAILABLE FOR REVIEW The application written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Commurnty Development Depa�tment Copies of these items may be obtamed at a cost of $ 25 per page or the current rate charged for this service Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled Your Right to Provide Wntten Comments � YICINI*Y MAP � MLP2002 00001 JAMES PARTITION SITE � I s�- �� dr' �i s��> �f� , � �y_� F' s. �a� A Y� „S' .ar ,��e� � � � � N �� uce � C ry f �gud B B�� — ..r�u.a~s.d B 9 �my tl� REQUEST FOR COMMENTS � ia� MEMORANDUIIA CITY OF TIGARD, OREGON DATE March 20, 2002 TO Morgan Tracy Associate Planner FROM Brian Rager Development Review Engineer� RE MLP 2002-00001, James Partition Street And Ut�lity Improvements Standards (Section 18 810L Chapter 18 810 provides construction standards for the �mplementation of public and private facilities and utilities such as streets, sewers, and drainage The applicable standards are addressed below Streets Improvements Section 18 810 030 A 1 states that streets within a development and streets � ad�acent shall be improved in accordance with the TDC standards � Section 18 810 030 A 2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC Minimum Rights-of-Way and Street Widths Section 18 810 030(E) requires a local residential street to have a 42 to 50-foot nght-of-way width and a 24 to 32-foot paved sect�on Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees This site lies ad�acent to SW Mapleleaf Street and SW 71St Avenue which are both classified as local residential streets on the City of Tigard Transportation Plan Map At present there is approximately 60 feet of ROW on Mapleleaf Street and at least 50 feet on 71St Avenue according to the most recent tax assessor s map The corner of the finro streets is partially improved with the inside corner being approved ad�acent to Tax Lot 4900 (Map 1S1 36AB) It is not likely that 71St Avenue will ever be extended northerly to link up with Locust Street to the north The current street configuration will remain as it is today A o more acceptable corner configuration should be ensured to provide for clear turning movements for fire trucks and other large service vehicles This sort of street corner when improved properly is called an eyebrow corner The City ENGINEERING COMMENTS MLP 2002-00001 James Partition PAGE 1 has approved Washington County s eyebrow corner detail (Detail M-405 5) for use in City pro�ects Although the applicant will not be required to make street improvements now they should dedicate additional ROW at this corner to ensure that a proper eyebrow configuration can be achieved in the future Staff calculated that a small amount of ROW dedication would be needed from proposed Parcels 1 and 3 to ensure a proper eyebrow corner The approximate total amount of ROW needed would be 130 square feet Staff recommends the applicant dedicate the additional ROW on the final plat The applicant s engineer should sketch a plan view of the future eyebrow corner in order for the City Engineer to determine the final areas of ROW dedication SW Mapleleaf Street and SW 71St Avenue are paved but not fully improved to City standards TMC 18 810 030(A)(1) states that streets within a development and streets ad�acent shall be improved in accordance with City standards However 18 810 030(A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the pro�ect does not by itself provide a significant improvement to the street safety or capacity Although this development will incrementally increase the amount of traffic on the roadway the increase will not substantially degrade the level of service on the street A street improvement ad�acent to this site therefore will not significantly improve the safety or capacity of the streets In addition 18 810 030(A)(1)(e) states that a guarantee in lieu of street improvements is acceptable if the proposal is a land partition on property zoned residential and the partition does not create any new streets This partition will not create a new street Based on these code provisions Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening pro�ect for the streets carried out by the City a third party or through a local improvement district This agreement must be executed pnor to approval of the final plat Lots -Size and Shape Sect�on 18 810 060(A) prohibits lot depth from being more than 2 5 times the average lot width, unless the parcel is less than 1 5 times the minimum lot size of the applicable zoning district PLANNING Lot Frontage Section 18 810 060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley In the case of a land partition, 18 420 050 A 4 c applies, which requires a parcel to either have a mintmum 15-foot frontage or a minimum 15-foot wide recorded access easement In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet PLANNING Sidewalks Section 18 810 070 A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets ENGINEERING COMMENTS MLP 2002-00001 James Partition PAGE 2 By entering into the agreement for future improvements to both Mapleleaf Street and 71 S�Avenue the applicant will meet this criteria Sanitary Sewers Sewers Required Section 18 810 090 A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan Over-sizing Section 18 810 090 C states that proposed sewer systems shall include consideration of additional development within the area as pro�ected by the Comprehensive Plan There is an existing 8-inch public sewer line located in Mapleleaf Street that has sufficient capacity to serve the additional two lots The applicant will be required to obtain a Public Facility Improvement Permit from the City to tap the main line and extend two new laterals to the new lots This permit must be obtained prior to approval of the final plat Storm Drainage General Provisions Section 18 810 100 A states requires developers to make adequate provisions for storm water and flood water runoff Accommodation of Upstream Drainage Section 18 810 100 C states that a culvert or other drainage facil�ty shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments) The topography in this area slopes toward the west so there is no upstream public drainage that affects this site Effect on Downstream Drainage Section 18 810 100 D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and ENGINEERING COMMENTS MLP 2002 00001 James Partition PAGE 3 Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments) There are existing catch basins and a public storm line in 71St Avenue to the south of the site The applicant s plan shows that they would like to extend a new storm line northerly from one of the existing catch basins to provide new laterals to the lots The plan also shows that they would install a new catch basin at the end of the new line Staff finds this concept to be acceptable provided the new line is constructed to public standards The Public Facility Improvement Permit should cover this work as well Bikeways and Pedestrian Pathways Bikeway Extension Section 18 810 110 A states that developments adJoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way PLANNING Cost of Construction Section 18 810 110 B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements PLANNING Minimum Width Section 18 810 110 C states that the m�nimum width for bikeways within the roadway is five feet per bicycle travel lane Minimum width for two-way bikeways separated from the road is eight feet PLANNING Utilities Section 18 810 120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service ENGINEERING COMMENTS MLP 2002 00001 James Partition PAGE 4 facilities during construction, high capacity electric lines operating at 50,000 volts or above, and • The developer shall make all necessary arrangements with the serving utility to provide the underground services, • The City reserves the right to approve location of all surface mounted facilities, • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed pr�or to the surfacing of the streets, and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made Exception to Under-Grounding Requirement Section 18 810 120 C states that a developer shall pay a fee in-lieu of under grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in con�unction with the development The determination shall be on a case- by-case basis The most common, but not the only, such situation is a short frontage development for which under-ground�ng would result in the placement of additional poles, rather than the removal of above-ground utilities facilities An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding There are existing overhead utility lines along the frontage of SW Mapleleaf Street and SW 71St Avenue If the fee in-lieu is proposed it is equal to $ 27 50 per lineal foot of street frontage that contains the overhead lines The frontage along this site is approximately 67 lineal feet therefore the fee would be $ 1 843 00 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEIVIENT STANDARDS Public Water System This site is located within the Tualatin Valley Water Distnct (TVWD) The applicant will need to coordinate with TVWD with regard to the new service lines to Parcels 1 and 2 ENGINEERING COMMENTS MLP 2002 00001 James Partition PAGE 5 Storm Water Qualitv The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No 00-7) which require the construction of on-site water quality facilities The facilities shall be designed to remove 65 percent of 4he phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces In addition, a maintenance plan shall be submitted ind�cating the frequency and method to be used in keeping the facility maintained through the year The CWS standards include a provision that would exclude small pro�ects such as residential land partitions It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcels 1 and 2 Rather the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate Staff recommends payment of the fee in-lieu on this application Site Permit Required The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water sewer storm etc ) and driveway construction This permit shall be obtained prior to approval of the final plat Address Assignments The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB) An addressing fee in the amount of$ 30 00 per address shall be assessed This fee shall be paid to the City prior to approval of the final plat For this pro�ect the addressing fee will be $60 00 Survey Requirements The applicant s final plat shall contain State Plane Coordinates on two monuments with a tie to the City s global positioning system (GPS) geodetic control network These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north These coordinates can be established by • GPS tie networked to the City s GPS survey • By random traverse using conventional surveying methods ENGINEERING COMMENTS MLP 2002 00001 James Partition PAGE 6 Recommendations THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT Submit to the Engineering Department (Brian Rager, 639-4171, ext 318) for review and approval A Public Facility Improvement (PFI) permit is required for this pro�ect to cover the public storm drainage work in 71St Avenue the new sanitary sewer connections to the main line and any other work in the public right-of-way Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineenng Department NOTE these plans are m addition to any drawings required by the Building Division and should only include sheets relevant to public improvements Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards which are available at City Hall and the City s web page (www ci tigard or us) The PFI permit plan submittal shall include the exact legal name address and telephone number of the individual or corporate entity who will be designated as the Permittee and who will provide the financial assurance for the public improvements For example specify if the entity is a corporation limited partnership LLC etc Also specify the state within which the entity is incorporated and provide the name of the corporate contact person Failure to provide accurate mformation to the Engineenng Department will delay processing of pro�ect documents Pnor to approval of the final plat the applicant shall obtain a Site Permit from the Budding Department to cover all grading for the lot(s) all on-site private utility installation (water sewer storm etc) and all driveway construction NOTE this permit is separate from a Public Facility Improvement permit issued by the Engineermg Department for work in the public right-of-way Prior to approval of the final plat the applicant shall pay an addressing fee in the amount of$60 00 (STAFF CONTACT Shirley Treat Engineering) The final plat shall show additional right-of-way dedication at the corner of Mapleleaf Street and 71St Avenue to allow for the future construction of a standard eyebrow corner in conformance with Washington County detail No M-405 5 The applicant s engmeer shall prepare a drawing that shows the future eyebrow comer and the nght-of way that would be necessary ENGINEERING COMMENTS MLP 2002 00001 James Partition PAGE 7 The City Engineer will review the drawing and will determine the final dimensions of the dedication need The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Mapleleaf Street and SW 71St Avenue ad�acent to the sub�ect property when any of the following events occur A when the improvements are part of a larger pro�ect to be financed or paid for by the formation of a Local Improvement District B when the improvements are part of a larger pro�ect to be financed or paid for in whole or in part by the City or other public agency C when the improvements are part of a larger pro�ect to be constructed by a third party and involves the sharmg of design and/or construction expenses by the third party owner(s) of property in addition to the sub�ect property or D when construction of the improvements is deemed to be appropnate by the City Engmeer m con�unction with construction of improvements by others ad�acent to the sub�ect site The final plat shall show the proposed 15-foot wide�oint access easement to be shared between Parcels 1 and 2 The applicant shall either place the existing overhead utility lines along SW Mapleleaf Street and SW 71St Avenue underground as a part of this pro�ect or they shall pay the fee in-lieu of undergrounding The fee shall be calculated by the frontage of the site that is parallel to the utdity lines and will be $ 27 50 per Imeal foot If the fee option is chosen the amount will be $ 1 843 00 and it shall be paid prior to approval of the final plat The applicant s final plat shall contain State Plane Coordinates on finro monuments with a tie to the City s global positioning system (GPS) geodetic control network These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north These coordinates can be established by • GPS tie nefinrorked to the City s GPS survey • By random traverse using conventional surveymg methods Final Plat Application Submission Requirements A Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon and necessary data or narrative ENGINEERING COMMENTS MLP 2002-00001 James Partition PAGE 8 � B The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92 05) Washington County and by the City of Tigard C The right-of-way dedication for Mapleleaf Street and 71St Avenue shall be made on the final plat D NOTE Washington County will not begin their review of the final plat until they receive a letter from the City Engmeering Department indicating 1) that the City has reviewed the final plat and submitted comments to the applicant s sunieyor and 2) that the applicant has either completed any public improvements associated with the proJect or has at least obtained the necessary Public Facility Improvement (PFI) permit from the City to complete the work E After the City and County have reviewed the final plat submit two mylar copies of the final plat for City Engmeer signature (for partitions) or City Engineer and Community Development Director signatures (for subdivisions) THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS Submit to the Engineering Department (Brian Rager, 639-4171, ext 318) for review and approval Prior to issuance of building permits the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat Prior to issuance of building permits the applicant shall complete any work in the public right-of-way (or public easement) and obtain approval from the Engineering Department Pnor to issuance of the building permit for Parcels 1 and 2 the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS) ENGINEERING COMMENTS MLP 2002-00001 James Partition PAGE 9 Morgan Tracy James Partition doc � � � � � � � � _ � � � �_ � � �� Page 1 Tualatin Valley Fare & Rescue TUALATIN VALLEY FIRE 8 RESCUE • SOUTH DIVISION COMMUNITY SERVICES OPERATIONS FIRE PREVENTION March 6 2002 Morgan Tracy Associate Planner City of Tigard 13125 SW Hail Blvd Tigard OR 97223 Re James Partition—MLP 2002 00001 Dear Morgan I have reviewed the submittal for the above named pro�ect and have the following comments 1 The minimum avadable fire flow for single famdy dwellings and duplexes shall be 1 000 gallons per minute Fire flow documentation shall be provided if the structure(s)is(are)3 600 square feet or larger the required fire flow shall be determined accordmg to UFC Appendix Table A III A 1 (UFC Appendix III A Sec 5) 2 Approved fire apparatus access roadways and firefighting water supplies shall be installed and operational prior to stockpding combustibles on site or the commencement of combustible construction (UFC Sec 8704) Please contact me at(503)612 7010 with any additional questions Smcerely Eric T McMullen Eric T McMullen Deputy Fire Marshal 7401 SW Washo Court Swte 101 Tualatin Oregon�oT� (503)612 7000 Fax(503)612 7003 www tvfr com � REQUEST FOR COMMENTS CITYOFTIGARD Community�DeveCopment S�aprngA Better Community DATE Februarfl 25,2002 TO 6ar11 Lampella,Buildmg Official RECEIVED PLANNING FROM Ciry of Tigard Plamm�g DNiseon MAR 1 5 2002 STAFF CONTACT Morgan Trac]I,Associate Planner[x4011 CITY G'�TkGARD Phone [5031639-4111/Fax [50316841297 MINOR LAND PARTITION[MLPI 2002-00001 ➢ JAMES PARTITION Q REQUEST The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) arcels for detached single-family residences An existin� single-family dwelling exists on the sub�ec�parcel and is proposed fo remain on proposed Parcel #3 in compliance with all setback requirements LOCATION 7017 SW Maple Leaf Street WCTM 1S136AA Tax Lot 7400 ZONE R-4 5 Low-Density Residential District The R-4 5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 18 745 18 765 18 790 18 795 and 18 810 Attached are the Site Plan, Vicinity Map and Applicant s Information for your review From information supplied by various departments and agencies and from other information available to our staff a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future If you wish to comment on this application WE NEED YOUR CnMMENTS BACK BY MARCH 11, 2002 You may use the space provided below or attach a separate letter to return your comments If you are unable to respond bv the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible If you have any questions contact the Tigard Planning Division 13125 SW Hall Boulevard Tigard OR 97223 PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY _ We have reviewed the proposal and have no ob�ections to it Please contact of our office Please refer to the enclosed letter _ Written comments provided below �� .�.-� �� d.,�' � ��-�-F `s-�.��,1 T�,. ? �� J�u��. � ��h,�Lf �� ,�� ._.�-,� (�lease provufe t(�e foCCounng rnfonnatwn)Name of Person[sl Commenting Phone Number[sl REQUEST FOR COMMENTS CITYOFTIGARD Community l�eveCopment SFiapingA�etter Com�nunity DATE: february 25,2002 T0: Matt Stine,Urban Forester/Public Works Department t�F:,'�;V�[)FLAM^lING FROM: City of Tigartl Planning Diuision ;�,;;.�,.� 1 5 ZQ02 STAFF CONTACT: Morgan Tracy,Associate Planner[x4011 Phone: [5031639-4111/fax: [5031684-1291 ��'` '�a MINOR LAND PARTITION[MLPI 2002-00001 ➢ IAMES PARTITION Q REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing 24,568 square foot lot into three (3) parcels for detached, single-family residences. An existin� single-family dwelling exists on the sub�ect parcel and is proposed to remain on proposed Parcel #3 in compliance with all setback requirements. LOCATION: 7017 SW Maple Leaf Street; WCTM 1 S136AA, Tax Lot 7400. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MARCH 11, 2002. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. � Written comments provided below: I��E r5 I� jREE" / t�ON�6AS FlR) DN rM� E14S7'ER^/ P6RT/ON rs�F GoT �2 W ti��Cl't W I I.L H/��/E 7U a� �IR.oTE�TEfl 1� FUTNI�E �SE�4dPM�^/� tl�C lw�. 1"I $"T S T//V� . (�lease provicfe tfie following infor�nation)Name of Person[sl Commenting: � �Phone Number[sl: � I 0�/06/02 14 5� FA% 50� 640 3525 CLEAN wATER SERVICES C�002 — � REQUEST FOR COM�I�NTS �m oFn�A� Cor�muraty cDevelopm.c►et s�ng'12ietGer Communaty pA'�E. Feb�ar�ZS.�002 TO lee Walker CleanWater Serulces/SWIN Prograro I I 1 � � � Q �1 � I F�iOM C�lv of Tigsrd Plaanmg Dm�on 1, FEB 2 fi 2002 STAI�COtRACT Mor�an Trac]I.Associate Planner[x�071 F,�_,�/� Phone [5031639-4171/Fax [503168�-7291 - MINOR LAND PARTITION[NILP]20�2-000011 ➢ IAMES PARTITION Q REQUES� The a pi�cant is requesting a Minor Land Partiteon to pap itior� one (1) ex�stin� 2� 568 square foot lot into �hree (3) parcels for detached sin le-famdy res�cfer�css An existin� sing e-famdy dwell�ng exists on the sub�ect parcel and is proposed �o rematn on pro�.��sed Parcel #3 �n compI�ance with all setback requ�rements LOCATION 7017 SW Maple Leaf StrF �t VVCTM 1S136AA, Tax Lot 7400 ZONE R-4 5 Low-Density Residential Distnct The R-4 a z oning d�stnct is designed to accommodate detached sin le-famdy homes with or without accessory resident�al units at a minimum lot size of 7 500 square fee� Duplexes and attached s�ngle-fam�ly unils are permitted conditivnally Some civ�c and inst�tut�onal uses are also perm�tted cond�t�onally �4PP1 I CABLE REVIEW CRITERIA Commun�ty Development Code Chapters 18 390 18 420 18 510 18 �05 1$ 715 18 745 18 765 18 790 18 795 and 18 8'10 _ Attached are the S�te Plan Vicinity Map and Applicant s Informat�on for your re� iew From informat�on supplied by vanous departments and agencies and from other informat�on avadable to our staft a report and recommenda�on wdl be prepared and a decision will be rendered on the proposal m the n�ar futurE If you wish to comment on this application WE NEED YOUR GQMMENTS BACK BY MARCH 11, 2002 You may use the space provided below or attach a separate letter to retum your comments lfyou are unable to r�� orad b the above date please phone the staff contact noted above�nnth your comments and confirm your commer�t� in wnting as soon as possible If you have any questivns contact the Tigard Planning Drvision 13'125 SW Hall Boul��ard Tigard OR 97223 PLEASE�CHECK�TH'E�FOLLOV�IIWG;I i,EMS,i�IiQ,►Ti�IAPP�LY�„��I�I _ We have reviewed the proposal and have no ob�ections to it Please contact of our office Please refer to the enclosed letter � Written comments prov�ded below ! ��bl� � `�� .�.�,�� Owlol rc,�,�.(�. � �.�.i�,�l.� �te rwe►,1u� �o e,...�..1�. JL�r�'. _ LVw. Y�, a►.� ��4 �� ►� �■ ---s�.� Lv�w� �� . � C� �r�lCt A�x d�� .e �fwtf4 � � �l►.� � ' �� (��e��e��c�w�►��f�ew�,)Name of Person[s]Commentlng ��o� I P�o�e N�umber[s1 8 lo $lo� S� � WASHIl�iGTON COUNTY, OREGON Department of Land Use and 7fansporta6on l,and pe�elopment Setvipee 1b8 Nord�Flrst Avenue 3uite 350-�3 Hdlaboro Oregpn 87124 (S0.9)8a8-8�61 FAX (503)84&2908 March 8, 2002 Morgan Tracy, Associate Planner City of Tigard Community D�velopment 13125 SW Hall Boulevard Tigard OR 97223 FAX 684-7297 RE J�mos Part�tion City Fiie Number MLP 2002-00001 Tax Map and Lot Number 1 S1 36AA/ 7400 Location 7017 SW Maple Leaf Street �� I I –-- —� I I � �_�� _ w_ a Washington County Department of Land Use and Transportation has rece�ved notice of the above noted �pplication but wili not be submitting any requ�rements/conditrons Although a segment of Maple Leaf Street to the west of the site �s und�r county 3unsdiction the portion of Maple Leaf Street within the subJect area is not Thank you for the opportunity to comment If you have any questions, please contact me at 503-846-8131 Anne LaMountain Associate Planner 11LUT11DATAISharedlLDSIWPSHAREITRANSP171GVamesPart�tronNOCOMM doc TO d Zb �i ZOOZ 8 �pW 806Z-968-�OS Xp� (13Q QNd� 0� HSd�I r REQUEST FOR COMMENTS CITYOFTIGARD Commuraty�DeveCopment Shap:ngA�etter Coramumty DATE Februan125,2002 TO Denms Kocllermeier,Operauons Manager/Water Depar�tsent RECEIVED PLANNING FROM City of Tigard Plamm�g Diu�sion f�e�� 0 4 Zpp2 STAFF CONTACT Morgan Tracy,Associate Planner[x40fl Phone [5031639-4111/Fax [5031684-7291 CITY 4,�TfGARD MINOR LAND PARTITION[MLPI 2002-00001 ➢ JAMES PARTITION Q REQUEST The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single family residences An existing single-family dwelling exists on the sub�ect parcel and is proposed fo remain on proposed Parcel #3 in compliance with all setback requirements LOCATION 7017 SW Maple Leaf Street WCTM 1S136AA Tax Lot 7400 ZONE R-4 5 Low-Density Residential District The R-4 5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 18 745 18 765 18 790 18 795 and 18 810 Attached are the Site Plan, Vicinity Map and Applicant s Information for your review From information supplied by various departments and agencies and from other information available to our staff a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future If you wish to comment on this application WE NEED YOUR COMMENTS BACK BY MARCH 11, 2002 You may use the space provided below or attach a separate letter to return your comments If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible If you have any questions contact the Tigard Planning Division 13125 SW Hall Boulevard Tigard OR 97223 PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY _ We have reviewed the proposal and have no ob�ections to it Please contact of our office Please refer to the enclosed letter _ Written comments provided below ��w� (r1'lease provute t(�e foCCowrng information�Name of Person[sl Comment�ng �Phone Number[sl � REQUEST FOR COMMENTS �m oP T,o,� Commu�ity�evelopment DA� f�b1�e1�1 Y5.Y002 S�saprng,�Better Commun:ty � fialatln Valley Water�Isalct Admloistratlue O(nees _ � FROM C otTl ardPlaonln Dhilsioo STAFF CONTACT Meraan Tracy Assoclate Plaooer ix4071 Phone [508)639,4111/Fax. [50S16841291 MINOR LAND PARTITION(MLp]2002-00001 ➢ IAMES PARTITION Q REQUEST The applicant is requesting a Minor Land Partition to partition one (1) e ustmg 24 568 square foot lot mto three (3) arcels for detached single-family residences An existincJ single-famrl dwelling exists on the sub�ec�parcel and is proposed to remam on proposed Parcel #3 nn com�pliance with all setback requirements LOCATION 7017 SW Maple Leaf Street WCTM 1S13�6AA T 7400 ZONE R-4 5 Low-Dens�ty Residential District The R-4 5 zonmg district is desi nedLto accommodate detached sm le-famdy homes with or without accessory residential units �t a minimum lot size of 7,500 s quare fee� D u p l e x e s a n d a tt a c h e d s i n g l e-f a m i ly u n i t s a r ep e rmi tte d con di tiona l ly Some civic and mstitutional uses are als o p e r m i tt e d c o n d i t i o n a l l y �4 P P L I C A B L E R E V I E I N CRITERI A Community Development Code Chapters 18 390, 18 420 18 510, 18 705 1 8 7 1 5 18 745 18 765 18 790 18 795 and 18 810 Attached are the Site Plan,Vlclnity Map and Applicant s Inf en or view From mformation supplied by vanous departments and agenGes and from other inform avadable to our sta report and recornmendation will be prepared and a dec�sion w►II be rendered on the posal m the near future If you w�sh to comment on this application WE NEED YOUR COMMENTS BAC MAR H 11 002 ou may use the space provided below or attach a separate letter to retum your co ents u are una le s ond b the abo✓e date please phone the staff contact noted above with your comments and con r comments m wnting as soor� as possible If you have any questions contact the Tigard Planrnng Division 13125 SW Hall Boulevard Tigard OR 9T223 ��, � SE C �'CK'�+H��L�' �� i � , ' �1 , �, , , ��d We have reviewed the proposal and have no ob�ections to it ` Please contact _ Please refer to the enclosed letter _ of our office _ Written comments provlded below (�Please pracn�fe t.Fie foQo�cvmg tn�r�n�Mam�of Persontsl Commeotlng Ph0118 NDOID8HS1' �a � �� I .�J T00� 9HI2I��AII9N� QMA.L 9860 T69 EOS X�3 9£ ZT f1H,L ZO/8Z/ZO . REQUEST FOR COMMEHTS CITYOFTIGARD Commumty�DeveCopment SFiaping A Better Community DATE Februarll�5,2002 TO lim Wolf,Ti9ard Police Department Crime Prevent�on Officer RECEIVED PLANNING FROIN CitY of T�9ard Plamm�9 Diuision F�� 2 7 2002 STAFF CONTACT Morgan Tracy,Associate Planner[x40n Phone [5031639-4111/Fax [50316841291 CIT"G"T'�°�D MINOR LAND PARTITION [MLPI 2002-00001 ➢ IAMES PARTITION Q REQUEST The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) arcels for detached single family residences An existin� single-family dwelling exists on the sub�ec�parcel and is proposed to remain on proposed Parcel #3 in compliance with all setback requirements LOCATION 7017 SW Maple Leaf Street WCTM 1 S136AA Tax Lot 7400 ZONE R-4 5 Low-Density Residential District The R-4 5 zoning district is desi�ned to accommodate detached sin le-family homes with or without accessory residential units at a minimum lot size of 7 500 square fee� Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 18 745 18 765 18 790 18 795 and 18 810 Attached are the Site Plan Vicinity Map and Applicant s Information for your review From information supplied by various departments and agencies and from other information available to our staff a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future If you wish to comment on this application WE NEED YOUR COMMENTS BACK BY MARCH 11, 2002 You may use the space provided below or attach a separate letter to return your comments If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible If you have any questions contact the Tigard Planning Division 13125 SW Hall Boulevard Tigard OR 97223 PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY _ We have reviewed the proposal and have no ob�ections to it Please contact of our office Please refer to the enclosed letter � Written comments provided below �(eq�ask t�oc�'� a� �S� oF d�.la,WO,a �b�,�,�1tv�q,� �� c�1te�," �C�a/ lo�-s 1 whd 2 �n . eF�otk� k� z4d�c�e, da�a y �J a� �.nc�, o.xde(5 I(�1'lease pro�vide tfie foCCowcng informat�on�Name of Person[sl Comment�ng ��A V�p1,� �Phone Number[sl �, 'Ltib � � REQUEST FOR COMMENTS CITYOFTIGARD Commuraty�DeveCopment SFiapmgA Better Commumty DATE brua 25 2002 TO lohn Ro Pro e Mana er/Public Works De artment RECEIVED PLANNING FROM CitYOff9ardPlamm�gDmsion FEB � 7 2002 STAFF CONTACT Mor9an TracY,Associate Planner[x4011 c�z�.^.�T aARD Phone [5031639-4111/Fax [5031684-7291 MINOR LAND PARTITION[MLPI 2002-00001 ➢ IAMES PARTITIOH Q REQUEST The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single-family residences An existin� single-family dwelling exists on the sub�ect parcel and is proposed to remain on proposed Parcel #3 in compliance with all setback requirements LOCATION 7017 SW Maple Leaf Street WCTM 1S136AA Tax Lot 7400 ZONE R-4 5 Low-Density Residential District The R 4 5 zoning district is designed to accommodate detached sin le-family homes with or without accessory residential units at a minimum lot size of 7 500 square fee� Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 18 745 18 765 18 790 18 795 and 18 810 Attached are the Site Plan, Vicinity Map and Applicant s Information for your review From information supplied by various departments and agencies and from other information available to our staff a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future If you wish to comment on this application WE NEED YOUR COMMENTS BACK BY MARCH 11, 2002 You may use the space provided below or attach a separate letter to return your comments If vou are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in wnting as soon as possible If you have any questions contact the Tigard Planning Division 13125 SW Hall Boulevard Tigard OR 97223 PLE E CHECK THE FOLLOWING ITEMS THAT APPLY _ We have reviewed the proposal and have no ob�ections to it Please contact of our office Please refer to the enclosed letter _ Written comments provided below I(�Please provufe t(�e follounng information)Name of Person[sl Comment�ng I �Phone Number[sl � � � REQUEST FOR COMMENTS CITYOFTIGARD Commumty�DeveCopment ShapzngA�detter Commumty DATE Februarl�25,2002 TO PER ATTACHED FROM Cit�of Ti9ard Plannin9 DNis�on STAFF CONTACT Mor9an TracY,Associate Planner[x4011 Phone [5031639-4111/Fax [50316841291 MINOR LAND PARTITION[MLPI 2002-00001 ➢ lAMES PARTITION Q REQUEST The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) arcels for detached single-family residences An existin� single-family dwelling exists on the sub�ec�parcel and is proposed fo remain on proposed Parcel #3 in compliance with all setback requirements LOCATION 7017 SW Maple Leaf Street WCTM 1S136AA Tax Lot 7400 ZONE R-4 5 Low-Density Residential District The R-4 5 zoning district is designed to accommodate detached sin le-family homes with or without accessory residential units at a minimum lot size of 7 500 square fee� Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 18 745 18 765 18 790 18 795 and 18 810 Attached are the Site Plan Vicinity Map and Applicant s Information for your review From information supplied by various departments and agencies and from other mformation available to our staff a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future If you wish to comment on this application WE NEED YOUR COMMENTS BACK BY MARCH 11, 2002 You may use the space provided below or attach a separate letter to return your comments If vou are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in wnting as soon as possible If you have any questions contact the Tigard Planning Division 13125 SW Hall Boulevard Tigard OR 97223 PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY _ We have reviewed the proposal and have no ob�ections to it Please contact of our office Please refer to the enclosed letter _ Written comments provided below I(�Please prov�e t(�e foCCowcng mformatwn�Name of Person[sl CommenUng I �Phone Number[sl � CITY TIGARD REQUEST FOR CON, :NTS . � NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICA S FILE NOS.: M-LP�v�- D��'D l FILE NAME, i''Y��L'��%��'�� CITIZEN INYOLYE ENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central [�East ❑South ❑West �Proposal Descrip.in Library CIT Book CITY OFFICES �LONG RANGE PLANNING/Barbara Shields,Planning Mgr. �COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. OLICE DEPT./Jim Wolf,Crime Prevention O�cer jzBUILDING DIVISION/Gary Lampella,Building Official ✓�ENGINEERING DEPT./Brian Rager,Dvlpmnt.Review Engineer�WATER DEPT./Dennis Koellermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder �PUBLIC WORKS/John Roy,Property Manager PUBLIC WORKS/Matt Stine,Urban Forester ✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-70 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.D./Sherman Casper,Permit Coord.�sowcuP re:TiF� SPECIAL DISTRICTS TUAL.HILLS PARK&REC.DIST.+��TUALATIN VALLEY FIRE 8 RESCUE r ,./TUALATIN VALLEY WATER DISTRICT� �CLEANWATER SERVICES+► Planning Manager Fire Marshall Administrative Office Lee WalkerlSWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE IURISDICTIONS CITY OF BEAVERTON �IE CITY OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge _ Irish Bunnell,oe��oo�rc s�+�5 PO Box 369 PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279 Beaverton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PIANNING � _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 5alem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 PO Box 23483 _ BOb Knight,Data Resource Cer�er(ZCAJ US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Gmw[hManapemernCoordinator OR.DEPT.OF LAND CONSERV.B DVLP Kathryn Harris _ Mel Huie,Green50��roinator(CPA20A) Lef�y FfBnCh(comp.P�aoAmerwmencs omy) Routing CENWP-OP-G CITY OF KING CITY� _ Jennifer Budhabhatti,Reqbnal Planner(Wetlantls) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D. Manager,Grovnht.�anagementServices Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY� _ OR.DEPT.OF ENERGY cvowen�oes�n nrea> _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use 8 Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue CITY OF LAKE 05WEG0� Routing TTRC—Attn: Renae Ferrera Tom Highland,PWnnirq Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro.OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 Brent Curtis�can� Lake Oswego,OR 97034 Gregg Leion tcan� OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 #f - nne LaMountain pcauRe� _CITY OF PORTLAND cra�nr ro�w�uros a�a Poc�n�a�e��mai imP�� _Sonya Kazen,DevebpmerA Review CoorOinalor � hil Healy pcn�uRe� David Knowles,a�a��a��a�o��. Regional Administrator _Carl Toland, Right-of-Way Section N : 0 Steve Conway�ce��a�aP�.� Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders �y� _Sr.Cartographer ccPNZC��.�s„ 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 '" Jim Nims czcn�MS,s Portland,OR 97204 _Doria Mateja�zca,�MS,� _ODOT,REGION 1 -DISTRICT 2A� Jane Estes,Permit5pecialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern�Santa Fe R/R Predecessor) Robert I.Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS ATBT CABLE _TRI-MET TRANSIT DVLPMT. Ciifford C.Cabe,Construction Engineer Debra Palmer ca��exa�a�5 o��v� Pat McGann (If Pioject is Wil�in%Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,5-6020 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 �PORTLAND GENERAL ELECTRIC �NW NATURAL GAS COMPANY '�' VERIZON � QWEST COMMUNICATIONS Jim VanKleek,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,Engineering 9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 /Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 � AT&T CABLE(AppaE.ofHrLNd9BW� Marsha eutler,Administrative Offices Jan Youngquist,Demographics&Planning Dept. Diana Carpenter 6960 SW Sandburg Street 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portland,OR 97232 # INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANTIALL CIT�PROJECTS(Project Planner Is Responsible For Indicating Parties To NOtlfr�. h:�patty\maslers\Request For Commenls Nolification List 2.doc (Revised: 30•Jan-02) MAILING RECORDS r 4+ AFFIDAVIT OF MAILING CITYOFTIGARD Commui:tty�DeveCopment SfiaptngA BetterCommumty I �atnc:a L Lu�ord being first duly sworn/affirm on oath depose and say that I am a Sen�orAdmmrstrattve SpecraCut for the �aty of7�gar zNash�rcgton�ounty Oregon and that I served the following {Chedc AOP�P�e 6 (I 6 b'�'I ❑X NOTICEOF DECISION FOR MLP2002 00001/JAMES PARTITION ❑ AMENDED NOTICE (F le NoJName Reterence) � City of Tigard Planning Director A copy of the said notice being hereto attached marked El(hlblt A and by reference made a part hereof was mailed to each named person(s) at the address(s) shown on the attached list(s) marked EXhlblt B and by reference made a part hereof on M81'Ch 22,2002, and deposited in the United States Mail on M81'Ch 22,2002 postage prepaid D7� (Person th Prepared N ic ,s�'A�o��GoN ) County of�Nas ington )ss City of��ard � � Subscribed and sworn/affirmed before me on the 3�S day of 2002 OFFICIAL SEAL � � DIANE M JELDERKS � 1 � j OMM SSION NO 326578 MY COMMISSION EXPIRES SEPT 07 � My Comm�ssion Exp�res � EXHI��`+ � NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2002-00001 CITYOFTI(�ARD Commuraty�eveCopment JAMES PARTITION ShaptngABetterCommuraty 120 DAYS = 6/25/2002 SECTION I APPLICATION SUMMARY FILE NAME JAMES PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00001 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single-family residences An existing single-famdy dwelling is located on the sub�ect parcel and is proposed to remain on Parcel #3 in compliance with all setback requirements APPLICANT Sterling James PO Box 425 West Linn OR 97068 OWNER Same ZONING DESIGNATION R-4 5 The R-4 5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally LOCATION 7017 SW Mapleleaf Street WCTM 1 S136AA Tax Lot 7400 PROPOSED PARCEL 1 7 787 Square Feet PROPOSED PARCEL 2 7 563 Square Feet PROPOSED PARCEL 3 7 923 Square Feet FLAG LOT ACCESS AREA 1 295 Square Feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures) 18 420 (Land Partitions) 18 510 (Residential Zoning Districts) 18 705 (Access Egress and Circulation) 18 715 (Density Computations) 18 745 (Landscaping and Screening) 18 765 (Off-Street parking and Loading Requirements) 18 790 (Tree Removal) 18 795 (Visual Clearance Areas) and 18 810 (Street and Utility Improvement Standards) SECTION II DECISION Notice is hereby given that the City of Tigard Community Development Director s designee has APPROVED the above request The findings and conclusions on which the decision is based are noted in the full decision available at City Hall THIS APPFtOVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25G) per page or the current rate charged for copies at the time of the request SECTION III PROCEDURE AND APPEAL INFORMATION Notice Notice mailed to X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision THIS DECISION IS FINAL ON MARCH 22, 2002 AND BECOMES EFFECTIVE ON APRIL 6, 2002 UNLESS AN APPEAL IS FILED A eal T e irector s Decision is final on the date that it is mailed All persons entitled to notice or who are otherwise adversel�r affected or aggneved by the decision as provided in Section 18 390 040 G 1 may appeal this decision in accordance with Section 18 390 040 G 2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall 13125 SW Fiall Boulevard Tigard Oregon 97223 Unless the applicant is the appellant the hearing on an appeal from the Director s Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing sub�ect to any additional rules of procedure that may be adopted from time to time by the appellate body THE DEADLINE FOR FILING AN APPEAL IS 5 00 PM ON APRIL 5, 2002 Questions For further information please contact the Planning Division Staff Planr�er Morgan Tracv at (503) 639-4171 Tigard City Hall 13125 SW Hall Boulevard Tigard Oregon 97223 � `} YICINITY MAP MLP200� 00001 JAMES PARTITION � s�*e y � �� .�' � - f � s � r ��rt � `� ' � 5 N � C � � ry ge d 6 6�� /� / /! �� arn e a �/ .�� i i 58 5 r _ � _ __��.� � I � _� � �/ — � �---`�� ,� �—r � F� � �� E g i..� i �— - -- �f j ' �Y / N � � ,� � �E ;i � y �� ' �� i � „� ,� ,� ,� n S o� K n °P �v� '– �° �—�`�� d /I _l� / I 58 A ON 'rl'�� r- J � / � _ _ I —_ - ,� �o� � � I g� /W � ��/� I _ _ s \i S W MAPLE LEAF ST — _ / �� T M OLE � �\ � \ \ R �E � i 7E � E TI C _ � � � C �vE 1v� I ' � � I PP or CE� \ I � Yo '` � ( /) WE W w vE I � > _J ¢ _ _ _ i�I � PO B E C SEwE E 3 � � � (ITY oF T��ARD � MLP2002 00001 g�pL,qN N JAMES PARTITION M I tt s I � �X�lz� � T� 1 S 1 s6AA-J08�2 t S 7 36A8-01601 ANDERSON SHAWN R& CASE SHERMAN L 8 MARY E TIFFANY 7108 SW LOCUST ST 10350 SW 71ST TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-01007 1 S 7 38AA-01001 BALSIGER JAMES M& COCHRAN CLAUDIA J PATRICIA L 10330 SW 70TH AVE 10335 SW 70TH TIGARD OR 97223 TIGARD OR 97223 1 S136AA-06900 1 S136AA-00801 BENVENTANO BRIAN N&AMY L COLOMA DALE A 8 CHARLOTTE K 7090 SW LOCUST ST 10380 SW 71ST AVE PORTLAND OR 97223 TIGARD OR 97223 1 S 136AB-07 801 1 S 136AB-04800 BITZ CHARLES D CREWS ROBERT F&BETTY A 7175 SW MAPLELEAF ST 7103 SW MAPLELEAF CT PORTLAND OR 97223 TIGARD OR 97223 1 S 136AD-01900 7 S 136AB-04100 BLADEN DAVID&JEAN DANNER BENJAMIN F 8�DONNA E 6914 SW OAK 10088 SW 72ND AVE TIGARD OR 97223 TIGARD OR 97223 1 S 7 36AA-07800 1 S 136AA-07600 BOSNAR MARAJAN 8 NENITA AND DEL ROSARIO DANILO E AND THURERS L WILLIAM MARIA ELENA 2058 SE SPRUCE ST 7025 SW LOCUST ST PORTLAND OR 97214 TIGARD OR 97223 136AB-0 b0 1S136AA-09300 BO MARIJAN DESBIENS SCOTT&ANGELA 0 00 6955 SW LOCUST ST TIGARD OR 97223 1 S t 36AB-07 704 1 S 136AB-00803 BROCK NEAL ROBERT DITTY JOSEPH MICHAEL 6140 STATE HWY 214 NE 10205 SW 72ND GERVAIS OR 97026 TIGARD OR 97223 9111 1 S 136AB-05400 1 S 136AB-00804 BUELL GRANT D DOYLE ALAN F 8 CAREN E 10460 SW 72ND AVE 10235 SW 72ND AVE PORTLAND OR 97223 PORTLAND OR 97223 1 S 136A6-04300 1 S 136AA-00300 CAREY HENRY L 8�MARY FRANCES DUTRA BRETT C&BONNIE S 7106 SW MAPLELEAF CT 10241 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 1 S 136AB-021 i)0 1 S 136AB-05200 FREETH JULIANNA FREDERIKA 8 KOHLMAN EDNA E 8 HURLEY J BYSMANS EDITH FREDERIKA JT 10340 SW 72ND AVE LIFE ESTATES PORTLAND OR 97223 7111 SW MAPLELEAF PORTLAND OR 97223 1 S 136AA-00900 1 S 136AC-00200 FULLER DONALD D LARSEN DEAN W TR 8 EILEEN M LARSEN MARGIE C TR 7015 SW OAK 10530 SW 72ND TIGARD OR 97223 TIGARD OR 97223 1 S 7 36A8-05300 1 S 136AD-02000 GARRISON ROLAND K AND LE JEANNIE KH GOWAN VIVIAN J 7000 SW OAK ST 10420 SW 72ND AVE TIGARD OR 97223 PORTLAND OR 97223 1 S 136AA-01005 1 S 136AA-07700 GOSS MARNELL K LEE REYNOLD GEORGE FORMERLY ADAMS 7047 SW LOCUST ST 10255 SW 70TH TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-00702 1 S 7 36AA-07 500 HILLS JAMES R&MARIANNE C LUKE DORF 10205 SW 70TH AVE 10313 SW 69TH TIGARD OR 97223 TIGARD OR 97223 t 1 S 7 36AA-07400 1 S 7 36AB-00101 HOWARD LLOYD F&MARIA H LUSK P RUSSELL 8 SANDRA G 9389 OCHOCO CT 7105 SW LOCUST ST TUALATIN OR 97062 TIGARD OR 97223 7 S 136AB-02400 1 S 7 36AA-07200 HUEBNER JOANN K MACIARIELLO JAMES P 10345 SW 72ND AVE 7063 SW LOCUST ST TIGARD OR 97223 TIGARD OR 97223 1 S 136A8-04200 1 S 136AB-01700 HUGHES SANDRA K TRUSTEE MCBRIDE ALBERT N 7119 SW LOCUST ST VIRGINIA A TIGARD OR 97223 10230 SW 72ND PORTLAND OR 97223 7 S136AB-04900 1 S136AB-03500 INMAN DAVID S 8 CHERYL F MCDANIEL DIANE J 10349 SW 71ST AVE 10097 SW 71ST PL TIGARD OR 97223 PORTLAND OR 97223 7S136A8-00301 1S136AA-00400 JONES MARK S 8 DANACIA M MCGUIRE JAMES E 7123 SW LOCUST ST 6909 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 7S136AA-01 n2 1S136AB-04400 MCLAUGHLIN RICHARD D 8 POPP DAVID M DARLENE G 7124 SW MAPLELEAF CT 6915 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S136AC-0O700 1 S136AB-00805 MENCHU LUIS A 8 SHIRLEY A G PRICKETT JOAN M 10495 SW 71ST AVE PO BOX 1421 PORTLAND OR 97223 BORREGO SPRINGS CA 92004 1 S 136AD-01907 1 S 136AB-04700 MILLER OVIE A TRUSTEE RICHMANN SCOTT A&PATRICE M 6910 SW OAK 7117 SW MAPLELEAF CT PORTLAND OR 97223 TIGARD OR 97223 7 S 136AB-04600 1 S 136AA-00302 MOORE CAROLE A ROHDE CHRISTOPHER J 7141 SW MAPLELEAF CT 10275 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-06800 1 S 136AA-01700 MURALT MICHAEL P&KIMBERLY A SACKS KRISTIN S 8 WAYNE 7054 SW LOCUST ST 6901 SW OAK TIGARD OR 97223 TIGARD OR 97223 1S136AB 04500 1S136AD-02200 MYERS RON D 8 CAROL A SAMPSON GENE E AND MARY K 7138 MAPLELEAF CT 10450 SW 71ST TIGARD OR 97223 TIGARD OR 97223 1 S136AA-007o1 1 S136AA-0120t NEUMAN HENRY B TRUSTEE SARVAY JAMES A&CARMENZA M 10200 SW 70TH AVE PO BOX 4017 PORTLAND OR 97223 BEAVERTON OR 97076 1 S 136A6-04000 1 136AA-01400 OLSEN STEPHEN& SA Y J S A 8 CARMENZA M MACE SHARI PO 10066 SW 71ST PL VERTON 97076 PORTLAND OR 97223 1 S136AA-01200 1 S136AA-01300 PILLERS LAURITZ P/JUNE M 8 SARVEY JAMES A&CARMENZA M NOURSE ROBERT/DEANN M PILLERS& BY NIKE INC PILLERS MARK R/IVY ANN ONE SW BOWERMAN DR 10285 SW 77TH BEAVERTON OR 97005 PORTLAND OR 97223 1 S 7 36AA-00600 1 S 136AB-01800 P RS LAURIT /JUNE M� SITTEL DELORES L NOUR RO T/DEANN M PILLERS 8 P O BOX 230092 PILLE K R/IVY ANN PORTLAND OR 97281 10 SW 77T ORTLAND OR 97 23 1 S 136AB-017bt 1 S136AD-02301 SMITH CLAUDE I&PATRICIA M TRS ULRICH MICHAEL A 8 DELCY 7730 SW LOCUST 10500 SW 71ST TIGARD OR 97223 TIGARD OR 97223 1 S 136AB-05000 7 S 7 36A8-01703 SMITH JERALD L AND LAURIE P VASILOPOULOS MICHAEL 8 7134 SW MAPLELEAF CT CHRISTINE TIGARD OR 97223 10170 SW 72ND AVE TIGARD OR 97223 1S136AB-01900 1 136AA 10 00 STAFFORDSHIRE INVESTMENTS INC VE ESTATES OWNERS OF 30991 SW RIVERLAND RD LOT 1 WEST LINN OR 97068 00000 1S136AA-07500 1 36AA 70 STERZELMAIER HANS D&PATRICIA VE ESTATES OWNERS OF 10288 SW 71ST AVE LOT 0 TIGARD OR 97223 000 1 S 136AB-03600 1 S 136AD-02100 STEWART JOHN M 8 KAREN S VITKOCZY SHELLEY 8 TOMI 10061 SW 71ST PLACE 7010 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-01000 1 S 136AD-02300 TAM YIK CHEUNG&CHUNG MING WALKER ANN LOUISE AND 10285 SW 70TH AVE EVERETTE E TIGARD OR 97223 17668 SW CEDARVIEW WAY SHERWOOD OR 97140 1S136AA-07100 1S136AA-07002 TANZ GUY H AND WEGENER HELEN L& BADZIK KATHLEEN M E NEUMAN ROLAND F 7081 SW LOCUST Go SPRAGUE WILLIAM LIFE ESTATE TIGARD OR 97223 19730 SE SEMPLE RD CLACKAMAS OR 97015 1 S 136AA-01100 1 S 7 36AA-00700 TAYLOR EWING R III& WEGENER HELEN L 8 HANKINS FRANCIS T NEUMAN ROLAND F CaSUCC TRS 7005 SW OAK ST 8760 SW PACER DR TIGARD OR 97223 BEAVERTON OR 97008 1 S136AB-03400 1 S136AA-07000 THORPE RICHARD L AND WELLE KLAUS&VERA A LAURIE L 7072 SW LOCUST 5606 SW CALIFORNIA TIGARD OR 97223 PORTLAND OR 97219 1 S 136AD-02201 1 S 136AA-01600 THORPE STEVEN L&TAMMY LYNN WILSON STEPHEN 7030 SW OAK ST 10345 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 1S136AA 09C00 1S136AA-0970 WINGATE CORPORATION GAT ORPORATION 15840 S POPE LN 1584 POPE LN OREGON CITY OR 97045 EGON TY OR 97045 1S136AA-08800 7S�36AA-09 0 GAT ORPORATION WIN T CORPORATION 1584 OPE LN 1584 OPE LN GON ITY OR 97045 GON TY OR 97045 136AA-0820 1 S 36AA-0960 WI T ORPORATION WIN T ORPORATION 15 OPE LN 15 OPE LN EGON C OR 97045 EGON CITY OR 97045 1S136AA-08900 1 136AA-0980 WI AT ORPORATION WI AT ORPORATION 1584 OPE LN 1584 OPE LN GON CITY OR 97045 GON TY OR 97045 S136AA-08100 1S AA 1000 WI AT ORPORATION VlIINGA ORPORATION 15 OPE LN 15 PO E LN EGON TY OR 97045 EGON CITY OR 97045 1 136AA-09 1S 36AA-0970 WI T ORPORATION WIN T ORPORATION 15 S PE LN 1584 OPE LN EGON CITY OR 97045 GON C TY OR 97045 1 36AA-07 0 1 S t 36AB-01602 WI T CORPORATION WORF ROGER WILLIAM& 15 OPE LN SUSAN OERTEL EGON C OR 97045 11935 SW BURNETT LN BEAVERTON OR 97008 1 136AA-0940 1 S136AB-07600 WI T ORPORATION W ROGE ILLIAM& 1584 PELN SUSA TEL GON CI OR 97045 119 W NETT LN B VERTON O 97008 1 136AA-08 1 S t 36AD-03200 WI CORPORATION WORKMAN BRUCE W AND GLENDA D 15 S E LN 10495 SW 69TH AVE EGON CI OR 97045 TIGARD OR 97223 1 S 7 36AA-09 I CORPORATION 15 PE LN EGON CITY OR 97045 Jack Biethan 11023 SW Summerfield Dnve #4 Tigard, OR 97224 Sue Rorman 11250 SW 82�d Avenue Tigard OR 97223 Naomi Gallucci 11285 SW 78"�Avenue Tigard, OR 97223 Michael Tngoboff 7072 SW Barbara Lane Tigard OR 97223 � Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard OR 97223 6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE �i\curpin\setup\labels\CIT East doc) UPDATED November 1 2001 J AFFIDAVIT OF MAILING CITYOFTIGARD Communsty�DeveCopment S�tapmgA BetterCommuraty I �atnc�a L Lunsford being first duly sworn/affirm on oath depose and say that I am a SenwrAdm�nutratave SpectaCut for the �tty of7"�gard�iNashangton�ounty Oregon and that I served the following (Check Appmp at Bo()8 bw} 0 NOTICEOF DECISION FOR MLP2002 00001/JAMES PARTITION ❑ AMENDED NOTICE (F le No/Name Reference) � City of Tigard Planning Director A copy of the said notice being hereto attached marked El(hlblt A and by reference made a part hereof was mailed to each named person(s) at the address(s) shown on the attached list(s) marked Ellhlblt 'B and by reference made a part hereof on March 22,2002,and deposited in the United States Mail on March 22,2002 postage prepaid ' ( � (Person that repared No � ,S7A2�o��GoN ) County of`Was trtgton )ss � �'•cty of�igar� ) Subscribed and sworn/affirmed before me on the �l day of 2002 OFFICIAL SEAL � p. DIANE Afl JEI.�Ei�KS NOTARY PUBLIG ARE(.�ON COMMISSION NO 326978 MY COMMISSION EXPIRES SEPT 07 2003 My Commiss�on i b �� il� j� NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2002-00001 CITY OF TIGARD JAMES PARTITION Community Development Shaping A Better Community 120 DAYS =6/25/02 SECTION I APPLICATION SUMMARY FILE NAME JAMES PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00001 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single-family residences An existing single-family dwelling is located on the sub�ect parcel and is proposed to remain on Parcel #3 in compliance with all setback requirements APPLICANT Sterling James PO Box 425 West Linn OR 97068 OWNER Same ZONING DESIGNATION R-4 5 The R-4 5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally LOCATION 7017 SW Mapleleaf Street WCTM 1S136AA Tax Lot 7400 PROPOSED PARCEL 1 7 787 Square Feet PROPOSED PARCEL 2 7 563 Square Feet PROPOSED PARCEL 3 7 923 Square Feet FLAG LOT ACCESS AREA 1 295 Square Feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures) 18 420 (Land Partitions) 18 510 (Residential Zoning Districts) 18 705 (Access Egress and Circulation) 18 715 (Density Computations) 18 745 (Landscaping and Screening) 18 765 (Off Street parking and Loading Requirements) 18 790 (Tree Removal) 18 795 (Visual Clearance Areas) and 18 810 (Street and Utility Improvement Standards) SECTION II DECISION Notice is hereby given that the City of Tigard Community Development Director s designee has APPROVED the above request sub�ect to certain conditions The findings and conclusions on which the decision is based are noted in Section V NOTICE OF DECISION MLP2002 00001/JAMES PARTITION PAGE 1 OF 18 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT u mit to t e ngineering epartment r�an ager, , ext or review an approva 1 A Public Facdity Im�rovement (PFI) permit is required for this pro�ect to cover the public storm drainage work in 71 Avenue the new sanitary sewer connections to the main line and any other work in the public nght-of-way Six (6 sets of detailed public improvement plans shall be submitted for review to the Engineerin� �epartment NOTE these plans are in addition to any drawings required by the Budding Division and should only include sheets relevant to public improvements Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards which are available at City Hall and the City s web page (www ci tigard or us) 2 The PFI permit plan submittal shall include the exact legal name address and telephone number of the individual or corporate entity who will be designated as the Permittee and who will provide the financial assurance for the public improvements For example specify if the entity is a corporation limited partnership LLC etc Also specify the state within which the entity is incorporated and provide the name of the corporate contact person Failure to provide accurate information to the Engineering Department wilf delay processing of pro�ect documents 3 Prior to approval of the final plat the ap licant shall obtain a Site Permit from the Budding Department to cover all grading for the lot s) all on site private utility installation (water sewer storm etc ) and all driveway construction NOTE this permit is separate from a Public Facility Improvement permit issued by the Engineering Department for work in the public right of way 4 Prior to approval of the final plat the applicant shall ay an addressmg fee in the amount of $60 00 (STAFF CONTACT Shirley Treat Engineermg� 5 The� final plat shall show additional right-of-way dedication at the corner of Mapleleaf Street and 71S Avenue to allow for the future construction of a standard eyebrow corner in conformance with Washington County detail No M-405 5 The applicant s engineer shall prepare a drawing that shows tFie future eyebrow corner and the right of way that would be necessary The City Engineer will review the drawing and will determine the final dimensions of the dedication needed 6 The applicant shall enter into a Street Improvement Agreement with the City whereby they agree� to complete or participate in the future improvements of SW Mapleleaf Street and SW 71S Avenue ad�acent to the sub�ect property when any of the followmg events occur A When the improvements are part of a larger pro�ect to be financed or paid for by the formation of a Local Improvement District B When the improvements are part of a larger pro�ect to be financed or paid for in whole or in part by the City or other public agency C When the improvements are part of a larger pro�ect to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the sub�ect property or D When construction of the improvements is deemed to be appropriate by the City Engineer in con�unction with construction of improvements by others adJacent to the sub�ect site 7 The final plat shall show the proposed 15-foot wide�oint access easement to be shared befinreen Parcels 1 and 2 and addresses maintenance responsibdity 8 The applicant shall either place the existing overhead utility Imes along SW Mapieleaf Street underground as a part of this pro�ect or they shall pay the fee in-lieu of undergrounding The fee shall be calculated by the fronta�e of the site that is parallel to the utility lines and will be $27 50 per lineal foot If the fee option is chosen the amount will be $2 118 and it shall be paid prior to approval of the final plat NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 2 OF 18 9 The applicant s final plat shall contain State Plane Coordinates on finro monuments with a tie to the City s global posifioning system (GPS) geodetic control network These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary Along with the coordinates the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to grid north These coordinates can be established by . GPS tie networked to the City s GPS survey • By random traverse using conventional surveying methods 10 Final Plat Application Submission Requirements A Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice m Oregon and necessary data or narrative B The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92 05� Washington C�unty and by the City of Tigard C The right-of-way dedication for Maplelea Street and 71S Avenue shali be made on the final plat D NOTE Washington County will not begin their review of the final plat untd they receive a letter from the City Engineering Department indicating 1) that the City has reviewed the final plat and submitted comments to the applicant s surveyor and 2) that the applicant has either completed any public improvements associated with the proJ ect or has at least obtained the necessary Public Facdity Improvement (PFI) permit from the City to complete the work E After the City and County have reviewed the final plat submit finro mylar copies of the final plat for City Engineer signature (for partitions) Submit to the Planning Department (Morgan Tracy, 639-4171, ext 407) for review and approval 11 The applicant/owner shall provide evidence that the portion of the deck on the north side of the existing house that encroaches mto the required setback has been removed THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS u mi o e ngineering epartment rian ager, , ex or review an approva 12 Prior to issuance of building permits the applicant shall provide the Engineering Department with a mylar copy of the recorded final plat 13 Prior to issuance of building permits the applicant shall complete any work in the public right-of- way (or public easement) and obtain approval from the Engineering Department 14 Prior to issuance of the building permit for Parcels #1 and 2 the applicant shall pay the standard water quality fee per lot (fee amount will be the latest approved by CWS) Submit the following to the Planning Drvision (Morgan Tracy 639-4171, x407) for review and approval 15 Prior to issuance of buildin ermits for Parcei #2 the ap IicanUowner shall provide a site plan that shows the access drive to be less than 150 feet in length or alternatively design the drive so that it conforms to the turn-around and turnout requirements of TDC Section 18 705(4) 16 Prior to issuance of building permits for Parcels #1 or 2 whichever application is first the applicant/owner shall submit a landscape plan which addresses the following a Landscape screening along the portion of the proposed accessway that is within 10 feet of the abutting lot of record This screen shafl compIy with one of the three options for screening as prescnbed in TDC Section 18 745 050 L5) Installation of said screen shall occur prior to final building inspection for structures on Parcel #1 NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 3 OF 18 b The applicant shall provide a street tree plan for the proposed access drive in accordance with the size and spacing standards under TDC Section 18 745 040 C The installation of the trees shall occur prior to final building permit approval for structures on Parcel #2 17 The applicant/owner shall ensure that the visual clearance area is not obstructed prior to final building inspection for Parcel #1 or#2 whichever is first 18 Prior to issuance of building permits for Parcel #2 the applicant/owner shall provide plans and elevations that satisfy the specific height limits and setback requirements for flag lots per TDC Sections 18 730 020(C) and 18 420 050(4)(e) 19 Prior to issuance of any buildmg permits the applicant/owner shall provide documentation that Tualatin Valley Fire and Rescue has reviewed and approved the fire flow documentation for the existing fire hydrant 20 Prior to issuance of building permits for Parcel #2 the applicant/owner shall submit a tree protection plan prepared by a certified arborist for the protection of the Douglas Fir tree on the east propert�r line The applicanUowner shall install the required tree protection measures prior to commencing construction 21 Addresses shall be posted for dwellin�s on Parcels #1 and #2 at the front of the accessway at the street prior to final building inspection 22 Final building inspection shall not occur until the screening and accessway trees have been installed as required by Condition 16 THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION SECTION III BACKGROUND INFORMATION Pro ert Histo The su �ect parcel is located within the City of Tigard The property is designated Low Density Residential on the Tigard Comprehensive Plan Map A record search indicates that a Minor Land Partition (MLP 90-00009) created the sub�ect parcel in 1990 No other land use approvals were found to be on file Site Information and Proposal Descriptions The sub�ect property is approximately 24 568 square feet and �s predominantly flat The site has approximately 77 feet of frontage on SW Mapleleaf Street The owner is proposing a 3-parcel partition as indicated on the proposed partition plat Parcel #1 (9 082 square feet) includes a 1 295 square foot access easement for the benefit of Parcels #1 and 2 Parcel #2 is a 7 563 square foot flag lot behind Parcels #1 and 3 Parcel #3 contains the existing single family dwelling and is comprised of 7 923 square feet with separate access frontage on SW MapTeleaf The existing home has an uncovered porch deck on the north side of the house This deck intrudes slightlX into the required setback and will need to be slightly modified in order to com�ly with the setback requirements The ad�acent properties and surrounding area are characterized by single-family homes SECTION IV PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the sub�ect site providing them an opportunity to comment Two phone calls were received inquiring about the partition but had no specific concerns No written comments were received NOTICE OF DECISION MLP2002 00001/JAMES PARTITION PAGE 4 OF 18 SECTION V APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18 420� The proposed partition complies with all statutory and ordinance requirements and regulations, The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of development approval All necessary conditions must be satisfied as part of the development and building process Therefore this criterion is met There are adequate public facilities available to serve the proposal, Public facilities are discussed in detail later in this decision under Chapter 18 810 (Street & Utility Improvement Standards) Based on the analysis provided herein Staff finds that adequate public facilities are available to serve the proposal Therefore this criterion is met All proposed improvements meet City and applicable agency standards, and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18 810 (Street & Utility Improvement Standards) Improvements wdl be reviewed as part of the permit process and during construction at which time the appropriate review authority will ensure that City and applicable agency standards are met Based on the analysis in this decision Staff finds that this criterion is met All proposed lots conform to the specific requirements below The minimum width of the building envelope area shall meet the lot requirement of the applicable zon�ng district The minimum lot width required for the R-4 5 zoning district is 50 feet for smgle-famdy detached units and 90 feet for duplex lots Parcel #1 is 89 feet in width Parcel #2 is a flag lot and is 66 feet wide Parcel #3 is presently occupied by an existing single-family detached dwelling and measures 63 feet in width Therefore this standard has been mef for single-family dwellings no duplexes will be able to be constructed on any of these proposed lots 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 fhe lot area The minimum lot area requirement in the R-4 5 zoning district is 7 500 square feet for detached single- family units and 10 000 square feet for duplex units The proposed partition creates three (3) lots that are 7 787 7 563 and 7 923 respectively The remaining 1 295 square feet is utilized for the flag lot accessway All three parcels meet the requirements for single family residential development but are all too small for duplex development This criterion has been satisfied Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement The proposed partition plat dlustrates Parcel #1 as having 25 feet of frontage and Parcel #3 as having 52 feet of frontage on SW Mapleleaf Street (a public right of way) Parcel #2 has a 15-foot access easement proposed which will front on SW I�apleleaf as well This criterion is met Setbacks shall be as required by the applicable zoning district Setbacks for the R-4 5 zoning district are as follows front 20 feet side 5 feet and rear 15 feet The existing house on Parcel #3 is proposed to remain This structure is situated 24 feet from the front properfy line 66 feet to the proposed rear property line 26 feet from the south side property line and 5 feet from the proposed north side property line As such the existing dwelling may remain as part of this partition application however there is a deck on the north side of the house thaf will have to be rebuilt and recon�igured so that it does not encroach more than 3 feet into the required yard NOTICE OF DECISION MLP2002 00001/JAMES PARTITION PAGE 5 OF 18 FINDING The uncovered porch/deck structure on proposed Parcel #3 will not meet required setbacks for structures in the R-4 5 zone CONDITION The applicant/owner shall remove the portion of the deck on the north side of the existing house that encroaches into the required setback The deck structure shall be modified prior to final plat approval When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from existing structures Proposed Parcel #2 is a flag lot There is opportunity on this 7 563 square foot lot to provide suitable separation from other nearby existing structures However at this time no home construction is proposed Therefore conformance with this standard will be ensured through the building permit review process A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18 745 040 Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development There is an existing hedge along the west property line between the sub�ect property and the neighbor s parcel This hedge is on the neighborin property which wdl not guarantee that the screenin� will be maintained as that property is not part of�his application The proposed accessway is 15 feet wide and the driveway pavement need only be 10 feet wide which leaves sufficient area to establish additional screening for that portion of the accessway that is within 10 feet of the ad�oining property FINDING The application fails to propose adequate screening for the area along the flag lot accessway to satisfy this requirement CONDITION Prior to issuance of building permits for Parcels #1 or 2 whichever application is first the applicant/owner shall submit a landscape plan which shows landscape screening along the portion of the proposed accessway that is within 10 feet of the abutting lot of record This screen shall compI with one of the three options for screening as prescribed in TDC Section 18 745 �50 (5) Installation of said screen shall occur prior to final building permit approval The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities The fire district (NFR) has reviewed the proposal and has not required an additional fire hydrant There is an existing fire hydrant across the road Documentation of the fire flow level will be required to demonstrate that the minimum 1 000 gallon per minute flow is avadable Refer to the Agency Comments section on page 17 FINDING The length of the proposed accessway and distance to the future dwelling from the street will have a detrimental effect on fire �ighting capabdities should the existing hydrant not have adequate fire fighting flow CONDITION Prior to issuance of any building permits the applicantlowner shall provide documentation that Tualatin Valley Fire and Rescue has reviewed and approved the fire flow documentation for the existing fire hydrant Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map This proposed partition would require that a portion of the accessway be shared Parcel #1 and #2 will �ointly be responsible for the accessway with the exact stipulations for maintenance to be established by the applicant in the reciprocal easement Parcel #3 will have a separate access drive to be created on the south side of the existing house NOTICE OF DECISION MLP2002 00001/JAMES PARTITION PAGE 6 OF 18 FINDING The access drive will serve Parcels#1 and #2 CONDITION The final plat shall show the proposed 15-foot wide �oint access easement to be shared befinreen Parcels 1 and 2 and addresses maintenance responsibility Any access way shall comply with the standards set forth in Chapter 18 705, Access, Egress and Circulation This standard is addressed under 18 705 (Access Egress and Circulation) later in this decision Where landfill and/or development is allowed within or ad�acent to the one-hundred year floodplain, the city shall require consideration of the dedication of sufficient open land area for greenway ad�oining 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/b�cycle pathway plan The partitioned lots are not within nor ad�acent to a one hundred-year floodplain Therefore this standard does not apply An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18 370, Variances and Ad�ustments The applications for the partition and variance(s)/ad�ustment(s) will be processed concurrently No variances or ad�ustments have been submitted with this application Therefore this standard does not apply Residential Zoninq Districts�18 510) Development standards in residential zoning districts are contained in Table 18 510 2 below TABLE 18 510 2 - (Cont'd ) DEVELOPMENT STANDARDS If�f RESIDENTIAL ZONES STANDARD R-4 5 Parcel 1 Parcel 2 Parcel 3 Minimum Lot Size Detached unit 7 500 sq ft 7 787 sq ft 7 563 sq ft 7 923 sq ft Duplexes 10 000 sq ft Average Minimum Lot Width Detached unit lots 50 ft 89 ft 66 ft 63 ft Du lex lots 90 ft Maximum Lot Coverage Mmimum Setbacks Front yard 20 ft Can be met Can be met 24 ft Side facing street on comer&through lots 15 ft N/A N/A N/A Side yard 5 ft Can be met Can be met 5 ft/26 ft Rear yard 15 ft Can be met Can be met 66 ft Side or rear yard abutUng more restnctive zoning distnct N/A N/A N/A Distance between property line and front of garage 20 ft Can be met Can be met No garage Side Yard Setbacks for Flag Lots DC 18 420 050 A 4 e 10 ft N/A Can be met N/A Maximum Height 30 ft Can be met Can be met 14 ft Minimum Landscape Reqwrement N/A N/A Not a part of this table but has been InGuded for reference The maximum height on a Flag Lot is 1/stones or 25 feet whichever is less or as othervvise prowded for in TDC 18 730 020(C)(2) A minimum lot size of 7 500 square feet is required for each lot The proposed lot sizes of 7 787 7 563 and 7 923 square feet meet this standard Parcel #3 contains a single-family dwellin� and is in compliance with the required R-4 5 setbacks Parcels #1 and #2 are currently vacant This partition action will create a non conforming situation with respect to the deck on the north side of the existing house Decks less than 36 inches in height are allowed to pro�ect into the required side yard as long as the yard area is not reduced below 3 feet This will require the deck to be modified in order to comply with this standard This will need to occur pnor to approval of the final plat Future development will be reviewed through the building permit process to ensure compliance with the R-4 5 development standards Setback standards required by Table 18 510 2 will appiy to all future NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 7 OF 18 development of the proposed lots It should be noted that the setbacks and height limits for the flag lot (Parcel #2) are different than the underlying zone as required by Sections 18 730 020(C) and 18 420 050(4)(e) FINDING Based on the analysis above the Residential Zonmg District Standards for Parcels #1 and #2 have been met The existmg deck structure on Parcel #3 will be made non-conforming as a result of the proposed partition and will not meet the Residential Zoning District Standards CONDITIONS ♦ The applicant/owner shall remove the portion of the deck on the north side of the existing house that encroaches into the required setback The deck structure shall be modified prior to final plat approval ♦ The applicant/owner shall submit a site plan with the building permit application for Parcel #2 that meets the height and setback requirements as prescribed for flag lots per TDC Sections 18 730 020(C) and 18 420 050(4)(e) Access, Egress and Circulation (18 705� Continuing obli�ation of property owner The prov�sions and maintenance of access and e ress stipulated in this title are continuing requirements for the use of any structure or parcel o� real property in the City There are reciprocal access agreements necessary for adequate access to proposed Parcels #1 and #2 Owners of each parcel will be under the obligation to provide and maintain access to their own property Specific maintenance provisions will be specified m the access easement agreement to be recorded with the partition plat This provision has been met Access Plan requirements No building or other permit shall be issued until scaled plans are presented and approved as provided by this cha�ter that show how access, egress and circulation requirements are to be fulfilled The applicant shall submit a site plan The Director shall provide the applicant with detailed information about this submission requirement The applicant has provided a site plan showin� a 15-foot-wide accessway for access egress and circulation for Parcel#1 and #2 The proposed driveway senring Parcel #1 is also shown Joint Access Owners of two or more uses, structures, or parcels of land may agree to utilize �ointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the �oint use, and copies of the deeds, easements, leases or contracts are placed on permanent file with the C�ty Joint access to Parcels #1 and #2 is proposed therefore an access easement will be required to be recorded with Washington County and filed with the City Public street access All vehicular access and egress as required in Sections 18 705 030H and 18 705 0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis All proposed parcels will have access to SW Maple Leaf Street a public street The 15 foot-wide accessway satisfies the 15-foot access width with a minimum of 10 feet of pavement required for up to 2 dweiling units per the dimensional standards in TDC Table 18 705 1 It should be noted that the accessway is not sufficiently sized to serve Parcel #3 Parcel #3 wdl require separate access onto SW Maple Leaf Street which has been proposed Minimum access requirements for residential use Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code This standard will be addressed under the Agency Comments section on page 17 of this decision NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 8 OF 18 Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following a) A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet, b) A hammerhead- configured, paved surFace with each leg of tFie hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet, c) The maximum cross slope of a required turnaround is 5% The site plan shows that the accessway is approximately 84 feet in length An additional 20 feet will be required to traverse the front yard setback area for a total minimum length of 104 feet However as there is no construction proposed for this lot at this time the actual length of the dnvewa is not known The finding below simply acknowledges that a driveway less than 150 feet could be cons�ructed to reach the building envelope The applicant/owner will be required to submit building plans that show the access drive to be less than 150 feet in length or else construct a turn around to the aforementioned standards FINDING Based on the analysis above Staff finds the Access Egress and Circulation Standards have not been met Demonstration of compliance will 6e assured through the building permit review CONDITIONS ♦ Prior to issuance of building permits for Parcel #2 the applicant/owner shall provide a site plan that shows the access dnve to be less than 150 feet in length or alternatively design the drive so that it conforms to the turn-around and furnout requirements of TDC Section 18 705(4) ♦ Prior to final plat approval the applicant/owner shall submit a reciprocal access easement and maintenance agreement for the �oint access serving Parcels #1 and #2 for review The easement shall be recorded with the plat Density Computations (18 715� A Definition of net development area Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed 1 All sensitive land areas 2 All land dedicated to the public for park purposes, 3 All land dedicated for public rights-of-way 4 All land proposed for private streets, and 5 A lot of at least the size re9uired by the applicable base zoning district, if an existing dwelling is to remain on the site B Calculating maximum number of residential units To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district C Calculating minimum number of residential units As required by Section 18 510 040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0 8) The standards for Density computation address the intensity of residential land uses typically expressed as the number of housing units per acre The total square footage of the sub�ect �roperty is 24 568 square feet There are no sensitive land areas public dedications or private stree s within the subJ ect proposal However to determine the net developable area the square footage of Parcel #3 (7 923 square feet) is subtracted from the calculation because it has a pre-existing single-family dwelling Additionally the area of the accesswa (1 295 square feet) is subtracted as it is excluded from the lot area per TDC Section 18 120 089(g� This results in a net developable area of 15 350 square feet As the minimum lot size for the R-4 5 zone is 7 500 square feet (10 000 square feet for duplexes) the maximum number of additional residential units (single-family or duplex) is two The proposed partition creates 3 separate lots in conformance with the density requirements FINDING Based on the analysis above the Density Computation Standards have been met NOTICE OF DECISION MLP2002 00001/JAMES PARTITION PAGE 9 OF 18 Landscaping and Screening (18 7451 Street trees Section 18 745 040 Section 18 745 040 A All development pro�ects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18 745 040C This proposed proJ ect has frontage on SW Mapleleaf The access drive serving the proposed lot will be approximately 104 feet in length Therefore street trees are required alon� the access drive and shall be planted in accordance with the standards for size and spacing in this title under Section 18 745 040 C Since SW Mapleleaf is unimproved and will undergo a street improvement in the foreseeable future and since the street improvement has not yet been designed planting of street trees will be deferred until the street improvements occur The remaining landscape standards are deferred until the time of development except for screening of the private drive which is addressed in this decision under Section 18 420 050 FINDING The requirement for planting street trees along the access drive is not met In order to meet this requirement the applicant shall satisfy the following condition CONDITION The applicant shall provide a street tree plan for the proposed access drive in accordance with the size and spacing standards under TDC Section 18 745 040 C Tree Removal (18 790� A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed Protection is preferred over removal wherever possible The applicant has indicated that no trees will be removed as a result of this partition and that there are no trees greater than 12 diameter on the property The City Forester however notes that there is a Douglas Fir on the eastern portion of Lot #2 that will require tree protection during construction of the future home on that lot Therefore the applicant will be required to submit a protection plan developed by a certified arborist for the Douglas Fir tree on the east property line of Parcel #2 In addition no building permits for the proposed f�arcel #2 will be issued untd the City Arborist can verify that protection measures have been installed accordmg to the required tree protection plan FINDING Based on the analysis above the Tree Removal Standards have not been met In order to meet the standard the applicant shall satisfy the following conditions CONDITION Submit a tree protection plan with the budding permit application for Parcel #2 prepared by a certified arborist for the protection of the Douglas Fir tree on Parcel #2 The applicant/owner shall install the required tree protection measures prior to building permit issuance Visual Clearance Areas (18 795) is ap er requ'ires a a c ear vision area shall be maintained on the corners of all property ad�acent to intersecting right-of-ways or the intersection of a public street and a private driveway A clear vis�on area shall contain no veh�cle hedge; planting, fence, wall structure, or temporary or permanent obstruction exceeding three �3) feet in heighf The code provides that obstructions that ma be located in th�s area sl�all be visually clear between three (3 and ei ht (8) feet in height Trees may be placed within this area provided that all branches below eight�8) teet are removed A visuaf clearance area is the triangular area formed b measuring from t e corner, 30-feet along the right of way and along the driveway and connec�ing these fwo points with a straight line The site plan shows that a small portion of the neighbor s hedge is within the vision clearance triangle for the �oint access drive The hedge will need to be trimmed in order to comply with the visual clearance area FINDING Based on the analysis above Staff finds that the Vision Clearance Standards are not presently met NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 10 OF 18 CONDITION The applicant/owner shall ensure that the visual clearance area is not obstructed prior to final building inspection for Parcel #1 or#2 whichever is first Im act Stud 18 390 Section 18 60 090 states, "The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an application " Section 18 390 040 states that the aQplicant shall provide an impact study to quantify the effect of development on public facilities and services For each public faciliry system and type of impact, the study shall propose improvements necessary to meet Cit� standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for Qublic right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the proJected impacts of the development Section 18 390 040 states that when a condition of approval requires the transfer to the public of an interest in real property, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public The applicant has submitted an impact study The applicant will not be required to physically improve the street due to the limited extent of frontage on this corner However the applicant will be required to submit a waiver of remonstrance for future participation in a Local Improvement District (LID) for street improvements to mitigate for the addition of 20 vehicle trips from the site The applicant will be extending storm drainage to account for the additional impervious area being added to the site Sewer is already available and has sufficient capacity to serve the develo ment Other impacts to public facilities are offset by the collection of Systems Development Charg es �SDC s) collected at the time of building permit issuance Therefore this standard can be satisfied through meeting the conditions of approval in this decision The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of development Based on a transportation impact study prepared by Mr David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61 TIF s are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system The applicant will be required to pay TIF s of approximately $2 260 per new dwelling unit Based on the estimate that total TIF fees cover 32 percent of the impact on maJor street improvements cit�rwide a fee that would cover 100 percent of this proJects traffic impact is $14 125 �$2 260 times finro units divided by 32) The difference between the TIF paid and the full impact is considered the unmitigated impact on the street system The unmitigated impact of this pro�ect on the transportation system is $9 605 The applicant will be required to dedicate a small (approximately 130 square foot portion) of frontage to allow for future construction of an eyebrow corner per Washington County standards The approximate value of residentially zoned property is $3 00 er square foot for a total cost of $520 00 Since the unmitigated impact remaining is $9 085 ($9 605-$�520) the required exaction is proportionate PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards�Section 18 810) Cha�ter 18 810 provides construction standards for the implementation of public and prrvate facilit�es and utilities such as streets, sewers, and drainage The applicable standards are addressed below Streets Improvements Section 18 810 030 A 1 states that streets within a development and streets ad�acent shall be �mproved in accordance with the TDC standards NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 11 OF 18 Section 18 810 030 A 2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC Minimum Rights-of-Way and Street Widths Section 18 810 030(E) requires a local residential street to have a 42 to 50-foot right-of-way width and a 24 to 32 foot paved section Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees This site lies adJacent to SW Mapleleaf Street and SW 71St Avenue which are both classified as local residential streets on the City of Tigard Transportation Plan Map At present there is approximately 60 feet of ROW on Mapleleaf Street and at least 50 feet on 71S Avenue according to the most recent tax � assessor s map The corner of the finro streets is partially improved with th� inside corner being approved ad�acent to Tax Lot 4900 (Map 1S1 36AB) It is not likely that 71S Avenue wdl ever be extended northerly to link up with Locust Street to the north The current street configuration will remain as it is today A more acceptable corner configuration should be ensured to provide for clear turnmg movements for fire trucks and other large service vehicles This sort of street corner when improved properly is called an eyebrow corner The City has approved Washington County s eyebrow corner detail (Detail M�05 5) for use in City pro�ects Althou h the applicant will not be required to make street improvements now they should dedicate additional R�W at this corner to ensure that a Proper eyebrow configuration can be achieved in the future Staff calculated that a small amount of ROW dedication would be needed from proposed Parcels 1 and 3 to ensure a proper eyebrow corner The approximate total amount of ROW needed would be 130 square feet This amount of right of way dedication wdl not reduce the lots below the minimum lot size required in the zone The applicant shall dedicate the additional ROW on the final plat The applicant s engineer should sketch a plan view of the future eyebrow corner in order for the City Engineer to determine the final areas of ROW dedication SW Mapleleaf Street and SW 71St Avenue are paved but not fully improved to City standards TMC 18 810 030(A)(1) states that streets within a development and streets ad�acent shall be improved in accordance wi�h City standards However 18 810 030�A)(4) states that the City may accept a future improvement guarantee in lieu of street improvements if the improvement associated with the pro�ect does not by itself provide a significant improvement to the street safety or capacity Although this development will incrementally increase the amount of traffic on the roadway the increase wdl not substantially degrade the level of service on the street A street improvement ad�acent to this site therefore will not si nificantly improve the safety or capacity of the streets In addition 18 810 030(A)(1)(e) sta�es that a guarantee in lieu of street improvements is acceptable if the proposal is a land parti�ion on property zoned residential and the partition does not create any new streets This partition will not create a new street Based on these code provisions Staff therefore recommends that the applicant be required to enter into an agreement with the City whereby the owner agrees to participate in any future widening pro�ect for the streets carried out by the City a third party or through a local improvement district This agreement must be executed prior to approval of the final plat Future Street Plan and Extension of Streets Section 18 810 030(F) states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division This section also states that where it is necessary to give access or permit a satisfactory future division of ad�oining land, streets shall be extended to fhe boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street These street stubs to ad�oining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the ad�oining property is developed A barricade shall be constructed at the end of the street by the roperty owners which shall not be removed until authorized by the City Engineer, the cost o�which shall be included in the street construction cost Temporary hammerhead turnouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length This propose�d development lies ad�acent to a small block formed by SW Oak SW 71St SW Mapleleaf and SW 72" Many of the lots within this block have already been flagged There is no particular need for an internal street system due to the small size of the bfock and fimited future land divisions The private accessway will not function as a stub street Cul-de-sacs 18 810 030 K states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topo�raphical constraints, existin� development pattern, or strict adherence to other standards in this code preclude street extension and through circulation NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 12 OF 18 . All cul-de-sacs shall terminate with a turnaround Use of turnaround configurations other than circular, shall be approved by the City Engineer, and . The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac . If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an ad�acent street may be required to be provided and dedicated to the City The applicant s plan does not include a proposed cul-de-sac therefore this standard is not applicable Street Alignment and Connections Section 18 810 030(G) rec�uires all local streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible The applicant must show why the constraint precludes some reasonable street connection There are no existing publ}c streets that stub into this site The site is at an intersection of finro streets SW Mapleleaf and SW 71 S The private accessway will not be able to be extended to serve other lots Access to Arterials and Ma�or Collectors Section 18 810 030 P states that where a development abuts or is traversed by an existing or proposed arterial or ma�or collector street, the development design shall provide ade uate protection for residential �ropert�es and shall separate residential access and through�raffic, or if separation is not feasible, the design shall minimize the traffic conflicts The design shall include any of the following . A parallel access street along the arterial or ma�or collector, . Lots of suitable depth abutting the arterial or ma�or collector to provide adequate buffering with frontage along another street, . Screen �lanting at the rear or side property line to be contained in a nonaccess reservation along the arterial or ma�or collector, or . Other treatment suitable to meet the ob�ectives of this subsection, . If a lot has access to two streets with different classifications, primary access should be from the lower classification street The proposed development is neither abutting nor traversed by existing or proposed arterial or collector streets Therefore this standard is not applicable Private Streets Section 18 810 030 S states that design standards for pnvate streets shall be established by the City Engineer The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments No private streets are proposed with this development Therefore this standard is not applicable Block Designs - Section 18 810 040 A states that the length, width and shape of blocks shall be desi�ned with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography Block Sizes Section 18 810 040 B 1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except . Where street location is precluded by natural topography, wetlands or other bod�es of water or, pre-existin development or, . For blocks ad�acen� to arterial streets, limited access highways, ma�or collectors or railroads • For non-residential blocks in which internal public circulation provides equivalent access NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 13 OF 18 The proposed parcels are located along an existing local street which is in conformance with the block design standards Regardless this proposal is not creating any additional streets and therefore this standard is not applicable Section 18 810 040 B 2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code The existing development pattern precludes the practical application of this standard as there is no logical connection to make via a pedestrian connection Lots - Size and Shape Section 18 810 060�A) prohibits lot depth from being more than 2 5 times the average lot width, unless the parcel is less than 1 5 times the minimum lot size of the applicable zoning district All three parcels are less than 1 5 times the 7 500 square foot minimum lot size Therefore this standard is met Lot Frontage Section 18 810 060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley In the case of a land partition, 18 420 050 A 4 c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet Each of the proposed lots meets the 15-foot minimum frontage requirement onto SW Mapleleaf Street Therefore this standard is met Sidewalks Section 18 810 070 A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets By entering into the agreement for future improvements to both Mapleleaf Street and 71 St Avenue the applicant will meet this criteria Sanitary Sewers Sewers Required Section 18 810 090 A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan Over-siziny Section 18 810 090 C states that proposed sewer systems shall include consideration of additional development within the area as pro�ected by the Comprehensive Plan There is an existing 8-inch public sewer line located in Mapleleaf Street that has sufficient capacity to serve the additional finro lots The applicant wdl be required to obtain a Public Faality Improvement Permit from the City to tap the main line and extend finro new laterals to the new lots This permit must be obtained prior to approval of the final plat FINDING Proposed Parcels#1 and 2 do not have a connection to the sewer system CONDITION Prior to review and approval of the final plat the applicant/owner shall apply for and obtain a Public Facility Improvement permit that would allow the sewer lateral to be extended Actual construction need not be completed in order to record the plat NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 14 OF 18 Storm Drainage General Provisions Section 18 810100 A states requires developers to make adequate provisions for storm water and flood water runoff Accommodation of U pstream Drainage Section 18 810 100 C states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or oufside the development The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments) The topography in this area slopes toward the west so there is no upstream public drainage that affects this site Effect on Downstream Drainage Section 18 810 100 D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing draina�e facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments) There are existing catch basins and a public storm line in 715t Avenue to the south of the site The applicant s plan shows that they would like to extend a new storm line northerly from one of the existing catch basins to provide new laterals to the lots The plan also shows that they would install a new catch basin at the end of the new line Staff finds this concept to be acceptable provided the new line is constructed to public standards The Public Facility Improvement Permit will cover this work as well Bikeways and Pedestrian Pathways Bikeway Extension Section 18 810 110 A states that developments ad�oining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way The City s pedestrian/bikeway plan does not identify any necessary improvements for this segment of SW Mapleleaf Street Therefore this standard is met Cost of Construction Section 18 810 110 B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements Not appiicable Minimum Width Section 18 810 110 C states that the minimum width for bikeways within the roadway is five feet per bicycle travel lane Minimum width for two-way bikeways separated from the road is eight feet Not applicable Utilities Section 18 810 120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable telev�sion services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and NOTICE OF DECISION MLP2002 00001/JAMES PARTITION PAGE 15 OF 18 . The developer shall make all necessary arrangements with the serving utility to provide the underground services, • The City reserves the right to approve location of all surFace mounted facilities, . All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surFacing of the streets, and . Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made Exception to Under-Grounding Requirement Section 18 810 120 C states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities whicl� are not underg round w�ll serve the development and the approval authority determines that the cost and technical difficulty of under-g rounding the utilities outweighs the benefit of under-grounding in con�unction with the devefopment The determination shall be on a case-by-case basis The most common, but not the only, such situation is a short frontage development for which under grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding There are existin� overhead utdity lines along the frontage of SW Mapleleaf Street and SW 71 st Avenue if the fee in-lieu is proposed it is equal to $27 50 per lineal foot of street frontage that contains the overhead lines The frontage along this site is approximately 77 Imeal feet therefore the fee would be $2 118 00 ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS Public Water System This site is located within the Tualatin Valley Water District (TVWD) The applicant wiil need to coordinate with TVWD with regard to the new service lines to Parcels 1 and 2 Storm Water Qualit� The Citv has agreed to enforce Surface Water Management (SWM� regulations established by Clean Water Services (CWS) Design and Construction Standards adopted by Resolution and Order No 00-7) which require the construction of on-site water quality facilities The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year The CWS standards include a provision that would exclude small pro�ects such as residential land partitions It would be impractical to rec�uire an on-site water quality facility to accommodate treatment of the storm water from Parcels 1 and 2 Rather the CWS standards provide that applicants should pay a fee in-lieu of constructing a facdity if deemed appropriate Staff recommends payment of the fee in-lieu on this application Grading and Erosion Control CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearin�, and any other activity which accelerates erosion Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that wdl disturb five or more acres of land Since this site is not over five acres the developer will not be required to obtain an NPDES permit from the City prior to construction The site plan for the subsequent home will need to include a grading and erosion control plan that will be reviewed and approved by fhe Building Division NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 16 OF 18 Site Permit Required The applicant is required to obtain a Site Permit from the Building Division to cover all on site private utility installations (water sewer storm etc ) and driveway construction This permit shall be obtained prior to approval of the final plat Address Assi�nments The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB) An addressing fee in the amount of$30 00 per address shall be assessed This fee shall be paid to the City prior to approval of the final plat For this proJect the addressing fee will be $60 00 Survey Requirements The applicant s final plat shall contain State Plane Coordinates on finro monuments with a tie to the City s global positionmg system (GPS) geodetic control nefinrork These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary Along with the coordinates the plat shall contain the scale factor to convert ground measuremenfs to grid measurements and the angle from north to grid north These coordinates can be established by . GPS tie nefinrorked to the City s GPS survey . By random traverse using conventional surveying methods This will be required as a condition of approval SECTION VI OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and requested that the address for the Parcels #1 and 2 be posted at the front of the driveway near the street in order to speed delivery of emergency life/safety services RESPONSE This will be required as a condition of approval City of Tigard Forester has reviewed the proposal and indicates that there is a Douglas Fir tree on the east property line of Parcel #2 that requires protection during future construction on the lot RESPONSE This will be required as a condition of approval City of Tigard Building Drvision has reviewed the proposal and indicates that Site Permits will be required for construction of the homes The Building Division also inquires whether the lots will require street trees RESPONSE Street trees along SW Mapleleaf are not required as part of this development but will be included in a future street improvement that the applicant/owner will be conditioned to sign a waiver of remonstrance Street trees are required along the private driveway and will 6e listed as a condition of approval City of Tigard Operations Department has reviewed the proposal and has no ob�ections to it City of Tigard Public Works Department has reviewed the proposal and has no ob�ections to it SECTION VII AGENCY COMMENTS Clean Water Services comments have been discussed above under Public Facility Concerns Tualatin Valley Water District has reviewed the proposal and has no ob�ections to it Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments 1 The minimum available fire flow for single-family dwellings and duplexes shall be 1 000 gallons per minute Fire flow documentation shall be provided if the structure(s) is (are) 3 600 square NOTICE OF DECISION MLP2002-00001/JAMES PARTITION PAGE 17 OF 18 feet or lar er the required fire flow shall be determined accordmg to UFC Appendix Table A-III-A-1 �JFC Appendix III-A Sec 5) 2 Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to stockpiling combustibles on site or the commencement of combustible construction (UFC Sec 8704) RESPONSE The applicant will be required to provide documentation that TVFR has reviewed and approved the fire flow documentation SECTION VIII PROCEDURE AND APPEAL INFORMATION Notice Notice was mailed to X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision THIS DECISION IS FINAL ON MARCH 22, 2002 AND BECOMES EFFECTIVE ON APRIL 6, 2002 UNLESS AN APPEAL IS FILED A��1��eal The Director s Decision is final on the date that it is mailed All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18 390 040 G 1 may appeal this decision in accordance with Section 18 390 040 G 2 of the Tigard Communit�r Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall 13125 SW Hall Boulevard Tigard Oregon 97223 Unless the applicant is the appellant the hearing on an appeal from the Director s Decision shall be confined to the specific issues identified in the wntten comments submitted by the parties during the comment period Additional evidence concerning issues properly raised in the Notice of Appeal may be submitfed by any party during the appeal hearing sub�ect to any additional rules of procedure that may be adopted from time to time by the appellate body THE DEADLINE FOR FILING AN APPEAL IS 5 00 PM ON APRIL 5, 2002 Questions If you have any questions please call the City of Tigard Planning Division Tigard City Hall 13125 SW Hall Boulevard Tigard Oregon at (503) 639-4171 � March 22. 2002 PREPARE BY Morgan Tra DATE Associate Planner / .�-� �- ✓``' March 22, 2002 APPROVED BY Richard Bewersdo DATE Planning Manager i\curpin\morgan\workspaceUnlpUnlp2002 00001 �ames)UnIp2002 00001 deGSion doc NOTICE OF DECISION MLP2002 00001/JAMES PARTITION PAGE 18 OF 18 � � � � DR � a cT J YICINITY MAP 0 z TURA VENTURA � � � � � � � � DR M LP200�-0000 I w a JAMES PARTITION ~ L T ST � JST ST w ¢ W J SI*E � w � > ¢ 4PLELEAF ST ¢ _ �� `e - � � �� ry � � SW E,� i i �� '�� OAK ST W - x i ��' � � �I )AK ST Q �, '�Ro � � ' � � � r� � # �+ _ �' cc I w / w a Q Tg E!v M p Q > NE ST ST N � ,,,�< 0 200 400 600 F t S W CORON 1 4D4 f t ^ a SPRUCE � 2 F- � 0 0 � g Q City of Tigard [� Ifrm6 th mp f g 211 t ly d � � 8 0o gJ� h Id be ( d with th D I pm t S rv ca D h 0 0 73725 SW H II BI d T g rd OR 97223 ° o �°o � (503)639-4171 hitp/Iwww u t g rd CommunitY Development Plot date Feb 22 2002 C UnagicWIAGIC03 APR - - - - - S89 27 15 E 155 4Q�- - ---- � � r---- �_-----��----- � � �� — � � I I/�Z9� � � — � � ` — � � /I i � _ � � LOT //1 ! 3�' � ��O/ �_ � � A�= 9 082 5F / N �� /� � � � � � � � � � I 61 / LOT {/2 / I � � � 15 A�2ESS � � AREA = 7 563 Sf I INSTALL NEW CATCH BASIN INVERT TO BE DETERMINED � v ��EMENT � � % FROM WATER SEWER AND GAS LATERAL LOCATIONS °o I I /�A = 1 295 SF I � g� I rn AND DEPTHS INSTALL TWO 6 PVC LATERAL STUB OUTS °o � � ..�'S, �� c�o � 19' SLOPE ACROSS PROPERTY LINE Z .�5892�90o N1�--�--�-� Pbt{jPOSED� � � � STUB OUT INVERTS TO BE DETERMINED � // �i �--�.pARTIT�PIN / � � I `� i 40 Y4 �4 7L LIN� / I � � / / � - -S89 27 15 �� / ^�`L ,1 0 APPROX LOCATION OF EXISTING GAS SERVICE i g�`' � � , � � _ �0��`LO �- � �\� / � � �°n � / � A� /I EXISTING EDGE OF PAVEMENT � oo �� FfOUSE � � Ao I �� I EXISTING SANITARY LATERAL ' 330 � �/ / / 6 �F � POSITION IS APPROXIMATE o � —� � u�i / � 33`�\�I S W MAPLE LEAF ST - - � � LOT #3 � � T 329- � � ARER� 7 923 SF � �* I EXISTING SANITARY MANHOLE , � � � � \°' I \ � \N89 54 3b�W 129 94 EXISTING WATER VALVE �EXISTING ATER LA AL � I EXISTING 2 GAS � EXISTING POV�R�POLE � � ��?2 i LOCATION APPROXIMATE i EXI\NG�G 2f�AVE\DRIV�W33 I APPROX LOCATION OF EXISTING GAS SERVICE� � I I � �3� � EXISTING FIRE HYDRANT � � INSTALL 102 (+/-) OF 8 � EXISTING FIRE HYDRANT VALVE STORM SEWER LINE TYPE AND � `3�9 DEPTH TO BE DETERMINED � I EXISTING 6 CIP WATER LINE ai I _____________ ______ � (% I � POSSIBLE LOCATION OF EXISTING SEWER LATER � � TAP INTC EXISTING CATCH BASIN � EXISTWG EDGE OF PAVEMEN I � �m� C�T� �F �IGARD � MLP2002 00001 �� JAMES PARTITION Ma is not to scale ��1�� T� Sterling James MLP2002 00001 PO Box 425 JAMES PARTITION West Linn OR 97068 AFFIDAVIT OF MAILIHG CITYOFTIGARD Corr:�iiunity�UaveCopntent ShapingA�detterCommunity I, �atricia L. Guns{or�f being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrativeSpeciaCut for the �ity of7rgard,�`Washington County, Oregon and that I served the following: (Check Appropnate Box(s)Bebw) ❑x NOTICE OF PENDING LAND USE APPLICATION fOR: MLP2002-00001/IAMES PARTITION � AMENDED NOTICE (File NolName Reference) � City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhlblt"A", and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhlblt"B",and by reference made a part hereof, on February 25,2002,and deposited in the United States Mail on FCbI'll8ry 25,2002, postage prepaid. ��`� ' � � (Person tha Pre ared No � e) ,S7A�o��GoN ) County of`fNas tngton )ss. �'ity of 7igard � � Subscribed and sworn/affirmed before me on the day ofC i�!'�f �ti� , 2002. � OFFICtAL SEAI , DIANE M JELDERKS ,j ` NOTARY PUBLIGOREGON V COMMISSION NO.326578 MY COMMISSION EXPIRES SEPT.07,2003 My Commission " es: D � �}��I��`� � NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USEAPPLICATION P MINOR LAND PARTITION CITYOFTIGARD Commumty�DeveCopment Sha ABetterCommuraty DATE OF NOTICE February 25, 2002 FILE NUMBER MINOR LAND PARTITION (MLP) 2002-00001 FILE NAME JAMES PARTITION PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single famdy residences An existing single family dwelling exists on the sub�ect parcel and is proposed to remam on proposed Parcel #3 in compliance with all setback requirements ZONE R-4 5 Low Density Residential District The R 4 5 zoning district is designed to accommodate detached single family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single family units are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 18 745 18 765 18 790 18 795 and 18 810 LOCATION 7017 SW Maple Leaf Street WCTM 1 S136AA Tax Lot 7400 YOUR RIGHT TO PROVIDE WRITTEN COMMENTS Prior to the City making any decision on the Application you are hereby provided a fourteen (14) day period to submit written comments on the application to the City THE FOURTEEN (14) DAY PERIOD ENDS AT 5 00 PM ON MARCH 11. 2002 All comments should be directed to Morgan Tracy, Associate Planner in the Planning Division at the City of Tigard 13125 SW Hall Boulevard Tigard Oregon 97223 You may reach the City of Tigard by telephone at (503) 639 4171 ALL COMMENTS MUST BE RECEIVED BY TNE CITY OF TIGARD IN WRITING PRIOR TO 5 00 PM ON THE DATE SPECIf IED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN TNE DECISION-MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR APRIL 5, 2002 IF YOU PROVIDE COMMENTS YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION ♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal ♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response ♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue � Failure of any party to address the relevant approval criteria with sufficient specif�city may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue Specific findings directed at the relevant approval criter�a are what constitute relevant evidence AFTER THE 14 DAY COMMENT PERIOD CLOSES THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION THE DIRECTOR S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE THE DIRECTOR S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD THE DIRECTOR SHALL APPROVE APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION SUMMARY OF THE DECISION MAKING PROCESS ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment penod ♦ The application is reviewed by City Staff and affected agencies ♦ City Staff issues a written decision ♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site all owners of record of property located within 500 feet of the site as shown on the most recent property tax assessment roll any City recognized neighborhood group whose boundaries include the site and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice INFORMATION/EVIDENCE AVAILABLE FOR REVIEW The application written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department Copies of these items may be obtained at a cost of $ 25 per page or the current rate charged for this service Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled Your Right to Provide Wntten Comments a � YICINI*Y MAP MLP2002 00001 � JAMES PARTITION I � I s�.e � ` I � � "'" -' L *~ 0 i �? j c �� i I I � �,� '�t sr � � w J � � t { �� N .p` � I � ee�� w.Cry ru.+.�� .. Ba eee � ,�I� a �X�iI�� 1S136AA 0080Y 7S136AB-01607 ANDERSON SHAWN R& CASE SHERMAN L 8 MARY E TIFFANY 7108 SW LOCUST ST 10350 SW 71ST TIGARD OR 97223 TIGARD OR 97223 1 S736AA-01007 1 S136AA-01001 BALSIGER JAMES M 8 COCHRAN CLAUDIA J PATRICIA L 10330 SW 70TH AVE 10335 SW 70TH TIGARD OR 97223 TIGARD OR 97223 1 S136AA-06900 1 S 136AA-00801 BENVENTANO BRIAN N�AMY L COLOMA DALE A&CHARLOTTE K 7090 SW LOCUST ST 10380 SW 71ST AVE PORTLAND OR 97223 TIGARD OR 97223 t S t 36AB-01801 1 S 136AB-04800 BITZ CHARLES D CREWS ROBERT F&BETTY A 7175 SW MAPLELEAF ST 7103 SW MAPLELEAF CT PORTLAND OR 97223 TIGARD OR 97223 1 S 7 36AD-01900 1 S 136A8-04100 BLADEN DAVID 8 JEAN DANNER BENJAMIN F 8 DONNA E 6914 SW OAK 10088 SW 72ND AVE TIGARD OR 97223 TIGARD OR 97223 1 S 7 36AA-07800 1 S 136AA-07600 BOSNAR MARAJAN&NENITA AND DEL ROSARIO DANILO E AND THURERS L WILLIAM MARIA ELENA 2058 SE SPRUCE ST 7025 SW LOCUST ST PORTLAND OR 97214 TIGARD OR 97223 �ss�as-o bo �s i ssa,a-0s3oo BO MARIJAN DESBIENS SCOTT&ANGELA 0 00 6955 SW LOCUST ST TIGARD OR 97223 1 S 136AB-01704 1 S 136AB-00803 BROCK NEAL ROBERT DITTY JOSEPH MICHAEL 6140 STATE HWY 214 NE 10205 SW 72ND GERVAIS OR 97026 TIGARD OR 97223 9111 1 S136A6-05400 1 S 136AB-00804 BUELL GRANT D DOYLE ALAN F&CAREN E 10460 SW 72ND AVE 10235 SW 72ND AVE PORTLAND OR 97223 PORTLAND OR 97223 1 S136A6-04300 7 S 7 36AA-00300 CAREY HENRY L 8 MARY FRANCES DUTRA BRETT C&BONNIE S 7106 SW MAPLELEAF CT 10241 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 1 S 136A8-0210� 1 S 7 36AB-052(10 FREETH JULIANNA FREDERIKA 8 KOHLMAN EDNA E&HURLEY J BYSMANS EDITH FREDERIKA JT 10340 SW 72ND AVE LIFE ESTATES PORTLAND OR 97223 7111 SW MAPLELEAF PORTLAND OR 97223 1 S 736AA-00900 7 S 136AC-00200 FULLER DONALD D LARSEN DEAN W TR& EILEEN M LARSEN MARGIE C TR 7015 SW OAK 10530 SW 72ND TIGARD OR 97223 TIGARD OR 97223 1 S 136AB-05300 1 S 136AD-02000 GARRISON ROLAND K AND LE JEANNIE KH GOWAN VIVIAN J 7000 SW OAK ST 10420 SW 72ND AVE TIGARD OR 97223 PORTLAND OR 97223 1 S 136AA-07 005 1 S136AA-07700 GOSS MARNELL K LEE REYNOLD GEORGE FORMERLY ADAMS 7047 SW LOCUST ST 10255 SW 70TH TIGARD OR 97223 TIGARD OR 97223 1 S t 36AA-00702 1 S 136AA-01500 HILLS JAMES R&MARIANNE C LUKE DORF 10205 SW 70TH AVE 10313 SW 69TH TIGARD OR 97223 TIGARD OR 97223 1 S 7 36AA-07400 1 S 136AB-00107 HOWARD LLOYD F&MARIA H LUSK P RUSSELL 8 SANDRA G 9389 OCHOCO CT 7105 SW LOCUST ST TUALATIN OR 97062 TIGARD OR 97223 1 S 136A6-02400 1 S 136AA-07200 HUEBNER JOANN K MACIARIELLO JAMES P 10345 SW 72ND AVE 7063 SW LOCUST ST TIGARD OR 97223 TIGARD OR 97223 1 S 136A8-04200 1 S 136A8-01700 HUGHES SANDRA K TRUSTEE MCBR�DE ALBERT N 7119 SW LOCUST ST VIRGINIA A TIGARD OR 97223 10230 SW 72ND PORTLAND OR 97223 7 S 736AB-04900 1 S 136AB-03500 INMAN DAVID S&CHERYL F MCDANIEL DIANE J 10349 SW 71ST AVE 10097 SW 71ST PL TIGARD OR 97223 PORTLAND OR 97223 1 S 136A8-00301 1 S7 36AA-00400 JONES MARK S&DANACIA M MCGUIRE JAMES E 7123 SW LOCUST ST 6909 SW OAK ST TIGARD OR 97223 T�GARD OR 97223 �st�sa4-0�2c� �S�ssAB-oaaoo MCLAUGHLIN RICHARD D 8 POPP DAVID M DARLENE G 7124 SW MAPLELEAF CT 6915 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S136AC-00100 1 S136AB-00805 MENCHU LUIS A 8�SHIRLEY A G PRICKETT JOAN M 10495 SW 71ST AVE PO BOX 1421 PORTLAND OR 97223 BORREGO SPRINGS CA 92004 7 S 136AD-01901 1 S 7 36AB-04700 MILLER OVIE A TRUSTEE RICHMANN SCOTT A&PATRICE M 6910 SW OAK 7117 SW MAPLELEAF CT PORTLAND OR 97223 TIGARD OR 97223 1S736AB-04600 1 S136AA-00302 MOORE CAROIE A ROHDE CHRISTOPHER J 7141 SW MAPLELEAF CT 10275 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 t S 136AA-06800 1 S 136AA-01700 MURALT MICHAEL P 8 KIMBERLY A SACKS KRISTIN S 8 WAYNE 7054 SW LOCUST ST 6901 SW OAK TIGARD OR 97223 TIGARD OR 97223 1 S 136AB-04500 1 S136AD-02200 MYERS RON D 8 CAROL A SAMPSON GENE E AND MARY K 7138 MAPLELEAF CT 10450 SW 71ST TIGARD OR 97223 TIGARD OR 97223 t S 136AA-00701 1 S136AA-01207 NEUMAN HENRY B TRUSTEE SARVAY JAMES A 8 CARMENZA M 10200 SW 70TH AVE PO BOX 4017 PORTLAND OR 97223 BEAVERTON OR 97076 1 S136AB-04000 1 136AA-01400 OLSEN STEPHEN 8 S Y J S A 8 CARMENZA M MACE SHARI PO 10066 SW 71ST PL VERTON 97076 PORTLAND OR 97223 t S 136AA-01 Z00 1 S736AA-01300 PILLERS LAURITZ P/JUNE M& SARVEY JAMES A&CARMENZA M NOURSE ROBERT/DEANN M PILLERS& BY NIKE INC PILLERS MARK R/IVY ANN ONE SW BOWERMAN DR 10285 SW 7TTH BEAVERTON OR 97005 PORTLAND OR 97223 1 S 7 36AA-0O600 1 S 136AB-07800 P RS LAURI /JUNE M 8 SITTEL DELORES L NOUR RO T/DEANN M PILLERS 8 P O BOX 230092 PILLE K RlIVY ANN PORTLAND OR 97281 10 SW 77T ORTLAND OR 97 3 1 S 7�BAB-017qd 1 S136AD-02301 SMITH CLAUDE I 8 PATRICIA M TRS ULRICH MICHAEL A&DELCY 7130 SW LOCUST 10500 SW 71ST TIGARD OR 97223 TIGARD OR 97223 7 S 136AB-05000 1 S 136AB-01703 SMITH JERALD L AND LAURIE P VASILOPOULOS MICHAEL& 7134 SW MAPLELEAF CT CHRISTINE TIGARD OR 97223 10170 SW 72ND AVE TIGARD OR 97223 1S136AB-01900 1 136AA 70 40 STAFFORDSHIRE INVESTMENTS INC VE ESTATES OWNERS OF 30991 SW RIVERLAND RD LOT 1 WEST LINN OR 97068 00000 1S736AA-07500 1 36AA 10 STERZELMAIER HANS D&PATRICIA VE ESTATES OWNERS OF 10288 SW 71ST AVE LOT 0 TIGARD OR 97223 000 1 S 136AB-03600 1 S 7 36AD-02700 STEWART JOHN M 8 KAREN S VITKOCZY SHELLEY 8 TOMI 10061 SW 71ST PLACE 7010 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-01000 1 S 736AD-02300 TAM YIK CHEUNG&CHUNG MING WALKER ANN LOUISE AND 10285 SW 70TH AVE EVERETTE E TIGARD OR 97223 17668 SW CEDARVIEW WAY SHERWOOD OR 97140 1 S 136AA-07100 1 S136AA-01002 TANZ GUY H AND WEGENER HELEN L& BADZIK KATHLEEN M E NEUMAN ROLAND F 7081 SW LOCUST cJo SPRAGUE WILLIAM LIFE ESTATE TIGARD OR 97223 19730 SE SEMPLE RD CLACKAMAS OR 97015 �S�3sAA-oi ioo ts�ssaA-oo�oo , TAYLOR EWING R III 8 WEGENER HELEN L& HANKINS FRANCIS T NEUMAN ROLAND F CO-SUCC TRS 7005 SW OAK ST 8760 SW PACER DR TIGARD OR 97223 BEAVERTON OR 97008 1 S136AB-03400 1 S136AA-07000 THORPE RICHARD L AND WELLE KLAUS&VERA A LAURIE L 7072 SW LOCUST 5606 SW CALIFORNIA TIGARD OR 97223 PORTLAND OR 97219 1 S136AD-02207 1 S136AA-01600 THORPE STEVEN L 8 TAMMY LYNN WILSON STEPHEN 7030 SW OAK ST 10345 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 �si�sAa,oscxip �s�ssAa,-0s�o WINGATE CORPORATION GAT ORPORATION 15840 S POPE LN 1584 POPE W OREGON CITY OR 97045 EGON TY OR 97045 1S736AA-08800 1S 36AA-09 0 GAT ORPORATION WIN T CORPORATION 1584 OPE LN 1584 OPE LN GON ITY OR 97045 GON TY OR 97045 136AA-0820 1 S 36AA-0960 WI T ORPORATION WIN T ORPORATION 15 OPE LN 15 OPE LN EGON C OR 97045 EGON CITY OR 97045 1S736AA-08900 1 136AA-0980 WI AT ORPORATION WI AT ORPORATION 1584 OPE LN 1584 OPE LN GON CfTY OR 97045 GON TY OR 97045 S 7 36AA-08100 1 S AA 1000 WI AT ORPORATION VYINGA ORPORATION 1 OPE LN 15 P E LN EGON TY OR 97045 EGON CITY OR 97045 1 136AA-09 1S 36AA-0970 WI T ORPORATION WIN T ORPORATION 15 S PE LN 1584 OPE LN EGON CITY OR 97045 GON C TY OR 97045 i 1 36AA-07 0 1S136AB-07602 WI T CORPORATION WORF ROGER WILLIAM& 15 OPE LN SUSAN OERTEL EGON C OR 97045 11935 SW BURNETT LN BEAVERTON OR 97008 i iss�u-osao iSlssa�B-otsoo WI T ORPORATION W ROGE ILLIAM& 1584 PE LN SUSA TEL GON CI OR 97045 119 W NETT LN B VERTON O 97008 1 136AA-08 1S736AD-03200 WI CORPORATION WORKMAN BRUCE W AND GLENDA D 15 S E LN 10495 SW 69TH AVE EGON CI OR 97045 TIGARD OR 97223 �siss,at�-0s STERLING JAMES I CORPORATION PO BOX 426 15 PE LN WEST LINN, OR 97068 EGON CITY OR 97045 c Jack Biethan 11023 SW Summefield Dnve, #4 Tigard OR 97224 Sue Rorman 11250 SW 82�Avenue Tigard OR 97223 Naomi Gallucci 11285 SW 78�Avenue Tigard OR 97223 Michael Tngoboff 7072 SW Barbara Lane Tigard OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard OR 97223 6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE �i lcurpin\setup�abels\CIT East doc) UPDATED November � 200� DR AREA NO*IFIEO ,�.� °°�m� (500') ��o �� o � ,� �o ----------- �° n� ��,,,�� FOR Sterling James �.�, � �� o� �� o� �� °�� RE 1011 SW Maple leaf St ST (IS136AA, 1400) uueaeo� � nowmroo °Ot""�0°° amiumwo �� noueonoi unwuso� m� °°'"°"°' W �o� °9°"B0i"' p�� Property owner information +�^^^�^ U v„ is valld for 3 months from �,,,m„ the date pr�nted on this map ,ww.aen mmorowa �� roa wwmoae � nvwoamt uvaeeowoe n�� muuomm ��e w vowmom ameeouot \ °a8""0� �f / smuoowo `` ooa � ST �""�� ,�, _ �� F— �,� �,,, _ ��, �s� � rn ",�,°' o � � � �� , � �� °,�° +�° . L CT " OAK ST ,�o� ,�w� 0 700 200 300 Feet AllelCOiA U9U00ft0 OOBIOYD00 AAI�C 901 1 205 t t ST �,� �,�, �o�, �� o �� C�ty of Tigard ocuc ome I f rtnaU th m p i f g rel I eat ly d h Id be f d Nnth th D I pm t S rv ee D w �d W 13125SWH IIBI d � T g rd OR 97223 y w Q (503)6J9-4777 t � Q http IlwNnv t g rd Community Development Plot date Dec 13 2001 C MagicWIAGIC03 APR 1 S 136AA-00802 1 S 136AB-01601 ANDERSON SHAWN R& CASE SHERMAN L&MARY E TIFFANY 7108 SW LOCUST ST 10350 SW 71ST TIGARD OR 97223 TIGARD OR 97223 1 S136AA-01007 1 S136AA-01001 BALSIGER JAMES M 8� COCHRAN CLAUDIA J PATRICIA L 10330 SW 70TH AVE 10335 SW 70TH TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-06900 1 S 136AA-00801 BENVENTANO BRIAN N&AMY L COLOMA DALE A&CHARLOTTE K 7090 SW LOCUST ST 10380 SW 71 ST AVE PORTLAND OR 97223 TIGARD OR 97223 7 S136AB-01801 1 S136AB-04800 BITZ CHARLES D CREWS ROBERT F 8 BETTY A 7175 SW MAPLELEAF ST 7103 SW MAPLELEAF CT PORTLAND OR 97223 TIGARD OR 97223 1 S136AD-01900 1 S 136A8-04100 BLADEN DAVID&JEAN DANNER BENJAMIN F&DONNA E 6914 SW OAK 10088 SW 72ND AVE TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-07800 1 S 136AA-07600 BOSNAR MARAJAN 8 NENITA AND DEL ROSARIO DANILO E AND THURERS L WILLIAM MARIA ELENA 2058 SE SPRUCE ST 7025 SW LOCUST ST PORTLAND OR 97214 TIGARD OR 97223 136AB-0 00 1S136AA-09300 BO MARIJAN DESBIENS SCOTT&ANGELA 0 00 6955 SW LOCUST ST TIGARD OR 97223 1 S 136AB-01704 1 S 136AB-00803 BROCK NEAL ROBERT DITTY JOSEPH MICHAEL 6140 STATE HWY 214 NE 10205 SW 72ND GERVAIS OR 97026 TIGARD OR 97223 9111 1 S 136AB-05400 1 S 136AB-00804 BUELL GRANT D DOYLE ALAN F&CAREN E 10460 SW 72ND AVE 10235 SW 72ND AVE PORTLAND OR 97223 PORTLAND OR 97223 1 S 136AB-04300 1 S 136AA-00300 CAREY HENRY L&MARY FRANCES DUTRA BRETT C&BONNIE S 7106 SW MAPLELEAF CT 10241 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 a 1 S 136A8-02100 1 S 136AB-05200 FREETH JULIANNA FREDERIKA 8� KOHLMAN EDNA E&HURLEY J BYSMANS EDITH FREDERIKA JT 10340 SW 72ND AVE LIFE ESTATES PORTLAND OR 97223 7111 SW MAPLELEAF _ PORTLAND OR 97223 1 S 136AA-00900 1 S 138AC-00200 FULLER DONALD D LARSEN DEAN W TR& EILEEN M LARSEN MARGIE C TR 7015 SW OAK 10530 SW 72ND TIGARD OR 97223 TIGARD OR 97223 1 S 138AB-05300 1 S 136AD-02000 GARRISON ROLAND K AND LE JEANNIE KH GOWAN VIVIAN J 7000 SW OAK ST 10420 SW 72ND AVE TIGARD OR 97223 PORTLAND OR 97223 1 S 136AA-01005 1 S 136AA-07700 GOSS MARNELL K LEE REYNOLD GEORGE FORMERLY ADAMS 7047 SW LOCUST ST 10255 SW 70TH TIGARD OR 97223 TIGARD OR 97223 1 S136AA-00702 1 S136AA-07500 HILLS JAMES R&MARIANNE C LUKE DORF 10205 SW 70TH AVE 10313 SW 69TH TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-07400 1 S 138AB-00101 HOWARD LLOYD F&MARIA H LUSK P RUSSELL&SANDRA G 9389 OCHOCO CT 7105 SW LOCUST ST TUALATIN OR 97062 TIGARD OR 97223 1 S136AB-02400 1 S136AA-07200 HUEBNER JOANN K MACIARIELLO JAMES P 10345 SW 72ND AVE 7063 SW LOCUST ST TIGARD OR 97223 TIGARD OR 97223 1 S 138A8-04200 1 S 136A8-01700 HUGHES SANDRA K TRUSTEE MCBRIDE ALBERT N 7119 SW LOCUST ST VIRGINIA A TIGARD OR 97223 10230 SW 72ND PORTLAND OR 97223 7S136A8-04900 1S136A8-03500 INMAN DAVID S&CHERYL F MCDANIEL DIANE J 10349 SW 71ST AVE 10097 SW 71ST PL TIGARD OR 97223 PORTLAND OR 97223 7 S 138AB-00301 1 S 136AA-00400 JONES MARK S&DANACIA M MCGUIRE JAMES E 7123 SW LOCUST ST 6909 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-01202 1 S 136AB-04400 MCLAUGHLIN RICHARD D& POPP DAVID M DARLENE G 7124 SW MAPLELEAF CT 6915 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S 136AC-00100 1 S 136AB-00805 MENCHU LUIS A&SHIRLEY A G PRICKETT JOAN M 10495 SW 71ST AVE PO BOX 1421 PORTLAND OR 97223 BORREGO SPRINGS CA 92004 1 S 136AD-01901 1 S136A8-04700 MILLER OVIE A TRUSTEE RICHMANN SCOTT A&PATRICE M 6910 SW OAK 7117 SW MAPLELEAF CT PORTLAND OR 97223 TIGARD OR 97223 1 S 136AB-04600 1 S 136AA-00302 MOORE CAROLE A ROHDE CHRISTOPHER J 7141 SW MAPLELEAF CT 10275 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 1 S 136AA-06800 1 S 136AA-01700 MURALT MICHAEL P 8 KIMBERLY A SACKS KRISTIN S&WAYNE 7054 SW LOCUST ST 6901 SW OAK TIGARD OR 97223 TIGARD OR 97223 1 S 136AB-04500 1 S 136AD-02200 MYERS RON D&CAROL A SAMPSON GENE E AND MARY K 7138 MAPLELEAF CT 10450 SW 71ST TIGARD OR 97223 TIGARD OR 97223 1 S136AA-00701 1 S136AA-01201 NEUMAN HENRY B TRUSTEE SARVAY JAMES A 8 CARMENZA M 10200 SW 70TH AVE PO BOX 4017 PORTLAND OR 97223 BEAVERTON OR 97076 1 S136AB-04000 1 138AA-01400 OLSEN STEPHEN& SA Y J S A&CARMENZA M MACE SHARI PO 10066 SW 71ST PL AVERTON 97076 PORTLAND OR 97223 1 S 136AA-01200 1 S 138AA-07 300 PILLERS LAURITZ P/JUNE M& SARVEY JAMES A 8 CARMENZA M NOURSE ROBERT/DEANN M PILLERS 8 BY NIKE INC PILLERS MARK R/IVY ANN ONE SW BOWERMAN DR 10285 SW 7TTH BEAVERTON OR 97005 PORTLAND OR 97223 1 S 136AA-00600 1 S 136AB-01800 RS LAURIT /JUNE M& SITTEL DELORES L NOUR RO T/DEANN M PILLERS 8 P O BOX 230092 PILLE K R/IVY ANN PORTLAND OR 97281 10 S W 77T ORTLAND OR 97 23 / 1 S136AB-01701 1 S136AD-02301 SMITH CLAUDE I&PATRICIA M TRS ULRICH MICHAEL A&DELCY 7130 SW LOCUST 10500 SW 71ST TIGARD OR 97223 TIGARD OR 97223 1 S 136AB-05000 1 S 136A8-07 703 SMITH JERALD L AND LAURIE P VASILOPOULOS MICHAEL& 7134 SW MAPLELEAF CT CHRISTINE TIGARD OR 97223 10170 SW 72ND AVE TIGARD OR 97223 1S136ABA1900 1 136AA 10 00 STAFFORDSHIRE INVESTMENTS INC VE ESTATES OWNERS OF 30991 SW RIVERLAND RD LOT 1 WEST LINN OR 97068 00000 1S136AA-07500 1 38AA 10 0 STERZELMAIER HANS D&PATRICIA VE ESTATES OWNERS OF 10288 SW 71 ST AVE LOT 0 TIGARD OR 97223 000 1 S 136AB-03600 1 S 7 36AD-02100 STEWART JOHN M 8�KAREN S VITKOCZY SHELLEY&TOMI 10061 SW 71ST PLACE 7010 SW OAK ST TIGARD OR 97223 TIGARD OR 97223 1 S 138AA-01000 1 S 136AD-02300 TAM YIK CHEUNG 8 CHUNG MING WALKER ANN LOUISE AND 10285 SW 70TH AVE EVERETTE E TIGARD OR 97223 17668 SW CEDARVIEW WAY SHERWOOD OR 97140 1 S 136AA-07100 1 S 136AA-01002 TANZ GUY H AND WEGENER HELEN L 8� BADZIK KATHLEEN M E NEUMAN ROLAND F 7081 SW LOCUST Go SPRAGUE WILLIAM LIFE ESTATE TIGARD OR 97223 19730 SE SEMPLE RD CLACKAMAS OR 97015 1 S 136AA-01100 1 S 136AA-00700 TAYLOR EWING R III 8 WEGENER HELEN L& HANKINS FRANCIS T NEUMAN ROLAND F CO SUCC TRS 7005 SW OAK ST 8760 SW PACER DR TIGARD OR 97223 BEAVERTON OR 97008 1 S 136AB-03400 1 S 136AA-07000 THORPE RICHARD L AND WELLE KLAUS&VERA A LAURIE L 7072 SW LOCUST 5606 SW CALIFORNIA TIGARD OR 97223 PORTLAND OR 97219 1 S 136AD-02201 1 S 136AA-07 600 THORPE STEVEN L&TAMMY LYNN WILSON STEPHEN 7030 SW OAK ST 10345 SW 69TH AVE TIGARD OR 97223 TIGARD OR 97223 1 S 138AA-09000 1 S 136AA-0970 WINGATE CORPORATION GAT ORPORATION 15840 S POPE LN 1584 POPE LN OREGON CITY,OR 97045 EGON TY,OR 97045 1S136AA-08800 1S�36AA-09 0 GAT ORPORATION WIN T CORPORATION 1584 OPE LN 1584 OPE LN GON ITY,OR 97045 GON TY,OR 97045 136AA-0820 1 S 36AA-0960 WI T ORPORATION WIN T ORPORATION 15 OPE LN 15 OPE LN EGON C Y,OR 97045 EGON CITY,OR 97045 1 S 136AA-08900-' 1 136AA-0980 WI AT ORPORATION WI AT ORPORATION 1584 OPE LN 1584 OPE LN GON CITY,OR 97045 GON TY,OR 97045 tS136AA-08100 1S AA-1000 WI AT ORPORATION WINGA ORPORATION 15 OPE LN 15 PO E LN EGON TY,OR 97045 EGON CITY,OR 97045 1 136AA-09 1 S 36AA-0910 WI T ORPORATION WIN T ORPORATION 15 S PE LN 1584 OPE LN EGON CITY,OR 97045 O GON C TY,OR 97045 1S 36AA-07 0 1S136AB-01602 WI T CORPORATION WORF ROGER WILLIAM 8 15 OPE LN SUSAN OERTEL EGON C Y,OR 97045 11935 SW BURNETT LN BEAVERTON,OR 97008 1 136AA-0940 1 S138A8-01800 WI T ORPORATION W ROGE ILLIAM& 1584 PELN SUSA TEL GON CI Y,OR 97045 119 W NETT LN B AVERTON,O 970a8 1 136AA-08 1 S 7 38AD-03200 WI CORPORATION WORKMAN BRUCE W AND GLENDA D 15 S E LN 10495 SW 69TH AVE EGON CIT ,OR 97045 TIGARD,OR 97223 �s�ssaa-os I CORPORATION 15 PE LN EGON CITY,OR 97045 Jack Biethan 11023 SW Summerfield Dnve, #4 Tigard OR 97224 Sue Rorman 11250 SW 82�d Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78"�Avenue Tigard OR 97223 Michael Tngoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard OR 97223 6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 CITY OF TIGARD - EAST fIT SUBCOMMITTEE �i\curpin\setup\labels\CIT East doc) UPDATED November � 200� CITY OF TIGARD � COMMUNITY DEYELOPMENT DEPARTMENT PLANNING DIVISION cmroFncnao L'ommunity�De�raeloprrient 13125 SW HALL BOULEYARD S(tapingll BetterCommunity TIGARD, OREGON 91223 PHONE: 503-639-41TI fAX: 503-684-1297(Attn: Pattr or Shi�ter/Ptannin� ' i I ' II II ' ' I ' ' � I ' ' Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. IS134Ae,Tax loc 00100) OR THE DDA RESSES FOR ALL PROJECT PARCELS BELOW and INCLUDE A MAP OF All LOTS FOR THE PROJECT (preferably assessor's tax map): �(� � � ,5w ��o9v��e �a-�' �f�ee� � ^7`/ CG�� Zoo � 3o3 INDICATE WNETHER YOU ARE RE UESTING 2 OR 3 SETS Of LABELS: � Q (NOTE: A minimum of 2 sets of labels will be provided ta place on your 2 sets of envelopes that applianu are required to submit at the time o(appliation submittal. If a neighbo�hood meeting is requi�ed and you have not yet held that meeting,you shauld request 3 sets) � . � \ NAME OF CONTACT PERSON: �rl�� , �A��s PHONE: �S 3 1 C%-S� - � �.SS This request may be mailed, faxed, or hand delivered to the City af Tigard. Please allow a �-day minimum for processing requests. Upon completion of your request, the contact person wil) be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time af pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROYIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Desaiption: • S I( to generate the mailing list, plus S2 per sheet for printing the list onto labels (20 addresses per sheet). Then, multiply the cost to print one set of labels by the number of sets requested. *EXAMPLE-� * * COST FOR THIS REQUEST * � 4 sheets of labels z S2/sheet = �$.00 x 2 sets = S 16.OQ 5 sheet(s) of labels x Sllsheet = �� x � sets = ��" 2 sheets of labels x S2/sheet for f!T area x �sets = S 4.00 /sheet(s)o(labels x S2/sheet(o�(IT area = �x L sets = � GENERATE LIST = S11�QQ GENERATE LIST = 511.4�' TOTAL = S3 I.00 TOTAL = S_�j=5 � CITY OF TIOARD Commuraty�DeveCopment S(iapingA Better Commumty LAND USE PROPOSAL DESCRIPTiON 120 DAYS = 6/25/2002 FILE NO MINOR LAND PARTITION (MLP) 2002-00001 FILE TITLE JAMES PARTITION APPLICANT Sterling James OWNER Same PO Box 425 West Linn OR 97068 PHONE/FAX 503-656-8955 REQUEST The applicant is requesting a Minor Land Partition to partition one (1) existing 24 568 square foot lot into three (3) parcels for detached single family residences An existing single-family dwelling exists on the sub�ect parcel and is proposed to remain on proposed Parcel #3 in compliance with all setback requirements LOCATION 7017 SW Maple Leaf Street WCTM 1 S136AA Tax Lot 7400 ZONE R-4 5 Low-Density Residential District The R-4 5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7 500 square feet Duplexes and attached single-family units are permitted conditionally Some civic and institutional uses are also permitted conditionally APPLICABLE REVIEW Community Development Code Chapters 18 390 18 420 18 510 18 705 18 715 CRITERIA 18 745 18 765 18 790 18 795 and 18 810 CIT AREA East CIT FACILITATOR List Available Upon Request DECISION MAKING BODY BELOW ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT FEBRUARY 25, 2002 DATE COMMENTS ARE DUE MARCH 11, 2002 ❑HEARINGS OFFICER [MONJ DATE OF HEARING TIME 100 PM ❑PLANNING COMMISSION [MONJ DATE OF HEARING TIME 130 PM ❑CITY COUNCIL [TUESJ DATE OF HEARING TIME 130PM �STAFF DECISION RENTATIYE) DATE OF DECISION APRIL 5. 2002 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION � VICINITY MAP � HYDRAULIC CALCS ❑ ARBORIST REPORT � SITE PLAN � UTILITY PLAN � IMPACT STUDY � NARRATIVE ❑ GRADING PLANS � OTHER STAFF CONTACT Morgan Tracy, Assistant Planner�503) 639-4171, Ext 388 ' - .. . � �� LAN D PARTITI O N � 'C a� TYPE II APPLICATI�N � CITY OF TIGARD 13925 SW Hall 81vd., Tigard, OR 97223(503) 639-4171 FAX:(503) 684-7297 i'��a66�- ��U ��' �- GENERAL INFORMATION PRE-APP. HELD WITH: DATE OF PRE-APP.: Property Address/Location(s): �� 7 � w m!-h%1�� ,L,� � �ree� � Ti (oU},2C� � 12 FOR STAFF USE ONLY Tax Map &Tax Lot#(s): I � �A - 07�0 D , � . , � Case No.(s): !-�" ��'�� Other Case No.(s): � Site Size� a�, �� S�- � 5� A�/�e S Receipt No.: �� ` �. Application cc ted By: �. Applicant*: J��r1,„q �Hw;e S� / r u S fc e ,. Date: �� Address: P� a • U�r� � 2-s City/State: ��c.S� �-�'"'� � 8 � Z�P� ( �6 �O � Date Determined Complete:Z�ZS��Z+ / �— Primary Contact: S Te��"�S � A�e S Rev.8/21/2001 i:lcurpin�mastersVevisedUandpart.doc Phone: �s� 3 I S� - `{�q.SS Fax: �c> ��S� - `� 2-o Q Property Owner/Deed Holder(s)": (Attach list if more than one) � e�-1 �� J/i�"^�S� ��e REQUIRED SUBMITTAL ELEMENTS 3 � �YSS (Note: applications will not be accepted Address: � O • d�� S Phone: o �� without the required submittal elements) _ , City/State: �ef� �� 0�2 Zip: ( 7� �� / Qi Application Form " When the owner and the applicant are different people, the applicant � Owner's Signature/Written Autho�ization must be the purchaser of record or a lessee in possession with written � Title Transfer Instrument or Deed au t horization from the owner or an a gent of the owner with written ; authorization. The owner(s) must sign this application in the space �,.Copy of Pre-Application Conf. Notes provided on the back of this form or submit a written authorization with � Site/Plot Plan this application. (#of copies based on pre-app chedc list) PROPOSAL SUMMARY [��Site/Plot Plan (reduced 8'/:"x 11") [�" ,�pplicanYs Statement The owners of record of the subject property request permission to /�#of copies based on pre-app check list} � allow a Land Partition to: � ` , � ' CWS Service Provider Letter��,�� divide �.yi��U ��l into � 2 Sets of Pre-Addressed/Pre-Stamp�d (fOf�1 arQa) (#��f parcelcl _ , , � #10 Envelopes & Copy of 500' Property containing 7.��__ and �7563 ��_y��a . O ner List Generated by the City (sq. h. or acres) (sq: ft. or acres) ---- �. �} Filing Fee (City) $ 780.00 � l�p�,��c,4ti� ,oronc;ses -�o C�I��dle S�,'�c�" p%�a.�t�y � - � _---- �--�p/vide any] ad/ditional inforLmation herej/� ��T (Urban) $2,480.00 JI'1Ta � �Q rL° I /OTf• �OT �✓04I6� I^C��"�G ��e e Xcs�,w��.�9/e ��•�,�1 y h �.��c ,Q� C�S�s�dlr f},�D��}- �3 Si-. �,o f a tua4� ��,a.o�e R /le� S�..��7 hO✓�nt Awd� CpwS�3� p� F}Pl��a�• 71rfo�� . �C�" � (v�x.i� i /�LG.c,a�o�4,tt�e A /lC�,✓ fnj'+�C �Awt.fy �lo�v�c' A� L�or�lrlF OF - /-�Ppnr y0£� s i- /ais e�a.��,�t'�v� �� .. r List any VARIANCE OR OTHER LAND USE ACTIONS to be cons�dered as part of this application U ! �� APPLICANTS To consider an application complete you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the Required Submittal Elements box (Detaded Submittal Requirement Information sheets can be obtained upon request for all types of Land Use Appiications ) THE APPLICANT(S)SHALL CERTIFY THAT ♦ The above request does not violate any deed restrictions that may be attached to or imposed upon the subiect propertv o If the application is granted the applicant wdl exercise the nghts granted in accordance with the terms and sub�ect to all the conditions and limitations of the approval ♦ All of the above statements and the statements in the plot plan attachments and exhibits transmitted herewith are true and the applicants so acknowledge that any permit issued based on this application may be revoked if it is found that any such statements are false ♦ The applicant has read the entire contents of the application including the policies and cnteria and understands the reqwrements for approving or denying the application SIGNATURES of each owner of the sub�ect property DATED this � � � day of '✓eC� w��er 20 (� / \ Owner ig ture �r(,�s Jp,,,,��, 7?..,�rc Owne�s Signature i Owner's Signature Owner s Signature 2 � Receipt # 27200200000000000496 —_ Date 02/08/2002 T�oM�T E:MTEA R �K Line Items Case No Tran Code Description Revenue Account No Amount Due MLP2002 00001 pp ication ee 100 000�-438000 $780 00 Payments Method Payer Bank No Acct Check No Confirm No Amount Paid Check STERLING REDEVELOPMENT CO 0 4422 0 $780 00 TOTAL AMOUNT PAID 5780 00 S 3Z iy U1 "'[E 13 �' F�l i ,r�1 ,..,r 7 ,_ ! 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HRI4 � � ro s�„ zs ` w c 1.ur Oc� "'-�d�" (,,tnw P[o 1851 3 C_R i F� Tfne Na 7d57 3 � IRLSTT E � rti J 1 S4f l�L4P E $T TtZ9S"' 13T� lOJ 15 �1 � �LOYC F H�WA�L'At�fl�IIA�1:4 N ti��flAFi�S �.5 T��+ANTS SY 7HE�NTiRE7Y G�sntor cc!rnre�g e d �Marren[s tc 5"t'�RL��u JANt�o•6m�ts� tAe�o�ICn�dhg�9eautbad�eSi A�op�ttf fre0 0l sncu+llbranC85 9�n 8� � S�sCIflC�]il�r 5d`fpf4h t1d(blm 9 tuQ1'�171 b'�d6Rla�tnn GOUrI y C+9g,?f� 1n WIl � r�BYCC�I(s�1 F"dthtiG61�182 9��4 i�thr�C ty oi'"lyard �a�n�y at rv�ah�^��asn 3tace of C7repen _(} HIS �N9 nulh�t T+�1_l.NU PI..04ti U5�0°'M PRr,pER7Y p�yc,(•+�BFa�(•}TH15 IfS9TR�lU6NT lN JI'71.ATIOF� JF `t �60ZJ�A..�!hf°s3EF TVTLEA Q Tt�c PR�F�R7Y$t10,JLD HECK Wl'H t��IP.OQ A'fE'CITI O COU TY PLHNhlhCa CECAk M7d➢AJ4:�fE�..�a OE�Nap'��R.��Q'0 TherEed CroR��Y ��fih0'^e"eambrenc s mn�Pt �) fAP�ING Ut c DVEN/4hPT� GG��tOl�titi� HCS'"a1CT�7Vd N''::CFVATIO�+�SGT dACK LIVES POVIf@rw OF BP€Cla1L D 5TFtiGT6 An9 � EAS�AENTS t'1F CtECr R� iF AN'r f ,� '�� Yhu true eev�4eoiet�n tar t�rs r�rvv�ansr I Sirp oM.�6 (N�e curt�'� im v�e equfeamerb ot dit5 8.�.0"t) C7�rB�.tde �� '� d0y Of rGG'�'G s�—N�t3°'i�— z��l :��" �.d� --,�� r ...5.- Tue�vd H +a�J f ,NA5N{NL TC�GO�JN� �,,/ a �.a�aot�Ea�t��rrsr��r�u ��.,�}�,, . y--��/t �� S �� !►_��-i �1i n waxera �i FEE PA�D ^AFF , `�tFlt� �� r��jr,�i+--- C'OU�f�tl � Tha rore�oing inF rumsnt was ackr�wledged o�fof�a me tltis��da�y i��'� `� �y �Ioyd F �ioward ano N1an�H tiow�ri �� ,P,�_ No�ry P,�b�ic � �FF�^u �cn� Ahy'�omm.�ss,c�E�Pfras ��/� � o +i�v6m � h UuhM SS�N NO 3AT'3N �� OM'1�.65l�N�WRESJll1� 0 20�5} 'fICCR Rl?L�ISVSUFWNCE COMPANY PA6E t � �t M)x"W13tWK7Y0 '''1=1��-0 — — � ,�.,.� ,�� CIT1( OF TIG�RD OREGON February 25 2002 Sterling James PO Box 425 West Linn OR 97068 RE Notice of Complete Applicat�on Submittal— MLP2002 00001 Dear Mr James The City has received the information necessary to begin the review of your Home Occupation permit application Staff has therefore deemed your application submittal as complete and will begm the review process The estimated time for rendering a decision from the date an application is deemed complete is 5 6 weeks If you have any questions regarding your application please don t hesitate to contact me at (503) 639-4171 ext 407 Sincerely C Morgan Tracy Associate Planner i\curpin\morgan\workspacelmlpUnlp2002 00001 (sterling)\mlp 2002 00001 letter of completeness doc c MLP 2002 00001 Land Use file 13125 SW Hall Blvd Tigard OR 97223 (503)639 4171 TDD(503)684 2772 . . � �k I O� TIG D OREGON February 13 2002 James Sterling PO Box 425 West Linn OR 97068 Dear Mr Sterling RE Not�ce of Incomplete Application Submittal — MLP2002-00001 The City has not received the information necessary to begin the review of your Minor Land Partition application Staff has therefore deemed your application submittal as incomplete In order for staff to proceed the following matenals will need to be submitted 1 Site Plan a Does not show the existing conditions on the property (i e the sheds and I believe there was a porch that needed to be removed to comply with setbacks�) Structures that will be demolished should be indicated as so on the site plan b Visual Clearance triangles for both driveways need to be illustrated 2 Tree removal I do not recall and it is not clear from your narrative whether there are any trees greater than 12 in diameter on the property If there are they will need to be shown I suggest that if there are none over 12 diameter you should indicate this on your revised site plan 3 Landscaping Plan No landscape plan was submitted however since street trees will be deferred until street LID is implemented and are of required driveway screening is minimal (first 10 +/- feet along west side of access driveway) no plan will be necessary Please be aware that this screening will be required as a cond�t�on of the partition approval 4 Number of application copies Please submit the required 20 copies Should you have any questions with regard to these items please feel free to contact me at 503 639-4171 extension 407 Sincerely � �� Morgan racy Associate Planner c MLP2002-00001 Land Use File 13125 SW Hall Blvd Ti ard OR 97223 (503)639 4171 TDD (503)684 2772 i\curpin�norgan�workspace�cnlpUn1p2002 00001 (sterling)�n1p2002 00001 incompleteness doc Project: � ZDI'1L�'04�b( �S�er��.u�, . LA�ID USE APPLIC ION Date:��,� _ COMPLETENESS REVIEW ❑ COMPLETE ❑ INCOMPLETE STANDARD INFORMATION: � Deed/Title/Proof Of Ownership � Neighborhood Mtg. Affidavits, Minutes, List Of Attendees Impact Study(18.390} �} USA Service Provider Letter � Construction Cast Estimate ❑ � # Sets Of Application Materials/Plans � Pre-Application fonference Notes � Envelopes With Postage (Verify Count) PROIECT STATISTICS: � Building Footprint Size � %Of Landscaping On Site �, % Of Building Impervious Suhace On Site lat Square Footage PLANS DIMENSIONED: � Building Footprint (�x�y��hc� � Parking Space Dimensions(Include Accessible&Bike Parking) Truck Loading Space Where Applicable � Building Height ��.� jr� K�� Access Approach And Aisle Visual Clearance Triangle Shown DA DITIONAL PLANS: ❑ Yicinity Map � Architectural Plan ❑ Tree Inventor� Existing Conditions Plan � landscape Plan r��`"� '""�'� erX,�(anu�ln'1 Site Plan ❑ Lighting Plan � I - �'2+� � � �tyee�, , TREE PLAN/MITIGATION PLAN: ,� �v.�c- i�c, ��-�� P lu� a ❑ 15 �. a o ADDITIONAL REPORTS: (list any special reports) ❑ ❑ O O ❑ O �ESPONSE TO APPLICABLE CODE SECTIONS: ❑ I H.33O((ondieonal Use) ❑ I H.61O(figard Triangle Design Standuds) � I E.1GS(OH-SVeet Puking/loading Requirements) ❑ I 8.340(Directa's Interpretabon) ❑ (a.G3O(Wuhingron Squue Regional fenter) ❑ I 8J75��or��as�n�� ❑ 18350(��noed ue�e�opme�t� � 18.705 p�a��G�uo�,� ❑ 18.180(signs► ❑ 18.3b0(Siu Devebprnent Review) � I H.�I O(Accessary Residenu�l Uni�) ❑ I 8.185�r�u�P«ma� ❑ I 5370(v��Adpumkon� � I 8.7I 5(uensiry Comp�nuons) 2� I 8.190(�ree krno�� ❑ I H.38O(Zoning Map/Tezt Amendments) � I H.�2O{Design Compacbiliry Standards) L� i a.�95 n�s��a��n�u� ❑ �8.385(Hisallaneous Permits) � I S.T�S(Enrironmenhl PeAomunce Sunduds) ❑ I 8.797�w�u��W►«:�wn►a��r a:a�► � I H.39O(Deasion M�king Procedures/Impact Smdy) � I S.�3O(Exapbons Ta Derebpment Shndards) ❑ I 8.198�rzkss Cammniation F�dliots) I EA I O(tnt line Adjusonents) ❑ I 8.�40(Histaic Oreday) � I H.H I O(Street 6 UOGIy Improrement Sfandards) � I H.41O(l�nd Par6uons) ❑ I E.�42(Nome Occupauon Pemuts) � I B.43O(Su�dirisions) ❑ I E.�4S(Landswping&$creening Standards) I H.S I O(Residen0al Ioning Districtr) ❑ I E.15O(Manutacturcd/Mobil Home Regulaoons) ❑ I 8.520([omne�d�io�ing oisc�c�� ❑ I 8J55(Mized So�id w�ternecyd�g swa�► ❑ I H.S3O(Indusuial ioning Dismcu) ❑ I B.1GO(Nonconforming Simibons) ADDITIONAL ITEMS: 1:lcurpinlmasterslrevised\land use application completeness review.dot REVISED: 17-Jan-01 �` � PARTITION NARRATIVE — 7017 SW Mapleleaf Street � , � This narrative addresses the applicable development standards and approval cr�ter�a as � specified in the Pre-Application Conference notes { � ❖ Zomng District dimens�onal requ�rements per sect�on 18 510 permits min�mum lot ' size of 7500 SF average mm�mum lot width of 50 feet max�mum build�ng height of 30 feet setback requirements of 20 foot frontyard, 5 foot sideyard, 15 foot rearyard � setbacks wrth 15 feet corner from street All proposed lots comply w�th standards ❖ Impact Study included per code sections 18 390 040 and 18 390 O50 shows no adverse �mpact on surround�ng area ❖ Access per code chapters 18 705 and 18 765 �s met by at least 15-foot access and min�mum 10-foot pavement width on all proposed lots ❖ Residential Densrty calculations per code chapter 18 715 are met as follows 24 568 (gross SF) - 0(nght of way� 24,568 � ,T 7.500(m�n lot size� = 3 28 or 31ots maz x 0 80 Lm�n density� � = 2 62 or 2 lots mm � ❖ Spec�al setback requirements per code sect�on 18 730 reyuires 10-foot s�deyard setback for flag lots and would apply to part�tion lot 2 ❖ Flag lot building he�ght prov�sions per code sect�on 18 730 would also apply to part�tion lot 2 w�th maximum he�ght of 1 5 stones or 25 feet whichever �s less ❖ Landscapmg requirements per code chapters 18 745 and 18 705 w�ll be addressed when r�ght of way�mprovements are made by the city Appl�cant will enter�nto an agreement for future street improvements by executing a non-remonstrance agreement wrth the Crty of Tigard ❖ Parktng requirements per code chapters 18 765 and 18 705 will be met by placmg one 8 6 X 18 6 parkmg area for ex�stmg SFH and complymg wrth sa�d codes on the two new SFH s when built ❖ Per code section 18 790 030 c there are no trees to be cons�dered on th�s partition ❖ Mit�gat�on per code sect�on 18 790 060 e�s not applicable�n th�s partrtion ❖ Clear vision area per code chapter 18 795 �s met between 3 feet and 8 feet �n he�ght for all mtersect�ons ❖ Add�tional lot d�mensional requirements per code section 18 810 060 will be met with at least 15-foot frontage or 15 foot access easement In addition no lots exceed 2 5 times the average width and all parcels are less than 1 5 t�mes the mm�mum lot s�ze m this zone ❖ Street�mprovements required w�ll be met by appl�cant entenng mto a restnctive covenant vv�th the c�ty and execute a non-remonstrance agreement vv�th same � 1 a �t �� a��- � 7 ��T�h a�y j � i rtiin�R� ��+,r1�1� �kSi L � �19(z�i�, tl�'' iTn��{3��obl�J; �IPdI�� "i r�� f j 1��I�S�1 si�7d�ah�'i�it �'u�,-�k 3ai i�a �w i ❖ Overhead util�ty lmes w�ll be addressed by applicant pay�ng a fee m-l�eu to the city ❖ Applicant w�ll prov�de a serv�ce lateral from the main lme to the new lots All requ�red perm�ts will be obta�ned pnor to opemng street An 8' lme is located in SW Mapleleaf Street ❖ Water supply is ample for two addit�onal SFH s w�th a 6" l�ne m MapleLeaf Street ❖ Fire Protect�on concerns are met with existing fire hydrant w�th�n 500 of proposed build�ng srtes and adequate access for same ❖ Storm Sewer requ�rements are addressed wrth enclosed extension plan ❖ Storm water qual�ty requirement will be met by appl�cant paymg a fee in-l�eu � i�y' i �1 I 1 i 1 IlVIPACT STUDY 7017 SW MAPLELEAF, TIGARD � �1 �j � � 1 � I� { L +� This study addresses the impact of two addit�onal single fam�ly homes to the area � � affected by a mmor land division on the above property The applicable covered points } �� are , ,� p ,r ; � � , � � � � 1) Transportat�on system— Studies show a SFH home creates 10 auto tnps da�ly, this amount would have an ins�gmficant �mpact on area transportation systems no area � bikeways are near to be affected , 2) Drainage system—Public storm dramage,systems are nearby and would not be taxed , � beyond their capacrties 3) Park's system—Impact on area parks would be ms�gnificant by the add�t�on of two SFHs 4) Water system—The Tualatm Valley Water Distnct reports a 6' line in front of ' property w�th no sigmficant impact by two addit�onal SFHs 5) Sewer System—There is an 8' sewer lme and manhole �n front of property with no s�gmficant impact by two addit�onal SFHs 6) No�se impacts—Two add�t�onal SFHs would have no sigmficant noise impact on the area In conclus�on the sunound�ng area can easily support two addit�onal SFHs with no s�gmficant adverse impacts Appl�cant vv�ll execute a non remonstrance agreement with the C�ty of T�gard for future street improvements and pay a fee m-lieu for future overhead util�ty undergroundmg � LAND SURVEYING PLANNING ENGINEERING WATER RIGHTS FORESTRY MATERIAL TESTING St��66��i"�"O TELEPHONE(503)357 5717 CELL(503)939 8381 FAX(503)357 5698 bdlflatz@stuntrner com Eng�neerzng 3012 A Paafic Avenue Ballad Towne Square � FOREST GROVE OREGON 97116 �Forestry, LLC COOS BAY BROOKINGS FOREST GROVE DALLAS February 6 2002 TO Sterling James SUBJECT Hydraulic Calculations, Storm Sewer Extension 7071 SW Mapleleaf Street, Tigard, Oregon Mr James Please find following th�s cover letter • Pipe Flow calculations • Area Assumpt�ons Est�mates and Runoff calculat�ons • Clean Water Services 25 yr Peak Flow for Capac�ty Calculations • Clean Water Services 25 yr Design Storm Peak Runoff Calculations • Factor of Safety of Capac�ty Calculations for 8 and 6 p�pe Stuntzner Engineermg&Forestry LLC was contacted to des�gn a storm sewer extension on the East side of SW 71�`Avenue m Tigazd Oregon The new storm sewer�s to start from an existmg catch basin and extend to 7071 SW Mapleleaf Street to provide dra�nage for future development We visrted the srte and gathered survey �nformation on the existmg visible utilihes We gathered all tnformahon we could locate on the ex�stmg gas water and sewer services We then completed the design with the tnformation available It is our conclus�on that installing a 8 storm dram at a mm�mum slope of 0 45%for steel or plastic or a mmimum slope of 0 75%for remforced concrete w�ll provide the required full flow veloc�ty of 3 feet per second The 8 diameter provides more capac�ty than needed The 8 diameter matches the existmg storm dram on the next two legs downstream of the `��5� �p,�jF� designed extens�on We confirmed with the City of Tigard that 8 pipe is �5�� G��`S�� the mmimum diameter they wtll accept at this location The final slope c�,V 4,� `� !, of the storm dram extension will depend on the actual depth of the � � #�3�o�'� � ex�stmg utilities that the storm dra�n will cross The slope of the storm �-,., �—�-� dram can be mcreased or the confl�ctmg utilrt�es w�(1 have to be moved OREC�aON The mtent of this storm sewer extension �s to lay the new lme as low as ,��Y f3 1�0, possible to extend the reach of the 6 stub outs from the new catch basm � -�, '<<�AM L � Stuntzner Eng�neermg&Forestry LLC EXPIRATION DATE � LIMITATIONS AND WARR.ANTY This letter is intended for use Sterlmg James of West Lmn Oregon An mvest�gation of the s�te to discem the ex�sting slopes distances and overall site charactenshcs was performed however was I�mrted to visual observations and survey data of visible utdities All efforts were made to gather mformat�on on the existing utdities However no record of the sanrtary sewer lateral to the house nearest the existmg catch basm was avadable Depths and locat�ons of existmg utd�ues are shown as accurately as possible but all must be venfied m the field before mstallahon of the new stortn sewer c STUNTZNER ENGINEERING Sterling James Partition Runoff Calculations Mannings Formula for Pipes flowing full Standard Handbook for Civd Engineers page 21 23 n value for pipe from ODOT Hydraulics Manual Appendix 3 1 slope = 0 0045 ft/ft Manning s n value= 0 010 (clean steel dirty pvc) wet hydrolic Velocity Flow Length headloss Flow Dia Dia Area penmeter radius V Q L hl Q (m) (ft) (sqft) (ft) (ft) (ft/s) (cfs) (ft) (ft) (cfh) 1 008 001 026 002 076 0004 1000 045 148 2 0 17 0 02 0 52 0 04 1 20 0 026 100 0 0 45 94 1 4 0 33 0 09 1 05 0 08 1 90 0 166 100 0 0 45 597 3 6 0 50 0 20 1 57 0 13 2 49 0 489 100 0 0 45 1 760 9 8 0 67 0 35 2 10 0 17 3 02 1 053 100 0 0 45 3 792 4 10 0 83 0 55 2 62 0 21 3 50 1 910 100 0 0 45 6 876 1 Mannings Formula for Pipes flowing full Standard Handbook for Civd Engineers page 21 23 n value for pipe from ODOT Hydraulics Manual Appendix 3 1 slope= 0 0075 ft/ft Manning s n value= 0 013 (concrete) wet hydrolic Velocity Flow Length headloss Flow Dia Dia Area perimeter radius V Q L hl Q (in) (ft) (sqft) (ft) (ft) (ft/s) (cfs) (ft) (ft) (cfh) 1 008 001 026 002 075 0004 1000 044 147 2 0 17 0 02 0 52 0 04 1 19 0 026 100 0 0 44 93 4 4 0 33 0 09 1 05 0 08 1 89 0 165 100 0 0 44 593 1 6 0 50 0 20 1 57 0 13 2 48 0 486 100 0 0 44 1 748 7 8 0 67 0 35 2 10 0 17 3 00 1 046 100 0 0 44 3 766 1 10 0 83 0 55 2 62 0 21 3 48 1 897 100 0 0 44 6 828 4 RUNOFF xls Runoff prmted 2/6/02 c STUNTZNER ENGINEERING Sterling James Partition Runoff Calculations Assumptions 1 Estimated area of future driveway to drain = 1 000 sf 2 Estimated runoff Coefficient for driveway = 0 85 3 Estimated area of future homes = 1 200 sf(ea) 4 Estimated area of existing home= 1 500 sf Rational Method Conservative Peak flow to be used in finding capacity for conveyance CWS 25 YR Assumed Max Intensity= 3 40 in/hr Area of driveway = 1 000 sf Area of homes= 3 900 sf Area of dnveway = 0 0230 ac Area of homes= 0 0895 ac Coefficient of driveway = 0 85 Coefficent of homes= 1 00 C A of driveway= 0 0195 C*A of homes= 0 0895 Max Intensity runoff of dnveway = 0 0663 cfs 239 cfh Max mtensity runoff of homes= 0 3044 cfs 1 096 cfh Total Max intensity runoff to catch basin = 0 3708 cfs 1 335 cfh Factor of Safety for Pipe Capacity by Pipe Diameter slope= 0 0045 ft/ft Mannmg s n value= 0 0100 (clean steel dirty pvc) Pipe Diameter Q max FoS 8 3 792 2 84 Factor of Safety for Pipe Capacity by Pipe Diameter slope= 0 0075 ft/ft Manning s n value= 0 0130 (concrete) Pipe Diameter Q max FoS 8 3 766 2 82 RUNOFF xls Runoff printed 2/6/02 t STUNTZNER ENGINEERING Sterling James Partition Runoff Calculations Clean Water Services 25 year Design Storm Hydrograph Hour depth (in) Qe(cfs) Qe(cfh) 1 0 09 0 0098 35 33 2 0 10 0 0109 39 26 3 0 12 0 0131 47 11 4 0 15 0 0164 58 88 5 0 17 0 0185 66 74 6 0 20 0 0218 78 51 7 0 25 0 0273 98 14 8 0 64 0 0698 251 24 9 0 30 0 0327 117 77 10 0 21 0 0229 82 44 11 0 19 0 0207 74 59 12 0 17 0 0185 66 74 13 016 00174 6281 14 0 13 0 0142 51 03 15 0 13 0 0142 51 03 16 0 12 0 0131 47 11 17 0 11 0 0120 43 18 18 0 09 0 0098 35 33 19 0 09 0 0098 35 33 20 0 09 0 0098 35 33 21 0 09 0 0098 35 33 22 0 09 0 0098 35 33 23 0 09 0 0098 35 33 24 0 09 0 0098 35 33 Factor of Safety for Pipe Capacity by Pipe Diameter Full flow capacity compared to 25 yr Peak Runoff hour 8 slope= 0 0045 ft/ft Manning s n value= 0 010 (clean steel dirty pvc) Pipe Diameter Q max FoS 8 5 653 22 50 Factor of Safety for Pipe Capaaty by Pipe Diameter Full flow capacity compared to 25 yr Peak Runoff hour 8 slope= 0 0100 ft/ft Mannmg s n value= 0 010 (6 PVC) Pipe Diameter Q max FoS 6 2 625 10 45 RUNOFF xls Runoff prmted 2/6/02 FEB-21-02 10 :54 AM STERLING REDEVELDPMENT M 503 656 9209 P. 01 P.O. Box 425 West Linn, OR 97�68 � Phone: 503�56-8955 - - . - - • . - 'Fex: 503-6��r9209 . . . T� /�or2 G/a✓i (�'�c y F� Sterling James F�ua o��t Z.f Z 1! a Z ��.� P��, S R"� /i��/�zOo Z-oao o � �Ci 0 U�y�n! f�Fer Rwl�w �rl��sa Co�nw� �1��R�ply 0 Pl�ss�R�eyeN •Centn��eKs: � !�✓L G�4'it ' �o u��cQ C.s� c.� C�e C.�c, �•e s� To / s�� r- �� r r�� c��.�<< � ? �v4-�+(c f � � S 1�� , �� ._L` �',i�., ' � . . . . . - � ' •. FEB-21-02 10 54 AM STERLING REDEVELOPMENT M 503 656 9209 P 02 PARTITION NARRATIVE — 7017 SW 1V�apleleaf Street Th�s narrative addresses the appl�cable development standards and approval critena as specified�n the Pre-Appl�cat�on Conference notes � Zon�ng D�str�ct d�mens�onal requirements per sect�on ]8 510 perm�ts m�n�mum lot s�ze of 7500 SF, average mtn�mum lot w�dth of 50 feet, max�mum bu�idlt►g height of 30 feet, setback reyu�rements of 20 foot frontyard, S foot s�deyard, 15 foot rearyard setbacka with 15 feet corner t�om street All proposed lots comply w�th standards � Impact Study, �ncluded per code sectlons 18 390 040 and 18 390 050, showa no adverse�mpact on surrounding area � Aecess, per code chaptera 18 705 and 18 765, �a met by at least 15-foot access$nd minimum 10-foot pavement vhdth on all proposed lots � Res�dential Denstty calculations per code chapter 18 715 are met as follows 24,568 (gross SF) 0(n t of way) 24,568 �7�500�m�n 1 t s�zel � 3 28 or 31ob maa x 0.80 lm�n d ns�tv) � 2 52 or Z lots min �i Special setback requirements per code section 18 730 requ�res 10-foot sideyard �etback for flag lots and would appiy to part1t�on lot 2 � Flag lat butlding he�ght provisions per code sect�on 18 730 would also apply to partit�on lot 2 vv�th maxtmum he�ght of 1 5 stones or 25 feet,wh�chever is less � Landscapmg requ�rements per code ch�pters 18 745 and 1 S 705 vv�ll be addressed when nght of way�mprovements are made by the c�ty Appluant will enter into an agreement for future street�mprovements by executmg a non-remon�traace agreement w�th the City of T�gard fi Parking requ�rements per code chapters 18 765 and 18 705 wnll be met by plac�ng one 8'6"X 18'6" parking area for exist�ng SFH and comply�ng wtith said codes on the two new SFH's when bu�it �P Per code sect�on 18 790 030 c�there are no trees to be cons�dered on tlus parcit�on � M�tigation per code sect�on 18 790 060 e�s not appl�cable�n this parqt�on �r Clear vision area per code ehepter 18 795 has some obstructions between 3 feet and 8 feet�n height on both mteraechons �D► Add�t�onal lot d�mensional requirements per code sect�on 18 810 060 w�ll be met v�nth at Ieast 15-foot&ontage or 15 foot access easement In addition,no lots exceed 2 5 t�mes the average w�dth and all parcels sre less than 1 5 t�mes the mtn�mum lot s�ze�n th1s wne �0► Street�mprovements requued v�nll be met by appl�car�t entenng�nto a restnct�ve covenant Wnth the c�ty and execute a non-remonstrance agr�ment with same FEB-21-02 10 SS AM STERLING REDEVELOPMENT M 503 656 9209 P 03 � � r � t k Ks t� Overhead ut�l�ty tines will be addreased by appl�cant pay�ng a fee�n-l�eu to the city � Applicant will provide a serv�ce lateral from the matn 1�ne to the new lots All requ�red permits w�ll be obta�ned pnor to open�ng street An 8" l�ne is located in SW Mapleleaf Street � Water supply is ample for two addrttonal SFH's w�th a 6" l�ne in MapleLeaf Stree°t � Fire Protect�on concerns are met w�th ex�stmg fire hydrant r�nttun 500 of proposed building�ites and adequate access for same �0► Storm Sewer requ�rements are addressed vv�th enclosed extens�on plan � 5torm water qual�ty requ�rement wtll be met by applwant pay�ng a fee �n-l�eu PRELIMINARY PARTITION IMPROVEMENTS, PROPOSED 7071 S.W. MAPLE STREET, TIGARD, OREGON. ,, SCALE 1" = 30 Feet PARCEL 1 , PARTITION PLAT 1990-044. . RI • . _ S89'27'15'E 155.40' i 41741:4, a III _ _.-- -- , . w . J m ;,�; r , ! TRUSTED N I NO TREES 12" OR GREATER I•/�29_ — — °isGoN CD STERLING JAMES, I _/ /I / / r" N rl JFib P.O. BOX 425 N. LOT 1 ` L lj I WEST UNN, OR. 97068 i AREA 9,082 SF - o 0 .- I 3 (503) 656-8955 ------ o . 4 EXPIRATION DATE 12/31/03 1 r------- �i ro I� LOT �E2 � � 15' ACeESS I "AREA = 7,563 SC m INSTALL NEW CATCH BASIN. INVERT TO BE DETERMINED EMENT / y A FROM WATER, SEWER AND GAS LATERAL LOCATIONS b A = 1.295 SF i 40 I " 4ND DEPTHS. INSTALL TWO 6" PVC LATERAL STUB OUTS oo I /� ,y'S'� /`� I o CD tli CI ® 1% SLOPE ACROSS PROPERTY UNE. z 589"t9'06"W _ -,l STUB OUT INVERTS TO BE DETERMINED. N 2 .00' /� T / ,P 0 gs m I / /�, / LINE m CLEAR VISION TRIANGLE / 40.14 _11.4..-p:\ / / � m EXISTING BUSHES • �, .y'1• b o ISTING GAS SERVICE. ��' 1 APPROX. LOCATION OF DX c • '� , � m o i'20 p NEW DECD '\ o a i 1� 1 \SAS. --i EXISTING EDGE OF PAVEMENT __...-- o o . I MUSE -p 3 0 I / / / F EXISTING SANITARY LATERAL, 33' �', N POSITION IS APPROXIMATE. �� o j , \ w X33 \ im S.W. MAPLE LEAF ST. - .11 LOT #3 \ \t� `� 329- � 121111 ARES 7,923 Sr EXISTING SANITARY MANHOLE PROPOSED PARKING SPACE Zvi N . N 89'54'3�W 129.94 � � EXISTING WATER VALVE 10,11011WXIST]NTER LATERAL i1�'.t� EXISTING 2" GAS �ir EXISTING POYR POLE `�32 LOCATION APPROXIMATE. . 4 EXISTING AVEL OR 11; 4" EVERGREEN! APPROX. LOCATION OF EXISTING GAS SERVICE CLEAR VISION TRIANGLE EXISTING FIRE HYDRANT �) \ 0 179 II .L INSTALL 102' (+/-) OF 8 EXISTING FIRE HYDRANT VALVE / II I j2 ____ STORM SEWER LINE. TYPE ANDrilippl 9 DEPTH TO BE DETERMINED. PRELIMINARY PARTITION IMPROVEIU�ENTS, E�STING 7071 S W Iv4APLE STREET, TIGARD OREGON „ PARCEL 1, PARTITION PLAT 1990-044 �-��ONS m '�,�G�1�c�'�� '��sOTE AlL SERVICES ARE S89'27 �5"E t 55 40 N \�'`�i�a�'/ EX1STiNG AND MUST BE VERIF�E� r —--— — ————— - — ��—— — " � � i V �► +A� � � � m t�y � � ( �,L9� N :�Ni►,«�-�� / � ' ,� � m TRUSTEE °�0°� STERUNG .fAMES � � � ,/ / � �n �` �'lr I�, t� � P 0 BOK 425 ' � �' �LlAU L�t� WEST lJNN OR 97068 � � / � /�� / � a (SU3) 656-8955 / � / 3 EXPlRAf10N DA3E. 12 31 Q3 � � � �� W � � / .�� -I � � J - ,� / � y m � Fores , LLC A Si�untz�er Engzneering �"�+J o I / ,/ / j ° _ F,MG W B E R�I N G � I�A N D S U R V E 1�II d G • F O R E S I'R Y .y'h I c fl c� PLANI�IING � WATF.Ft RIGHTS z � S69 9 06"W � ,�`� .� c° r' A 9012-A PAC�iC AYENUB P88NE (503) 559-37f7 I ` 2 � � � � � / � 3 m Bn�t�n r�nzs sqQn� F,� (sos� ss�-�s�a � / � FQRffiR GROYE Ox �T116 � � � '�j�' � O m � � HODIFY DECK �f r APPROX LOCAl10N OF DCIS�iNG GAS SERVICE � � �� / i o � 3 - --1� .I T I N � � F1�SE � /� EXIS�ING EDGE OF PAVEMENT I / / / � 3 EXISTING SANl7ARY I.AZERAt 3 � ( cn POSITION IS APPROXIMATE. � � �3 � W I �, 3 LEAF ST - - � � � � `� S W MAPLE 329— � � 1, � � � \ I EXISTING SANITARY MAIVHOLE � , N � �� \N89"54 3b�W 129 94 � EXISTING WA�'ER VALV� EXi5T1NG TER LA AL � ( EXISTIN6 2` GAS � �T1NG PUV�R POLE � � 331 I � � EXIS�ING AVEL DR1V�W3Y k �OCA710P1 APPR07(IMA'fE � I � � 3� � �PPROX LOCATION OF EX1S71NG GAS S�RVIC£ � � \33 I � � � � SCA1.S 1" = 30 Feet y m E�STING F1RE HYDRANT � ,� EXIS�ENG FlRE HYDRANT VALVE I I �`�?9 � � �� H i3�� . � �� ' PRELII!/�INAR� PARTITION Ill�PROV�IU�E�TTS S'�OR1l�I WA�'ER EXTE�TSIO�T. 7071 S W MAPLE STREET, TIGARD, OREGO�N PARCEL 1 , PARTITION PLAT 1990-044 PROFF **NOTE ALL SERVICES ARE S89 27 15 E 155 40 �5��1Ng `�'/ EXISTING AND MUST BE VERIFIED � _ � � - - - -�-� - _ _�_ _ _ � � —= � _ _ INTENT OF THIS STORM SEWER EXTENSION IS TO LAY -- � � � THE NEW LINE AS LOW AS POSSiBLE TO EXTEND THE � �53 0 5 � ~ -'� g-- � REACH OF THE 6 STUB OUTS FROM THE NEW CATCH �� TRUSTEE �� /� �/�2 � f I BASIN THE ACTUAL LOCATION DEPTH AND TYPE OF o�cox STERLING JAMES �;/ � � �I / -- EACH EXISTING UTILITY CROSSING MUST BE CONFIRMED �r,��Y13 1��,�N WE�STBLOINN4 OR 97068 � I LOT #1 ! -/ ��I- � ��/ �j---�-- TO ALLOW FINAL ALIGNMENT TO BE DEFINED M L (503) 656-8955 � � AREA = 9 082 SF/ / o I o �� EXPIRATI ON D A T E 1 2/3 1/0 3 � � � �— �� '� � Y N O T E S � I � / LOT #2 � I w � / � � � AREA = 7 563 S I 1 MATERIALS AND INSTALLATION SHALL COMPLY WITH �t � � 15 A�ESS / / � ALL APPLICABLE CODES AND REGULATIONS AS INSTALL NEW CATCH BASIN INVERT TO BE DETERMINED � � EMENT , I / ADAPTED BY THE STATE OF OREGON AND THE COUNTY FROM WATER SEWER AND GAS LATERAL LOCATIONS °oo � A = 1 295 SF � �� i o OF WASHINGTON AND DEPTHS INSTALL TWO 6 PVC LATERAL STUB OUTS o I '�� 1� SLOPE ACROSS PROPERTY LINE z y, S89 `�9 06 W� _ _ _ � � p�jpOSED� `� � `� 2 CONTRACTOR SHALL LOCATE EXISTING UTILITIES AND STUB OUT INVERTS TO BE DETERMINED '\ 2�5 00 , J CONFIRM�DEPTH AND POSITION OF WATER AND SEWER I \ / � 1 ' LINETIT�P�N / � � LATERALS BEFORE FINAL STORM LINE GRADE IS I " / 40 4 _ � 71 / / � � ENGINEERED `� / � � � � � APPROX LOCATION OF EXISTING GAS SERVICE I ,� /�, S89 27 15 � .�"� � 0 3 IF WATER OR GAS SERVICES NEED TO BE MOVED UP / /h� � j � o OR DOWN THE RESPECTIVE UTILITY COMPANY MUST �p��,� �_ -� � \s / I � MAKE THE ALTERATION�TO THE EXISTING SERVICE i � ^� � �/ , R� � � � EXISTING EDGE OF PAVEMENT � +o �� HOUSE � �0 �� 4 IF NEW STORM LINE HAS MIN OF 6 AND LESS THAN >\ � � 1 2 C O V E R P I P E S H A L L B E 8 C I P W I T H M I N S L O P E E X I S T I N G S A N I T A R Y L A T E R A L 3 30 � / I"/ 6 \F OF 0 45� OR R C P CLASS V WITH MIN SLOPE OF POSITION IS APPROXIMATE — � °o � 33� `i 0 75� S W MAPLE LEAF ST - - � `" / � � 5 IF NEW STORM LINE HAS 12 OR GREATER COVER PIPE 329 — � \ IOT #3 � � � SHALL BE 8 AWWA C900 WITH MIN SLOPE OF 0 45� � ARER� 7 923 SP � �� OR R C P CLASS IV WITH MIN SLOPE OF 0 75� EXISTING SANITARY MANHOLE i � I \� I \N89 54�W 129 94 6 NEW CATCH BASIN SHALL BE AREA DRAIN TYPE II OR EXISTING WATER VALVE \ �EXISTING ATER LA AL � OTHER APPROVED BY CLEAN WATER SERVICES DEPTH 1 � �3 OF CATCH BASIN SHALL BE ESTABLISHED AFTER FINAL EXISTING 2 GAS i E�`I�STINGI POV� POLE � �32 I GRADE OF 8 STORM PIPE IS ESTABLISHED LOCATION APPROXIMATE i EXISTING�GR�AVEL DR1V�3Y i 7 6 LATERAL STUB OUTS SHALL BE PVC SCHEDULE 40 APPROX LOCATION OF EXISTING GAS SERVICE � �� 3� � OR OTHER PIPE APPROVED BY CLEAN WATER SERVICES ; � �� 33� � 8 STUB OUTS SHALL BE LAID AT A SLOPE OF 1�' � EXISTING FIRE HYDRANT � � INSTALL 102 (+/—) OF 8 � INVERT IN TO NEW CATCH BASIN SHALL BE EXISTING FIRE HYDRANT VALVE STORM SEWER LINE TYPE AND � ESTABLISHED AFTER FINAL GRADE OF 8 STORM PIPE � `3�9 DEPTH TO BE DETERMINED � IS ESTABLISHED wl � I EXISTING 6 CIP WATER LINE > � _ _ _ _ _ � Q - - - - - - �- - - - - - - - Stur�tz�eT Engzneerz�g�c Forestry, LLC (% I POSSIBLE LOCATION OF EXISTING SEWER LATERAL ENGINEERING • LAND SURVEYING • FORESTRY SCALE 1 = 30 Feet � i � PLANNING * 1PATER RIGHTS TAP INTO EXISTING CATCH BASIN 3012—A PACIFIC AVENUE pgONE (503) 357-57 f 7 o � � � � EXISTING EDGE OF PAVEMENT BALLAD TO�PNE SQUARE FAx (sos) 357-5698 c°o � c�i � III FOREST GROVE OR 97116 flDWG-3013078PLAN 1 OF 2 � I \ � � PRELIMINARY PARTITION IMPROVEMENTS, STORM �WATER EXTENSION, PLAN AND PROFILE � 7071 S W MAPLE STREET, TIGARD, OREGON PARCEL 1, PARTITION PLAT 1990-044 � S W 71 ST AVE FIRE HYDRANT VALVE APPROX SEWER LATERAL EDGE OF PAVEMENT � AND LATERAL �� 4 INSTALL CB rRIM EL 329 92 PROPOSED I�TaLL 102 OF NEW 8 INSTALL 8 STORM PIPE 15 ACCESS STORM SEWER / INVT OUT TO BE DETERMINED EASEMENT �,C� PRQF \ 6 WATER LINE 2 GAS LIN ATER VALVE , / \ � � �'`�,GIN�£Sf'/ - - � _ I � � \ � ,�,$ �+� 0 ' �/ � \� INSTALL 6 � �53,0 5 � � � � 1+02 I � CLEANOUT �� 0+00 � 0 50 / 1+00 � � � o�cox � � �r � �.�/ POSSIBLE � � � WATER M�.�R� \` r�ll�qM L1Fti�`� / SEWER LATERAL � � ; � � INSTALL 6 x 6 45°'Y PVC SCHEDULE 40 / GRAVEL APPROX � EXPIRATION DATE 12/31/03 DRIVEWAY GAS SERVICE PROPERTY � � INSTALL TWO 6 LATERALS � 1� SLOPE _ LINE _ _ _ _ _ _ _ _ _ _ _ _ _ _� _ _ _ _ _ _/ _ _ _ 1_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ PVC SCHEDULE 40 OUTLET INSTALLED � EXISTING CATCH BASIN LOT LINE � 010 ABOVE INVERT OF 8 PIPE APPROX WATER METER � EXISTING EXISTING RIM EL 328 27 ., GAS POWER POLE UTILITY EXISTING INVT OUT EL 326 48 SERVICE � EASEMENT INVT IN TO BE DETERMINED PROPOSED PLAN VIEW, SCALE 1" = 10� PARTITION LINE 5 y TRENCH DETAIL, NOT TO SCALE EXISTING RIM EL 328 27 102 +/— NEW 8 STORM SEWER � INSTALL CB RIM EL 329 92 MAX DEPTH MIN SLOPE f INSTALL 8 STORM PIPE CLASS 6 CLASS A EXISTING 8 INVT OUT EL 326 48 IRON OR PVC PIPE MIN SLOPE 0 45% � INVT OUT MIN EL 326 71 INSTALL 8 STORM PIPE CONC PIPE MIN SLOPE 0 75% INSTrALL TWO 6 PVC DRAIN STUBOUTS �, �? INVERT IN EL MIN EL 326 48 j ' G I � � LOT LINE Z o � � Q 334 APPROX SEWER LATERAL � 334 J'� �. � I �� OSSIBLE � G \Q 332 SE R LATERAL � 332 �M Mv I � � � J + � Q � 330 � 330 � I = � I �, I I / � I PIPE ZO E 1/2 DIA 328 ,r 328 PLUS 6 3/4 —0 326 � 326 CRUSHE ROCK I � 324 � EXISTING ap APPROX � APPROX APPROX o 324 PIPE BE ING 1/2 EXISTING EXISTING EXISTING DIA PLUS 3 4 -0 oNO APPROX N WATER GAS WATER � � GAS SERVICE � LATERAL I� SERVICE LATERAL � 0+00 0+50 �� 1 +00 Stu�tz�eT E�g��.eer��g & FoTestry, LLC PROFILE VIEW, SCALE HORIZ 1" = 10', SCALE VERT �1f�" = 5' ENGINEERING # LAND SURVEYIIVG = FORESTRY ** NOTE FINAL DEPTH SLOPE AND TYPE OF PIPE WILL NOT BE DETERMINED UNTIL EXISTING UTILITIES ARE LOCATED AND TIED PLANNING + 1PATER RIGHTS THE MINIMUM SLOPE WAS ESTABLISHED BY CALCULATING VELOCITY OF WATER FLOW IN A FULL PIPE�� 3 0 FPS MINIMUM PER CLEAN WATER SERVICES 3012-A PAC�'IC AVENUE pgONE (soa) 357-57>7 DESIGN AND CONSTRUCTION STANDARDS MINIMUM 8 PIPE WAS CONFIRMED WITH THE CITY OF TIGARD ENGINEERING DEPARTMENT Bn�taD Towrr� sQuaxE F,� (503) 357-5698 �I FOREST GROVE OR 97116 �I PROF—STSEW-2 DWG 2 OF 2 l � �,,.�, CITY OF TIGARD P R E-AP P L I CAT I 0 N �m�n�►RD,OREGON Community CONFERENCE NOTES Sh p ng A getter Community Pre-A lication Meetin Notes are Valid for Six 6 Months _- -_- -- - RESIDENTIAL _ ---- - �,�� t`l i3l� � �� APPLICANT: S`�-er I�n c� Sc,�m e S AGENT: Phone: (Sc�>) L 56 - �h9 55 Phone: O PROPERTY LOCATION: / ADDRESSIGENERAL LOCATION: 7v�? I�Np�z��" S� TAX MAP(S)/LOT#(S): �S r 36�� - D�7�roo NECESSARY APPLICATIONS: 1-�nvl Pr.�r�l�1 U�1 PROPOSAL DESCRIPTION: ��, ,:;r ��.nt� f��-ton �� a �"Z� ��73 `� �^�" �^� Z �v°�; COMPREHENSIVE PLAN , MAP DESIGNATION: L�' ��5�� +��►��u� ZONING MAP DESIGNATION: ��•� �?,�� '� �"5 c Ze,� CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: e G�-5� i0NIN6 DISTRICT DIMENSIONAL REQUIREMENT'S [Refer to Code Secdoa 18. 5�a l MINIMUM LOT SIZE:t;S�%' sq. ft. Average Min. lot width: 5D ft. Max. building height: �� ft. S�t6acks: Front ?-c:� ft. Side�_ft. Rear�_ft. Comer �5 ft. from street. MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: '- %. ❑ NEI6HBORNOOD MEETING [Refer to the Neighbarhood Meedng HandouU THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE APPROPRIATE CIT FACILITATOR, AND THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S) of their proposal. A minimum of two (2) weeks between the mailing date and � the meeting date is required. Please review the Land Use Notification handout conceming site posting and the meeting notice. Meetinq is to be held �rior to submitting vour application or the a{p�lication will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 10 ftesidential App�cationlRanning oivisan section �NARRpT1YE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. �IMPACT STUDY [Refer to Code Sectlons 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private p�operty users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the.real property dedication requirement is not roughly proportional to the pro�ected impacts of the development. �ACCESS [Refer to Chapters 18.705 and 18.165] , Minimum number of accesses: � �r l�� +a5 Minimum access width: � � Maximum access width: � Minimum pavement width: � C-�� ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. �° RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE IXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: L��N�. �'��1�,,� �.��,�� All sensitive lands areas includina: -�t�, �,73 yros5 s.F�• ➢ Land within the 100-year floodplain; F ,� ➢ Slopes exceeding 25%; r,� ��`¢O `'�"`� ➢ Drainageways; and ��; 3�-3 ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. � 7�S�0 Public right-of-way dedication: _��3 la� �l/l-X ➢ Single-family allocate 20% of gross acres for public facilities; or � ➢ Multi-famil allocate 15% of ross acres for ublic facilities; or � �'Ut`"'^a`"�`�'� � M I I�J y 9 P z .� v,� �lo ➢ If available, the actual public faciliry squa�e footage can be used for deduction. fp �'�;�r�ra� L�4i4�ctu�o.'1 .�P' IiQld�l^`La� 1 y�b2-f ✓�!' ' rQ, � � �iltL."i/�! EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE IANDS Single-Family Mul�-Family 43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area 8 712 sq ft (20°/a)for�ublic riqht-of-wav 6 534 sq ft L5%)for qublic right-of-wav NET: 34,848 square feet i1EI: 37,026 square feet - 3 050 (minimum lot area) - 3 050(minimum lot area) - m er cre = . mts er cre �ide DeYelopmeat Code rcquires that the aet site area adstfor tl�e pextwhole dwelling unit NO ROUNDIN6 UP IS PERMIiTED. �k MWmnm Proiect Density Is 80X of tl�e ma�dmum allewed donsity.TO DEiERMINE THIS STANDARD,tAULTIPLY THE MAl(IMUM NUMBES OF UNII'S BY.i. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 10 Residential AppficaGonlPlanning Division Section ZS� � SPECIAL SEi6ACKS [Refer to Code Sec�on 18 7301 ➢ STREETS feet from the centerline of � FLAG LOT A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures ➢ ZERO LOT LINE LOTS A minimum of a ten (10) foot separation shail be maintained between each dwelling unit or garage ➢ MULTI FAMILY RESIDENTIAL budding separation standards appiy within multiple famdy residentiai developments ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2 5 acres in size Five (5) foot minimum setback from side and rear lot lines ACCESSORY STRUCTURE UP TO 1 000 SQUARE FEET on parcels of at least 2 5 acres in size [See applicable zonmg district for the primary structures sethack requArements.l � FLAG LOT BUILDIN6 HEI6HT PROYISIONS [Refer to Code Chapter 18 7301 MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet whichever is less in most zones 2%2 stories or 35 feet in R-7 R-12 R-25 or R-40 zones provided that the standards of Section 18 730 010 C 2 are satisfled ❑ BUFF�RING AND SCREENIN6 [Refer to Code Chapter 18 745D In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS befinreen ad�acent developments especially between different land uses the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters Required buffer areas are described by the Code in terms of width Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and honzontal plantings Site obscuring screens or fences may also be required these are often advis�ble 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 the Development Code The ESTIMATED REQUIRED BUFFER WIDTHS applicable to your pr000sal area are feet along north boundary feet along east boundary feet along south boundary feet along west boundary IN ADDITION SIGHT OBSCURING SCREENING IS REQUIRED ALONG � LANDSCAPING [Refer to Code Chapters 18 145 18 765 and 18 7051 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 nght-0f way or on private property within six (6) feet of the nght-of- way boundary Street trees must have a mirnmum caliper of at least two (2) inches when measured four (4) feet above grade Street t�ees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree speaes at maturity Further information on regulations affecting street trees may be obtained f�om the Planning Division A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view ❑ RECYCLIN6 [Refer to Code Chapter 18 7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY Locating a trash/recycling enclosure withm a clear vision area such as at the intersection of two (2) driveways within a par{ung lot is prohibited Much of Tigard is within Pnde Disposal s Service area Lenny Hing is the contact person and can be reached at (503) 625-6177 CITY OF TIGARD Pre-ApplicaUon Conference Notes Page 3 of 10 Res�nba appr�anMrg ahsw�secho� �� PARK�N6 [Refer to Code Chapiers 18.765 a 18.1051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and One �1; space per unit less than 500 square feet. ➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Ame�icans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol sha�l be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSII'1VE IANDS [Refer to Code Chapter 18.7151 � �� The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR ,,,,}t�c DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL Fro� DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON 2'��`'" UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- f�''�`�`"'� application conference based on available information. HOWEVER, the responsibility to preciselv identify_, sensitive land areas and their boundaries is the responsibilitv of the applicant. Areas meetin„g the definitions of sensitive lands must be clea�lv indicated on plans submitted with the develo�ment application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES [Refer to Code Sectlon 18.T15.080.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code � �. Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall ��,,�o include specific recommendations for achieving the requirements of Section 18.775.080.C. � � CLEANWAI'ER SERYICES[CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulatlons-Chapter 3l �u, LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a �G �,, vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive , Q nt� area. j�/� SG rc.£,.il c.,-1 SC y/►�a.1� 5��,:�..,i� n�, �jL?y'!'i r�t�✓z �z^uc S c,r bi�, �.1� v:7 5 �� a �� Design Criteria: ""'� The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Applicaation Conference Notes Page 4 of 10 Resiaenfial Appfra6aUPlanning avisia,secb«i � � � TABLE 3.1 VEGETATED CORRIDOR WIDl�HS SOURCE: CWA DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION 8�ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT 4 WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE ♦ Streams with intermittent flow draining: <25% 15 feet � 10 to <50 acres 25 feet � >50 to <100 acres • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres ♦ Natural lakes and onds ♦ St�eams with intermittent flow draining: >25% 30 feet � 10 to <50 acres 50 feet + >50 to <100 acres ♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the sta�ting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine6 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated weUand boundary, delineated spring boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the rivedsVeam or weUand vegetated comdor,shall not senre as a starting point for measurement. SVegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condiGon. 6The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in fhe USA Design and Consfruction Sfandards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITT'AL of any land use applications, the applicant must obtain a CWA Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive �C ,a area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS �`�� Service Provider Letter is not required. ❑ S16MS [Refer to Code Chapter 18J801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon �equest. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. � TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Secbon 18]90.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prePared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CIN OF TIGARD Pre-Application Conference Notes Page 5 of 10 ties;de�,tial appicaaoNPlanning avisia,secno� `�--- ;- -- � -_: � _ SS� S THE TREE PLAN SHALL INCLUDE the followmg ➢ Identification of the location size and species of all existing trees including trees designated as significant by the City ➢ Identification of a program to save existing trees or mitigate tree removal over 12 mches in caliper Mitigation must follow the replacement guidelines of Section 18 790 060 D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping streets and parking lots ♦ Retainage of less than 25% of existing trees over 12 mches m caliper reqwres a mitigation program according to Section 18150 070 D of no net loss of trees ♦ Retainage of from 25 to 50°/a of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18 790 060 D ♦ Retainage of from 50 to 75°/a of existing trees over 12 inches in caliper requires that 50°/a of the trees to be removed be mitigated according to Section 18 790 060 D ♦ Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation ➢ Identification of ail trees which are proposed to be removed and ➢ A protection program defining standards and methods that wdi be used by the applicant to protect trees dunng and after construction TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and wdl be replaced according to Section 18 790 060 D �' MITIGATION [Refer to Code Secdon 18 790 060 EJ de,��y o� �- VD�� °F�'�'a�( REPLACEMENT OF A TREE shall take place accordmg to the following guidelines ➢ A�eplacement tree shall be a substantially similar speaes considenng site characteristics ➢ If a replacement tree of the speaes of the tree removed or damages is not reasonably available the Directo� may aliow replacement with a different species of equivalent natural resource value ➢ If a replacement tree of the size cut is not reasonably avadable on the local market or would not be viable the Director shali require replacement with more than one tree in accordance with the following formula ♦ The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged by the caliper size of the largest reasonably available replacement trees If this number of trees cannot be viably located on the sub�ect property the Director may require one (1) or more replacement trees to be planted on other property within the city either public property or with the consent of the owner pnvate property ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to matunty IN LIEU OF TREE REPLACEMENT under Subsection D of this section a party may with the consent of the Director elect to compensate the City for its costs in performing such tree replacement � CLFAR VISION AREA [Refer to Code Chapter 181951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/dnveway road/radroad and road/road intersections The size of the required clear vision area depends upon the abutting street s functional classification and any existmg obstructions withm the clear vision area CITY OF TIGARD Pre-Applicahon Conference Notes Page 6 of 10 Residenhal�cahailPlanmrg ahsron Sec6on ❑ WATER RESOURCES OYERLAY DISTRICT [Refer to Code Secboa 18197 0301 The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development and conservation of significant wetiands streams and riparian corridors identified in the City of Tigard Local Wetlands Inventory Specifically this chapter allows reasonable economic use of property while establishing clear and ob�ective standards to protect significant wetlands and streams limit development in designated riparian corndors mamtain and enhance water quality maximize flood storage capacity preserve native plant cover minimize streambank erosion maintain and enhance fish and wildlife habitats and conserve scenic recreational and educational values of water resource areas Safe Harbor The WR OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) and the safe harbor' provisions of the Goal 5 administrative rule (OAR 660 Division 23) These provisions require that significant wetlands and ripanan corndors be mapped and protected The Tualatin River which is also a fish bearmg stream has an average annual flow of more than 1000 cfs Ma�or Streams Streams which are mapped as FISH-BEARING STREAMS by the Oregon Department of Forestry and have an average annual flow less than 1000 cubic feet per second (cfs) ➢ Ma�or streams in Tigard include FANNO CREEK ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) AND BALL CREEK Minor Streams Streams which are NOT FISH-BEARING STREAMS according to Oregon Department of Forestry maps Minor streams in Tigard include Summer Creek Derry Dell Creek Red Rock Creek North Fork of Ash Creek and certain short tributaries of the Tualatin River Ripanan Setback Area This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS OR THE EDGE OF AN ASSOCIATED WETLAND whichever is greater The riparian setback is the same as the riparian corridor boundary" m OAR 660 23- 090(1)(d) ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET unless modified in accordance with this chapter ➢ The MAJOR STREAMS RIPARIAN SETBACK IS 50 FEET unless modified in accordance with this chapter ➢ ISOLATED WETLANDS AND MINOR STREAMS (Including ad�acent wetlands) have no npanan setback however a 25-foot`wvater quality buffe�' is required under Unified Sewerage Agency(USA) standards adopted and admirnstered by the City of Tigard ❑ RIPARIAN SETBACK REOUCflONS [Befer to Code Sec�on 181971001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by this chapter provided that equal or better protection for identified ma�or stream resources is ensured through streambank restoration and/or enhancement of ripanan vegetation in preserved portions of the nparian setback area EligibilitYfor Riparian Setback in Disturbed Areas TO BE ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION the applicant must demonstrate that the nparian comdor was substantially disturbed at the time this regulation was adopted This determmation must be based on the Vegetation Study �equired by Section 18 797 100 that demonstrates all of the following ➢ Native plant species currently cover less than 80% of the on-site ripanan corridor area ➢ The tree canopy currently covers less than 50% of the on-site nparian corridor and healthy trees have not been removed from the on-site ripanan setback area for the last five years CITY OF TIGARD Pre-Applicafion Conference Notes Page 7 of 10 Residen6al AppGcahoNPlamm�g Uwsion Sec4on ➢ That vegetation was not removed contrary to the provisions of Section 18 797 100 regulating removal of native plant speGes ➢ That there will be no infringement into the 100-year floodplain and ➢ The average slope of the ripanan area is not greater than 20% ❑ FUTURE STREET PIAN AND EXTENSION OF Sfl�EETS [Refer to Code Sec�on 18 810 030 FJ A FUTURE STREET PLAN shall ➢ Be filed by the applicant in conJunction with an application for a subdivision or partition The plan shall show the pattern of existmg and proposed future streets from the boundanes of the proposed land division and shall include boundanes of the proposed land division and shall mclude other parcels within 200 feet surrounding and ad�acent to the proposed land division ➢ Identify existmg or proposed bus routes pullouts or other transit facilities bicycle routes and pedestnan facilities on or within 500 feet of the site Where necessary to give access or permit a satisfactory future division of ad�oining land streets shall be extended to the boundary lines of the tract to be developed � ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Sect�on 18 810 0601 MINIMUM LOT FRONTAGE 25 feet unless lot is created through the minor land partition process Lots c�eated as part of a partition must have a mirnmum of 15 feet of frontage or have a minimum 15-foot wide access easement The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'h TIMES THE AVERAGE WIDTH uniess the parcel is less than 1'/�times the minimum lot size of the applicable zoning district ❑ BLOCKS [Refer to Code Secbon 18 810 0901 The penmeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1 800 FEET measured along the nght-of-way line except where street location is precluded by natural topography wetlands or other bodies of water or pre-existmg development When block lengths greater than 330 feet are permitted pedestrian/bikeways shall be provided through the block CODE CHAPTERS 18 330(�ondrtrona�use) �8 62O(Tgard Tnangle Desgn 18 765 (ottstreet ParwnglLoading Standards) Reqwtert�ents) �8�O(Directors InterpretaUon) �8 630(Washmgton Square Reganal 18 775(Sensrtnre�ands Review) �enter) 18 350(P�anr�ed oeve�rrieoq 18 705(Aocess�yress��ira��ation) 18 780�sg�� 18 360(S�te Development Rev�euv) �H 7'I O(Acoessory Res�denUal Un�) 'I S 7S5(femporary Use PertnRs) 'I H 37O(VananoeslAd�strnents) � 18 715�oe�ny c«�P„ra�� ✓18 790 R�R��q 18 380(zonu�►u�aP/rext Amendments) 'I8 7ZO(Desgn Compahbddy Standards) �18 795(v'�s�a��earance Areas) 18 385(Misceilaneous Permes) 18 725(Enwonmental Pertormarroe 18 797 (Water Resouroes (WR) Oveday Standards) Disfid) 18 390��w�n�a�y 'I 8 73O(Excephons To Devebpment 18 798(wireless Commun�catan Faa7rtres) Proceduresllmpad Shidy) Standards) 18 410(�ot�ne Ad�ustrnents) 18 740(H�tonc o�rer�ay) � 18 810 (sireet s� uti�iry Improvement Sfandards) � 18 420(�and Part�ons) �S 74Z(Home OoaipaUon Pertnrts) 18 430(subdms�ons) 18 745(�andscaPmy�saeenu�s Standards) � �8 51 O(Res�denUal Zomng Dstncts) 18 750 (ManufaduredlMobd Home Regulabons) �S 5ZO(Commeraal Zornng D�tricis) 18 755 �rn��a sor� w��.y�u� Sto�age) 18 530 p�a�a,�i z«��o�� 18 760 Mo�,ro��y s��o�� CITY OF TIGARD Pre-ApplicaUon Confe�ence Notes Page 8 of 10 Resden6al Applica6onlPlannmg av�on Sechon �ADDITiONAI CONCERNS OR COMMENTS: �)�'{- � � � � � ,;,� c � - � c2 -��c lo�- � . �� u.�� c�-✓�-f g ti.:I J ll L Ti. T'U�t,L T �t S"�/�i'/� �.SC.f IJ�7 vl.Z,i f�� I 1 dYl i� QDP�4 TTl /�"2_ �1G��t.r' 1'l.Cv it�- �il!'� u1�e o.�� U'�.,�rw�s.z. 4L�ec,i F'tec� ��' �ne� l�-4•S 2av��n.� c�i s�'ccl: � i 1 �i it � � /�'� c✓`�u.K- ^!'u ��'t i✓t Q��awl,� u y�zw �e n� W i �t� S c� ��`c�r Q;�`e,�cfn��v c� � on�lc� �U(.V�,� b� 5✓r'✓�.�er� ��S r5 'fv �c��tJ� c,r�S�"� c:e�f��e�ran5 C�s-t.�� v < � r n c;�c�ru,�, S�'k p��,n w��+ r�cu c 1�d. '� �.�.�. �I c�t,�s�-��a� � 'z-X e 5�'t v1li �n ca.'�1,. �t) l►��4.t,1` � lot� rv�� u ("c�«�, � 6�s��-�«�fi� '�"/7 �,.�- f u 4r� « ��.I �c.�(,e ��=u�i ��/ y( jJ� , / '}��'!i t�n T 1nt� Q�'//'�7�.2I"�-L 7 l�u� (h-✓�C. LL�r' 7 r✓`/a{n Cj t! `�l r1 �L�l� �Vl J�h�l�� 4�I ,rr�U,C/D �1\!Z,` (�,X 7�/1 rj�v� rv 1 NG�1 7'�- 4t/1�7 4'��1�{.u�LS � /" �'t�-1.L�VI� ��Ki� PROCEDUR� Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. � APPLICATION SUBMIITAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planninq Division acceptance mav be returned The Planning counter closes at 4:00 PM. Maps submitted with an a�plication shall be folded IN ADVANCE to 8.5 bv 11 inches. One (11, 8'/z" x 11" map of a proposed pro�ect should be submitted for attachment to the staff report or administrative decision A�plication with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the apPlication and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CIN OF TIGARD Pre-Application Conference Notes Page 9 of 10 Residential ApplicationlPlanning Division Section The admirnstrative deGSion or public heanng wdl typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division Applications involving difficult or protracted issues or requinng review by other �unsdictions may take additional time to review Wntten recommendations from the Planning staff are issued seven (7) days pnor to the public hearing A 10-day public appeal penod follow all land use decisions An appeal on this matter would be heard by the Tigard �.-�� ' � � A basic flow chart which illustrates the review process is a�fadable from the Plannmg Division upon request Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site SUBDIVISION PLAT NAME RESERVAflON [County Surueyor's Office 503 648 88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard applicants are re uired to complete and file a subdivision plat naming request with the Washington County Surveyor s Office in order to obtain approval/reservation for any subdivision name Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reseniation BUILDING PERMiTS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED Final inspection approvals by the Bu�lding Drvision w�ll not be granted until there ts compliance with all conditions of development approval These pre-application notes do not include comments from the Build�ng Drvision For proposed build�ngs or mod�ficat�ons to existing buildings, �t is recommended to contact a Bu�lding Division Plans Examiner to determine if there are building code issues that would prevent the structu�e from bemg constructed, as proposed Additionally with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded the Cit s olic is to a I those s stem development credits to the first buildinq permit issued in the development (UNLE OTHER ISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED) e con erence an no es canno cover a o e requiremen s an aspec s re a e o site plannmg that should ap ply to the development of your site plan Fadure of the staff to provide mformation required by the Code shall not constitute a waiver of the a plicable standards or requirements It is recommended that a pros_pective applicant either obtain and read t�ie Community Development Code or ask an questions of City statt-relative to Code requirements rior to submitting an application AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division) PREPARED BY o✓� c� k' K�� CITY 0 TIGARD PLAN ING DIVISION STAFF PERSON HOLDING PRE APP MEETING PHONE (503)639-4171 FAX (503)684 7297 E MAIL cstares first�ame�@ci tigard or us TITLE 18 (CITY OF TIGARD S COMMUNITY DEVELOPMENT CODE) INTERNET ADDRESS c��gard or.us CIN OF TIGARD Pre-Applicahon Confe�ence Notes Page 10 of 10 Residen6al Appfica6oNPlamm�g Dms�on Sec4on � " � CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to you at the pre- �ulication conference. This checklist identifies what is required for submittal of a complete land use application. Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks. If you have additional questions after reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, (503) 639-4171. Staff: 'f ur� �2• Date:��i� l Z� 1�� 1. BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING: � Completed Application Form with property owner's signature or name of agent and letter of authorization � Title transfer instrument or grant deed � Written summary of proposal � Narrative demonstrating compliance with all applicable development standards and approval criteria (as specified in the Pre-Application Conference notes) � Two (2) sets of stamped, addressed #10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). � Documentary evidence of neighborhood meeting (if required) � Impact Study per Section 18.390.040.6.2.(e) � Copy of the Pre-Application Conference notes � Filing Fee 2. PLANS REQUIRED In addition to the above basic information, each rype of land use application will require one or more of the following maps or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION (Section 5 of this checklist provides details on what information to include on each plan): � Vicinity Map ❑ Preliminary Grading/Erosion Control Plan �` Existing Conditions Map Fz� Preliminary Utilities Plan ❑ Subdivision Preliminary Plat Map � Preliminary Storm Drainage Plan �' Preliminary Partition/Lot Line Adjustment Plan � Tree Preservation/Mitigation Plan ❑ Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan ❑ Sign Drawings � Public Improvements/Streets Plan �� `c`� �i �'y��'"L'��y� 3. NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials. The number of copies required depends on the type of review process. FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES 15 COPIES OF ALL APPLICATION MATERIALS. City of Tigard Land Use Application Checklist Page 1 of 5 r 4 SPECIAL STUDIES ANI, �EPORTS Because of the nature of your pro�ect and/or the site you propose to develop THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED These studies must be prepared by certified professionals with expenence in the appropr�ate field ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corndor Delmeation and Report ❑ Habitat Area Evaluation ❑ Geotechnical Report ❑ Geotechnical Report must addr�I ss liquef ction potential and oi beannap capacity ! � Other Ol,f�odi� �?,00�� X. P��vd� ��C,orv►✓1�fi�ta aVlS For ar�U �-rv.� t�n lYnm�u�✓L 5 PREPARING PLANS AND MAPS Plans and maps should be prepared at an engmeenng scale (1 = 10/20/50/100/200) and include a north arrow legend and date The same scale should be used for all your plans Where possible the City prefers the use of a scale that allows a site plan or subdivision ptat to be shown on a single sheet Architectural drawmgs may be prepared at an architectural scale One copy of each plan must be submitted m photo ready 8%2 x 11 format THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information requested because you feel it is not applicable please indicate this and provide a brief explanation) Vicinity Map � Showing the location of the site in relation to • Ad�acent prope�ties ❑ • Surrounding street system including nearby mtersections ❑ • Pedestrian ways and bikeways ❑ • Transit stops ❑ • Utdity access ❑ Existing Conditions Map � Parcel boundaries dimensions and gross area ❑� � Contour Imes(2 intervals for 0 10% slopes or 5 for slopes >10%) � Dramage pattems and courses on the site and on ad�acent lands ❑ � Potential natural hazard areas including • Floodplain areas ❑ • Areas hav�ng a h�gh seasonal water table withm 24 of the surface for three or more weeks of the year ❑ • Slopes m excess of 25% ❑ • Unstable ground ❑ ♦ Areas with severe sod erosion potential ❑ ♦ Areas havmg severely weak foundation soils ❑ • Locations of resource areas including • Wildl�fe habitat areas identified m the Comprehensive Plan ❑ • Wetlands ❑ � Other site features • Rock outcroppings ❑ • Trees with?6 caliper measured 4 from ground level ❑ � Location and type of noise sources ❑ � Locations of existing structures and their uses ❑ � Locations of existmg utdities and easements ❑ � Locations of existing dedicated nght-of ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 � Subaivision Preliminary Plat Map � The proposed nam he subdivision ❑ � Vicinity map s ing property s relationship to arterial and collector streets ❑ � Names ad sses and telephone numbers of the owner developer engmeer surveyor and designer(as apPi�cabie) ❑ � Scale no arrow and date ❑ � Bounda mes of tract to be subdivided � Names of a ent subdivisions or names of recorded owners of ad�oirnng parcels of un subdivided land ❑ � Contour lines related to a ablished benchmark at 2 mtervals for 0 10%grades and 5 mtervals for grades greater than 10% ❑ � The purpose location type an ize of all of the followmg (withm and adJacent to the proposed subdivision) ♦ Public and private n of ways and easements ❑ • Public and pnv sanitary and storm sewer lines ❑ • Domestic ter mains includmg fire hydrants ❑ • Ma�or ower telephone transmission lines (50 000 volts or greater) ❑ • W ercourses ❑ • eed reservat�ons for parks open spaces pathways and other land encumbrances ❑ • he location i a eter 6 inches or greater measured at 4 feet above ground level ❑ • The location of ali structures a he present uses of the structures and a statement of which structures are to remain after plattin ❑ � Supplemental informatio cluding • Proposed dee stnctions(if any) ❑ • A propos plan for provision of subdivision improvements ❑ � Existing ural features including rock outcroppings wetlands and marsh areas � The pr osed lot configurations lot s�zes and dimensions and lot numbers Where lots are to be used for purp es other than residential it shall be mdicated upon such lots ❑ � If any omg information cannot practicably be shown on the preliminary plat it shall be incorporated into a narrative and submitted with the application matenals ❑ Preliminary Partition/Lot Line Ad�ustment Plan � The owner of the sub�ect parcei ❑ � The owner s authonzed agent ❑ � The map scale north arrow and date ❑ � Proposed property lines ❑ � Description of parcel location and boundanes ❑ � Contour lines(2 intervals for slopes 0 10%or 5 f�r slopes>10%) ❑ � Location width and names of streets easements and other public ways within and ad�acent to the parcel ❑ � Location of all permanent buddmgs on and within 25 of all property Imes ❑ � Location and width of all water courses ❑ � Location of any trees with 6°or greater caliper at 4 above ground level ❑ � Ail slopes greater than 25% ❑ � Location of existing and proposed utdities and utdity easements ❑ � Any applicable deed restnctions ❑ � Evidence that land partition wdl not preclude efficient future land division where applicable ❑ � Future street extension plan showing existing and potential street connections ❑ C�ty of Tigard Land Use Applicat�on Checklist Page 3 of 5 � Site Development Plan � The proposed site and surr ing properties ❑ � Contour line intervals ❑ � The locations dime ions and proposed names of the following • Existing and atted streets and other public ways ❑ • Easemen on the site and on ad�oirnng properties ❑ • Propos streets or other public ways and easements on the site ❑ • Alternat e routes of dead end or proposed streets that require future extensions ❑ � The locations d dimensions of the following • Entrances and e ❑ • Parking and circulation areas ❑ ♦ Loading and service areas ❑ • Pedestnan and bicycle circ ion ❑ • Outdoor common are ❑ • Above ground ut es ❑ • Trash and r elable matenal areas ❑ � The location dimensions and setback distances of the following • Exis g permanent structures improvements utdities and easements which ar located on the site and on adJacent property within 25 of the site ❑ o P oposed structures i ements utdities and easements on the site ❑ • S er facdities ❑ • Existing or proposed sewer imbursement agreements ❑ • Storm dramage facditi and analysis of downstream conditions ❑ � Locations and type(s outdoor lighting considermg crime prevention techniques ❑ � The locations of following • All area be landscaped ❑ ♦ Mail xes ❑ • St cture eir or�entation ❑ Landscape Plan � Location of trees to be removed ❑ � Location size and species of existing plant matenals ❑ � General location size and species of proposed plan matenals ❑ � Landscape narrative that addresses • Soil conditions and how plant selections were derived for them ❑ • Plans for sod treatment such as stockpding the top sod ❑ • Eros�on control measures that wdl be used ❑ � Location and description of the irngation system where applicable ❑ � Location and size of fences buffer areas and screenmg ❑ � Location of terraces decks shelters play areas and common open spaces ❑ Public Improvements/Streets Plan � Proposed right of way locations and widths ❑ � A scaled cross section of all proposed streets plus any reserve strips ❑ � Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ City of T�gard Land Use Application Checklist Page 4 of 5 � Grading/Erosion Control Plan � The locations and extent to which grading wdl take place ❑ � Existing and proposed contour lines ❑ � Slope ratios ❑ Utilities Plan � Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated on the plans ❑ � Plan of the proposed water distnbution system showmg pipe sizes and the locations of valves and meter sizes ❑ � Fire hydrants (existing and proposed) ❑ � Proposed fire protection system ❑ Preliminary Storm Drainage Plan � The location of all areas sub�ect to mundation or storm water overflow ❑ � Location width and direction of flow of afl water courses and drainageways ❑ � Location and estimated size of proposed storm drainage lines ❑ � Where applicable location and estimated size and dimensions of proposed water quality/detention facdity ❑ Tree Preservation/Mitigat�on Plan � Identification of the location size and species of all existing trees ❑ � Program to save existmg trees or mitigate tree removal (Section 18 790 030) ❑ � A protection program defirnng standards and methods to be used during and after construction ❑ Architectural Drawings � Floor plans indicating th�quare footage of ructures and th roposed use ❑ � Elevation drawings each elevation e structure ❑ Sign Drawi s � S cify propos ocation size and ght ❑ i\curplMmastersVewsed�chedchst doc 1&Sep-01 Ciry of Tigard Land Use Application Checklist Page 5 of 5 i � PRE-APPLICATIOH CONFERENCE HOTES ➢ EHGINEERING SECTION Q ��ommgard,Oregoo Development Shaping A Better Communit PUBLIC FACILITIES Tax Map[sl �s�36nuu Tax�ous> >aoo Use i�me Par�non The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and sub�ect 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 pro�ection of public improvement related requirements that may be required as a condition of development approval for your proposed pro�ect Right-of-way dedication The City of Tigard requires that land area be dedicated to the public (1 ) To increase abutting public nghts-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code or (2 ) For the creation of new streets Approval of a development application for this site will require right-of-way dedication for ❑ SW to feet ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements � 1/2 street improvements will be necessary along SW Mapleleaf Street/SW 71st Avenue to include � 16 feet of pavement from centerline to curb � concrete curb � storm sewers and other underground utilities � 5-foot concrete sidewalk curb-tight � street trees planted behind sidewalk and spaced per TDC standards CITY OF i16ARD Pre-Appllcetlon CoMerence Notes Page 1 ot 6 EngineeNoe DepartmeotSeetlon � street signs trafF �ntrol devices streetlights and a tv� �ar streetlight fee � � Other The development code will require that the roadway be improved to meet Citv standards since access to the proposed new lot is desired However, the code also provides an option for the applicant to enter into an agreement to participate in future improvements of the roadway The applicant must be willinq to either improve the street now, as a part of the partition, or enter into the agreement (Restrictive Covenant) Otherwise, Staff would have to recommend denial of the partition approval based on inadequate public facilities ❑ street improvements will be necessary along SW to include ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs traffic control devices streetlights and a two-year streetlight fee ❑ Other ❑ street improvements will be necessary along SW to include ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs traffic control devices streetlights and a two-year streetlight fee ❑ Other ❑ street improvements will be necessary along SW to include ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs traffic control devices streetlights and a two-year streetlight fee ❑ Other CRY OF T16ARD Pre�Appllcation CoMerence Notes Page 2 016 Englneerlop Ueparm�em Seetloo ❑ street improvE nts will be necessary along SW_ to include r ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs traffic control devices streetlights and a two-year streetlight fee ❑ Other Aqreement for Future Street Improvements In some cases where street improvements or other necessary public improvements are not currently practical the improvements may be deferred In such cases a condition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district The following street improvements may be eligible for such an agreement (1 ) SW Mapleleaf Street/SW 71st Avenue (if the applicant does not w►sh to improve the street now (2 ) Overhead Utility Lines � Section 18 810 120 of the Tigard Municipal Code (TMC) requires all overhead utility lines ad�acent to a development to be placed underground or at the election of the developer a fee in-lieu of undergrounding can be paid This requirement is valid even if the utility lines are on the opposite side of the street from the site If the fee in-lieu is proposed it is equal to $ 27 50 per lineal foot of street frontage that contains the overhead lines There are existing overhead utility lines which run ad�acent to this site along SW Mapleleaf StreeUSW 71 st Avenue Prior to approval of the final �lat the applicant shall either place these utilities underground or pay the fee in-lieu described above Sanitary Sewers The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in SW Mapleleaf Street The proposed development must be connected to a public sanitary sewer It is the developer's responsibility to provide a service lateral from the main line to the new lot A Street Open�ng Permit�s required for any wo►1�in the publ�c ROW Water Supplv The Tualatin Valley Water District (Phone (503) 642-1511) provides public water service in the area of this site This service provider should be contacted for information regarding water supply for your proposed development CITY OF 116ARD Pre-Appllcatlon Co�erence Notes Page 3 of 6 Englneedne oeoartmem Seetloo Fire Protection Tualatin Valley Fire and Rescue District (South Division) [Contact Eric McMullen (503) 612-7010] provides fire protection services within the City of Tigard The District should be contacted for information regarding the adequacy of circulation systems the need for fire hydrants or other questions related to fire protection Storm Sewer Improvements All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system The applicant will be required to submit a proposed storm drainage plan for the site and may be required to prepare a sub basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed Provide a plan that shows clearly how the runoff from fhe new parcel w�ll be conveyed Storm Water Qualitv The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No 00-7) which requires the construction of on-site water quality facilities The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific cnteria are met The City will use discretion in determining whether or not the fee in-lieu will be offered if the fee is allowed it will be based upon the amount of new impervious surFaces created for every 2 640 square feet or portion thereof the fee shall be $210 Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application It is anticipated that this proJect will require ❑ Construction of an on-site water quality facility � Payment of the fee in-lieu Other Comments All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible TRAFFIC IMPACT FEES Cfi110F fl6ARD Pre-Appl�catlon Confereace Notes Page 4 of 6 En0lneerlo0 UepermieotSeetloo In 'a990 Washington Coun dopted a county wide Traffic Impa ee (TIF) ordinance The Traffic Ih-�p�ct Fee program collects fees from new development based on the development s pro�ected impact upon the City's transportation system The applicant shall be required to pay a fee based upon the number of tnps which are pro�ected to result from the proposed development The calculation of the TIF is based on the proposed use of the land the size of the pro�ect and a general use based fee category The TIF shall be calculated at the time of building permit issuance In limited circumstances payment of the TIF inay be allowed to be deferred until the issuance of an occupancy permit Deferral of the payment until occupancy is permissible o� when the TIF is greater than $5 000 00 Pay TIF for new parcel PERMITS Engineering Department Permits Any work withm a public right-of-way in the City of Tigard requires a permit from the Engineering Department There are two types of permits issued by Engineenng as follows Street Opening Permit (SOP) This permit covers relatively minor work in a public right-of-way or easement such as sidewalk and driveway installation or repair and service connections to � main utility lines This work may mvolve open trench work within the street The permittee must submit a plan of the proposed work for review and approval This type of permit requires a non-refundable $150 00 fee In certain cases where City costs may exceed the $150 00 fee an administrative deposit will be required In addition the permittee will be required to post a bond or similar financial security for the work Compliance Agreement (CAP) This permit covers more extensive work such as main utility line extensions street improvements etc In subdivisions this type of permit also covers all grading and pnvate utility work Plans prepared by a registered professional engineer must be submitted for review and approval This type of permit requires a deposit to be submitted with the construction plans The amount of the deposit depends upon the overall value of the public improvements The City will track its costs throughout the life of the permit and will either refund any remaining portion of the deposit or mvoice the permittee in cases where City costs exceeds the deposit amount The permittee will also be required to post a performance bond or other such suitable secunty and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work Prior to City acceptance of any permitted work and prior to release of work assurance bond(s) the work shall be deemed complete and satisfactory by the City in writing The permittee is responsible for the work until such time wntten City acceptance of the work is posted HOTE If an Engsnecr�ng Permtt is required,thc applicant must obta�n that permn prior to release of any permits from the�u�lding DNis�on CR110f fl6ARD Pre-Appllcetlon Comerence NoteS P808 5 of 6 Eoetueadne oeoartmem Seetloo Buildmg Division Permits The following is a brief overview of the type of permits issued by the Building Division For a more detailed explanation of these permits please contact the Development Services Counter at 503-639-4171 ext 304 Site Improvement Permit (SIT) This permit is generally issued for all new commercial industrial and multi-family pro�ects This permit will also be required for land partitions where lot grading and private utility work is required This permit covers all on-site preparation grading and utility work Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site Building Permit (BUP) This permit covers only the construction of the building and is issued after or concurrently with the SIT permit Master Permit (MST) This permit is issued for all single and multi-family buildings It covers all work necessary for building construction including sub-trades (excludes grading etc ) This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City For a land partition the applicant must obtain an Engineering Permit if required and return a mylar copy of the recorded plat to the City prior to issuance of this permit Other Permits There are other special permits such as mechanical electrical and plumbing that may also be required Contact the Development Services Counter for more information GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision pro�ects shall require a proposed grading plan prepared by the design engmeer The engineer will also be required to indicate which lots have natural slopes between 10% and 20% as well as lots that have natural slopes in excess of 20% This information will be necessary in determining if special grading inspections will be required when the lots develop The design engineer will also be required to shade all structural fill areas on the construction plans In addition each homebuilder will be required to submit a specific site and floor plan for each lot The site plan shall include topographical contours and indicate the elevations of the corners of the lot The builder shall also indicate the proposed elevations at the four corners of the building PREPARED BY Z i� ENGINEERING DEPA TMENT STA F Phone [5031639-4111 Fax. [50316847297 \eng�br anrltemplales�preap notes eng dot Revised Apnl21 2000 CITY OF TI6ARD Pre-Appllcatlon Comerence Motes Page 6 oi 6 EnBloeering Department Seetloo PRE-APPLICATION CONFERENCE REQUEST CITY 4F TIGARD 13125 SW Hall 8lvd., Tigard, OR 97223(503) 639-4171 FAX.• (503) 684-7297 GENERAL INFORMATION � FOR STAFF USE ONLY Applicant: te✓'�.r y� /-��eS, ��u��e� Address: D• Q �� 2S Phone: o � -�1YSS �'��R ��1'�1�t`� � P � �( Case No.: City: �,tfe}��,• , (� � Zip: `��o G$ Receipt No.: �� ,��.��°'��r._4� � � r .,� ' / , Application Acce�ted By:'��'`--?`" Contact Person: ,��.� � e Phone: (�S� -�9SS ' � Date: ;��., � � � , C' � t Property OwnerlDeed Holder(s): .J��s �4l� T��.c�ce �, DATE OF PRE-APP.: �Z I� �O �-�r �-e �o�� Sw ��'� s�� 7'��1� �C7� ��1�;�, TIME OF PRE-APP.: �t` �S(7 Address: Phone: PRE-APP. HELD WITH: Clty: Z�p. Rev.12/6/2000 i:lcurpinlmastersirevisedWre-App Request.dx Property Address/Location(s): ?o�7 SW �j��j��G ,�. — T�''� REQUIRED SUBMITTAL ELEMENTS ( ote: applications will � be accepted ,-- ithout the required submittal elements) Tax Map &Tax Lot#(s): c � I t� ��p�l� -d�� t.�� Pre-Application Conf. Request Form Site Size: � (� �GrC S 2 CQPIES EACH OF THE FOLLOWING: Q( Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a Site Plan. The site plan must show the minimum of one (1) week prior _to officially scheduling a Proposed lots and/or building layouts r� e-application conference date/time to allow staff ample time to drawn to scale. Also, show the location of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and A pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are The Proposed Uses. �- one (� hour long and are typically held between the hours of opographic Information. Include �.. 9:00-11:00 AM. �Contour Lines if Possible. If th��Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MON LE project, the applicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a of the letter and proof in 8:00-4:00/MONDAY-FRIDAY. the form of a ffidavit of mailing, that the collocation pr I was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18.798.0 f the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Community Development Code). INFORM THE CITY IN AOVANCE SO THAT ALTERNATE ROOM � Filing Fee$240.00 ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. ��u��J�( �a T � o ( �? J`C.J � I� �le S�r'e e � ~ / � �� ;,,�. -�o ��v�oe S� 5� �� prv�r/�� H �. Ti�-o ��r11��c%� �J ro�o S ed � �� t /07"� . ��CC ( � �U4�LCX (✓1C��GP� T�"e e�Crl� �f SlhY�e C�+�, �..� h e� e s ��e ( a w o�.(,� !��..�o��-�� f/) ew ScNf�e ��w� �� ow�.e Receipt #: 27200100000000004750 __..��/rr Date: 12/04/2001 TIDEMARK Line Items: Case No Tran Code Description Revenue Account No. Amount Due PRE2001-00081 [LANDUS]PreApp Conf 100-0000-438000 $240.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check STERLING REDEVELOPMENT CO. 0 4384T 0 $240.00 TOTAL AMOUNT PAID: $240.00 • • 1"= 3 � ' ____�. � \ __--�155-h O' - 1 �� , i i �/?�`ce� � - � � � �Z� �i'7 �' Sa i�F�'°� � ! � 1 � - � � � � � v � � � _ , , -o � � , � � , , , � , � � + .� \ ,�- P-��s�� P�o��y �!„c ) � � �..�-_ � — � �j {� � \ • ! ��c�s�� Q I I J!�—N \o / Z �/ 1 �� N �A�<i ( � ,� N � �- (1, � 39 sk i 5,-�' F 2v'�'l , ,4r�►-;� j S (� �A P�e /�--�y p� ----� � N � � � —�� r� N � iz�.�� , � Q , �p�JI�L/�n� ? PrOn�f��t 0 - 7 � I . � ��C�!'I�r►9 -JAw�eS� TuJ�t� � D ('� SW /V1�Ie Sf/'P@� • r � P• o.�3�� tZS T (,��r o2 ��ZZ3 . . . 3 (tiJ'e s�- Lr ri,n � �� J �� rN�CC� �� r�r��-��or 1'��4�� I 9 9 0 —o��f� ``� r ��0 J) "�✓�o � � l 5 J `�,�e� o�= T��-n � �S��S�o�CQ Q��GoN , . w;d0.- — ' " 0 1 =/----4:z'a--. �� 1.0110.111jilv 'lid -7. ,--- '4 1110Wil."140111 "4 __..m.00011114 , 2 g‘27 4111. =al im, .96 i VOIIIIIIIIrmilr mPr:h. .''.. . 1\a"P ..,,,i imildjanieli•P ei_____. , 44r\\ 7)1E6 a,. 4,:-:, N'-' : ------ ..)-C' r x 1/ ar111:415. a till V - I. 'S''' •I ME 3 o-j- rid ci I 6. ik Tr /(e ‘# 1 ellai • C3g Valli 6 0 Any-c 4, Ali � 1c., �.3\- - J.41R.� 1(9 a ‘.. ‘ .4111000sw 1 C) (MP .13423.11 a , ....._ . ...... _ . ,,I , 329.3 ,c� ��+ {�ri 0. J Q j .. . , „. . . *it (--- E: x ,c5—x____J 0 0 H P*-% I C Illk 329.0 i ( 0+.0%* . _..j 0 i 0 0 I 0 A W 4 Nr ) - 3 .� HI jr:r;332.6 .�. d l- ■ a I ■ c$ a �4-s32 s.. f (�4. .�,,, '-� �' ' 330..�' ' � IC. - � ( 4 Q rLILW I1 C. OII % , ,'� /• X " � 1I �/ ., I/ I l 433,11 3� 5 L_ f1_,4 I I , / , I 1 I �. �, ._ r � 5 .al, 404 M. ( ( fit :5--*„., 11 4 if° r � � JJr —H�J --P�O--�-- � I � n I �_ — ` � -- —� --o DR � VICINITY MAP � ' 1 S 136AA-07400 � � � � II SW t re Type I � o CO � I � MH m_-__�--m-►-o-.-o � I � MH 1 J I CWSF alt '�24 � � �/� 27 � // \\// 30 o � � �� i � o � �42 -o----�-�T---�-o � �60 � �� _ �, �oth � � 0 � � a�i �----� � � N � � I � 0 700 200 300 F t I � 1 Y43 f t Q I i � � g / C�ty of Tigard J � I f rtn h th m p 1 ge Iloeal y d h Id be f d vnlh th De I pme t S rv ce D � 13125 SW H II BI d �---- Q---�__C�T�_�_ o_� Tgard OR 97223 �7 � —"�—�—�—�--�- � � (503)639-4171 Mtp I/www u 1 g rd Community Development Plot date Dec 5 2001 C lmagicWIAGIC03 APR . DR VICINITY MAP Slru t Typ ❑ CB O MH � OUT � INLET J /� ' / v St rtnl U a \/ st rtnl Arrow � 7t V W � Q Q ST _ _ � o � � T OAK ST . � N ST � 2 0 100 200 300 F t r � � zas r i w > W a � g � C►ty of T�gard Q J � I 1 rmat th map f g rel l t ty tl h Id be f d Mnth Ih D I pm t S rv ce D� I 4 �� 13125 SW H II Blvd '� � T q rd OR 97223 � (503)63&4171 htlp Ihwvw t g d Community Development Plot date Dec 5 2001 C UnagicWIAGIC03 APR � � i i. a '�, � � s` {. i', �: �;� ��j� �.��. . . ..e � . �"c • ., , � � Routing Order: � � 1. Current Planning: � M _ 2. Building Plans Examiner - Daryl _� 3. Engineering Tech I 4. Development Review Engineer BR ,:� FINAL PLAT REVIEW CHECKLIST Plat Name: James Partition Case Number(s): MLP 2002-00001 Date Received: 6/20/02 Date Forwarded to Current Planning: 6/27/02 Planner: Morgan Tracy Planning Division Check if Check if Considered Okay 1. Phase boundaries �/,//-� ❑ [� 2. Lot and/or tract size and configuration [� Q' 3. Lot numbers [� d 4. Access restrictions, reserve strips []' []�s�. ��c«�, � 5. Condition of Approval Satisfied [� []��,,�c z/,�� 6. Public & Private streets (location, width, etc....,) Ra��:�� 7. Preliminary Plat approval date - 1 yr period OK [� [� 8. Special Deed Restrictions (CC&R's) N!� ❑ [� 9. Open Space (Deed or Dedication) A/l�4' � � 10.SPECIAL SETBACKS ARE F�4-�GELz�s �.f�tb."c.T 7v lv' s,�� Y,�t,p�Kc.�.�,r,o7')SErg,gyK} Other Comments. 5 ke,,�� K�. a��s c�,s�.M�..( E�, � �.. he,��Pa..�c�,�s Z �2 � T� � 5,�,��«�so� i�-- c��n� v� ��- ('�..ru.�Z fn,,�axcGis��t /'� � � Y �5 �er f�. eu.s��►+c.r� p�r�.�,(1 w�ev4,� h4„c no acu„s, L 1 / „ Ma�n (�4. s �r4. 4�c�'u� G�r'i✓G�✓'f,c„� (5 ✓!�T' �fJ�!`G4�jG0�. ( �O By: ' �� Pla ner's Signatu Date FORWARDED TO BUILDING DIVISION: bf�/b � Date ,, Page 1 of 3 �:+�+oW�wo�v.�w�.oa ReKSlon dale:111A7 _�_ .._. . .. __' . �� ...J f � �eturned to Surveyor for Correction BY: � , DATE: �I Z'l lo Z J�p �►� s �-�,a,`- TQ Q� E-mail to County Surveyor: "OK to review" BY: � DATE: '1�I'1�o't, Corrections Reviewed and Approved BY: '�� DATE: °ITbZ Forwarded for City Signatures BY: � DATE:T�oZ. Copy of Signed Plat Made and Put in File BY: DATE: Released to Developer for Recording BY: DATE: Authorize Eng. Tech I to release addresses BY: DATE: Copy of Signed Plat to Permit Techs BY: DATE: Lognote: OK to take in building permit apps. BY: DATE: Page 3 of 3 i:�erg�pn.tlev�romisv.fp�et.ea Revision affie:1/1/01 r •� �, Routing Order: • Surveyor: JRH Development Review Engineer BR FINAL PLAT REVIEW CHECKLIST Plat Name: James Partition Case Number(s): MLP 2002-00001 " Address/Location: 7017 Mapleleaf Street Contact name and phone: Alex Hurley, AKS, (503) 925-8799 Date Received: 6/20/02 Date Forwarded to City Surveyor: 6/27/02 SURVEY SECTION Check if Check if Considered Okay 1. Street alignment and width, continuity [� ❑ 2. Curve, corner, cul-de-sac radii [� � 3. Dedication, vacation, easement conveyance � [►. 4. Residential Survey Certificate match the map � � 5. Two Monument Ties to City GPS � � Comments: t� gy; � , - 8�C�Z.- Surveyor's Signature Date �,. Page 1 of 1 c�nwpwdaw«m,ov.nae�.ow Revisionnale: v�rot % \ � , After recording, retum to City of Tigard—Records Division 13125 SW Hall Blvd Tigard OR 97223 � � RESTRICTIVE COVENANT (FUTURE STREET IMPROVEMENTS) THIS AGREEMENT is entered into this 7� day of�R _ 2002 by the City of Tigard a Municipal Corporation of Washington County Oregon ( CITY') and 1� S f T2uJ�ct a corporation authonzed to do business m the State of Oregon ("OWN R ) RECITALS WHEREAS OWNER is the Ovmer of record of Property covered by this Agreement as shown m Section 1 below, and WHEREAS OWNER has received approval of a development on the Property from the CITY as set forth in MLP 2002 00001 dated Apnl 6, 2002, and WHEREAS Chapter 18 810 of the TMC (Tigard Murncipal Code) contams certain conditions applicable to street improvements and issuance of permits is conditioned on OWNER S compliance with the TMC and WHEREAS OWNER wishes to mitigate the impacts of the proposed development and WHEREAS parties wish to fulfdl the requirements of Chapter 18 810 IN CONSIDERATION of the mutual promises convenants and undertakmgs and the issuance of a budding permit in advance of OWNER constructing improvements required by the TMC the parties agree as follows Section 1 The real property subJect to this Agreement is descnbed as follows Parcels 1, 2 and 3 of Part�t�on P/at No , recorded as Documenf No . Washmgton County, Oregon OWNER agrees that the terms of this Agreement shall bind the OWNER as well as its heirs successors in mterest or assigns Section 2 The improvements covered by this Agreement are as follows SW Mapleleaf Street and SW 71 st Avenue Restnctive Covenant(Future Street Improvements) Page 1 of 4 RMdon d�t 1IU01 � � I . Half street improvements and completion of an eyebrow comer at this mtersection to meet City locai residential street standards Section 3 This Agreement shall be in full force and effect from the date of its execution untd the improvements refeRed to in Section 2 are constructed m accordance with CITY standards in effect at the time of construction Section 4 CITY agrees that the improvements listed in Section 2 will only be required as a result of any one of the followmg events (1) when the improvements are part of a larger pro�ect to be fmanced or paid for by the formation of a Local Improvement Distnct (2) when the improvements are part of a larger public proJect to be financed or paid for m whole or m part by CITY or other public agency �, (3) when the improvements are part of a larger pro�ect to be constructed by a third party and involves the shanng of design and/or construction expenses by the third party owner(s) of property in addition to the property descnbed in Section 1 or (4) when construction of the improvements are deemed to be appropnate by the C�ty Engineer in con�unction with construction of improvements by others ad�acent to the improvements descnbed in Section 2 In addition to this Agreement OWNER S obligation to share design and/or construction expenses may anse by application of the Reimbursement Distnct Ordinance Chapter 13 09 TMC or any similar ordinance or law providmg a process whereby such expenses are distnbuted among benefited properties Section 5 OWNER agrees to sign any and all waivers petitions consents and all other documents necessary to obtain the above listed applicable improvements under any improvement act or proceeding of the State of Oregon Washington County or the CITY as may be proposed or adopted and to waive ali nght to remonstrate agamst the improvements listed in Section 2 above submitted either alone or in con�unction with other improvements descnbed in Section 4 as may be proposed OWNER agrees that m lieu of any other document CITY may treat this Agreement as a waiver of remonstrance on behalf of the property descnbed in Section 1 against formation of such a Local Improvement Distnct OWNER covenants and agrees that the improvements descnbed in Section 2 will specially benefit OWNER'S property as descnbed in Section 1 Section 6 If CITY decides to form a Local Improvement Distnct as a mechanism for the mstallation of improvements listed in Section 2 then OWNER shall retain the nght to protest only the amount or the manner of spreadmg the assessment but not the formation of such distnct Section 7 CITY acknowledges that OWNER S execution and performance of the terms of this Agreement constitutes compliance with the requirements of TMC Chapter 18 810 Section 8 OWNER agrees that if CITY causes the improvements listed in Section 2 to be constructed or part of such improvements without regard to the source of funds for such pro�ect but not as part of a Local Improvement Distnct then CITY will charge to OWNER and OWNER wdl promptiy pay OWNER S share of the cost of such improvements OWNER'S share will be deteRrnned by CITY m a manner simdar to spreading the cost of a public improvement to specially benefited properties The parties mtend OWNER to share in the cost of improvements even though actual construction is undertaken and performed Restnctive Covenant(Future Street Improvements) Page 2 of 4 n.�d.e. ,nio, . �P , � � by some third party so long as the improvements listed in Section 2 are mcluded within the pro�ect (1) Except as otherwise provided m subsection (2) of this section pnor to constnaction of such improvements under this section OWNER shall be provided not less than six (6) months wntten notice by first class mail that the proJect wdl be built The notice shall advise OWNER that OWNER wdl share m the cost of such improvements and provide OWNER rnnth an estimate of the total pro�ect cost as well as an estimate of OWNER S share of the costs Failure to provide this "six month notice m advance of constn.iction shall not nullify OWNER S obligation to pay but shall only extend the payment due date by the amount of time less than six months that notice was given but not more than six months Upon completion of improvements pursuant to this Section CITY shall provide wntten notice to OWNER of OWNER S share of the actual cost of the improvements and OWNER shall pay OWNER S share withm sixty (60) days If OWNER s share of the cost of the improvements is $10 000 or more the owner may elect to pay the City m 10 equal annual mstallments v�nth the first installment due withm 60 days of the notice The mstallment option shall be avadable only if the OWNER provides wntten notice and the first payment within 60 days of the notice If the instaliment option is chosen the unpaid amounts shall bear interest at the then legal rate of mterest Interest on overdue payments shall bear interest at the rate of one and one half(1 '/z%) per month from the date the payment is due until paid (2) Where the improvements listed in Section 2 are constructed by a third party who seeks reimbursement in accordance with the Reimbursement Distnct Ordinance Chapter 13 09 TMC or a simdar ordinance then the terms and procedures of the ordinances shall apply in lieu of the provisions m subsection (1) of this section Section 9 At any time pnor to the events listed m Section 4 OWNER or OWNER s successors may pay to the CITY an amount determined by the CITY to be OWNER s share of the anticipated cost of the future improvements Payment under this section shall discharge all of OWNER s obligations under this Agreement City shall use the funds received under this section solely to pay for the costs of the improvements Section 10 CITY and OWNER intend that all terms of this Agreement shall be covenants conditions and restnctions runrnng with the title to the property covered by this Agreement and shall be binding upon parties to this Agreement their heirs executors assigns admmistrators and successors and shall be construed to be a benefit and a burden upon the property descnbed in Section 1 The parties agree the CITY may for purposes of recovenng the cost of improvements descnbed in Section 2 levy an assessment against the property descnbed in Section 1 and may enforce payment of such assessment in the manner provided in ORS Chapter 223 or the general laws of the State of Oregon Section 11 Promptly after its execution by the parties this Agreement shall be recorded m the records of Washington County to provide public notice and especially notice to future owners of property descnbed in Section 1 of the conditions covenants and restnctions against the title to the property imposed by this Agreement Section 12 CITY may enforce the terms of this Agreement in any court of competent�unsdiction In addition to any other legal remedies OWNER'S fadure or refusal to comply with this Restnctrve Covenant(Future Street Improvements) Page 3 of 4 RM�IOn tlets 1/U01 � Agreement shall constitute a violation of the TMC and the nghts remedies and penalties provided in the TMC may also be enforced Section 13 If suit or action is mstituted to enforce a nght guaranteed in this agreement the prevailing party shall be entitled to in addition to the statutory costs and disbursements a reasonable attomey s fee to be fixed by the tnal and appellate courts respectively Section 14 The parties agree that if any teRn of provision of this agreement is declared by a court to be illegal or in conflict with any law the validity of the remaming terms and provisions shall not be affected so long as this agreement contmues to reflect the intent of the parties The parties shall negotiate an equitable ad�ustment of this agreement so that the purposes of this agreement are effected � � Srt � i r w� �a � � � i �1 ,..w y +t OWNER , Signature Signature �/�.. ^ � 7rw�r� Name (Pnnt o Type) Name (Pnnt or Type) �r�d �te Title (Pnnt or Type) Title (Pnnt or Type) Acknowledgment of OWNER'S signature(s) must be notanzed Where the OWNER is a corporation it has caused its name to be signed by resolution or official approval of its board of directors STATE OF OREGON ) County of .. On this � day �_ 20 0� before me a Notary Public .S'�� w personally appeared and acknowledged that the foregoing nstrument to be their voluntary act and deed Before me — Notary Pubhc for Oregon .,�_ �o�ici�u.s�. StB�R�f�� Cm�PER My commission expires � / NQTARV PUDLIC-OAE(101d AflYCt1MMIS&l�N��l��`�1�2�3 Accepted on behalf of the City of Tigard this 2�� day of 200Z C�� " I�t1�J�ia S ty ngmeer NO CHANGE IN TAX STATEMENT � Restnctive Covenant(Future Street Improvements) Page 4 of 4 RMWaidrfs 7H101 Washlnpton Counry Orepon 2�02-125213 10123 '03 65 46 PM r �� s� ` D�RlB 8tr�e8 J OREOORY � � S25 00 511 00 Total S36 00 �� After recording, retum to � City of Tigard —Records Division � 13125 SW Hall Blvd 00186006200201252130060066 T� ard OR 97223 I J�rryHan�on DlnetorofAt��eem�ntandTaxatlon 9 and Ex-Offlelo County Clerk for Washinpton County do h�nby eerUrythat ths withln Inetrum�nt ofwritlnp J � wa�neelved and ncord�d In the boqk of ncorde of � � �ald eounty �l I_ }.�.r�i�+OY� Jerry R H�neon Dlnctor •�eo�msnt�nd Tax�Uon =V,,,v Ex�fflclo County Cl�rfc RESTRICTIVE COVENANT (FUTURE STREET IMPROVEMENTS) THIS AGREEMENT is entered into this 7� day of I�NA� 2002 by the City of Tigard a Municipal Corporation of Washington County Oregon ( Cltl(') and IM � wK,Jf r2uJ�cc a corporation authonzed to do business in the State of Oregon ('OWN R ) RECITALS WHEREAS OWNER is the Owner of record of Property covered by this Agreement as shown in Section 1 below and WHEREAS OWNER has received approval of a development on tne Property from the CITY as set forth in MLP 2002 00001 dated Apnl 6, 2002, and bJHERE�S Chap#e� i8 6'i0 of the T�J�C (i igard Municipai Code) contains certam conditions applicable to street improvements and issuance of permits is conditioned on OWNER S compliance with the TMC and WHEREAS OWNER wishes to mitigate the impacts of the proposed development and WHEREAS parties wish to fulfill the requirements of Chapter 18 810 �N CONSIDERATION of the mutual promises convenants and undertakings and the issuance of a bwldmg permit in advance of OWNER constructing improvements required by the TMC the parties agree as follows Section 1 The real property subJect to this Agreement is descnbed as follows Parcels 1, 2 and 3 of Part�tion Plat No 2 0 0 2-0 81 , recorded as Document No 2 0 0 212 5 212 . Washington County, Oregon OWNER agrees that the terms of this Agreement shall bmd the OWNER as well as its heirs successors in mterest or assigns Section 2 The improvements covered by this Agreement are as follows SW Mapleleaf Street and SW 71 st Avenue Restnctive Covenant(Future Street Improvements) Page 1 of.�� aeww,au vum / 2002-125213 Half street improvements and completion of an eyebrow comer at this mtersection to meet City local residential street standards Section 3 This Agreement shall be in full force and effect from the date of its execution until the improvements referred to in Section 2 are constructed m accordance with CITY standards in effect at the time of construction Section 4 CITY agrees that the improvements listed in Section 2 will only be required as a result of any one of the following events (1) when the improvements are part of a larger pro�ect to be financed or paid for by the formation of a Local Improvement District (2) when the improvements are part of a larger public pro�ect to be financed or paid for in whole or m part by CITY or other public agency (3) when the improvements are part of a larger pro�ect to be constructed by a third party and involves the shanng of design and/or construction expenses by the third party owner(s) of property m addition to the property descnbed in Section 1 or (4) when construction of the improvements are deemed to be appropnate by the City Engineer in con�unction with constn,iction of improvements by others ad�acent to the improvements descnbed in Section 2 In addition to this Agreement OWNER S obligation to share design and/or construction expenses may anse by application of the Reimbursement Distnct Ordinance Chapter 13 09 TMC or any simdar ordinance or law providing a process whereby such expenses are distnbuted among benefited properties Section 5 OWNER agrees to sign any and all waivers petitions consents and all other documents necessary to obtain the above listed applicable improvements under any improvement act or proceeding of the State of Oregon Washington County or the CITY as may be proposed or adopted and to waive ali nght to remonstrate against the improvements listed m Section 2 above submitted either alone or in conJunction with other improvements descnbed m Section 4 as may be proposed OWNER agrees that in lieu of any other document CITY may treat this Agreement as a waiver of remonstrance on behalf of the property descnbed in Section 1 against formation of such a Local Improvement Distnct OWNER covenants and agrees that the improvements descnbed in Section 2 will specially benefit OWNER'S property as descnbed in Section 1 Section 6 If CITY decides to form a Local Improvement Distnct as a mechanism for the installation of improvements listed in Section 2 then OWNER shall retam the r�ght to protest only the amount or the manner of spreading the assessment but not the formation of such distnct Section 7 CITY acknowledges that OWNER S execution and performance of the terms of this Agreement constitutes compliance�nnth the requirements of TMC Chapter 18 810 Section 8 OWNER agrees that if CITY causes the improvements listed in Section 2 to be constructed or part of such improvements without regard to the source of funds for such pro�ect but not as part of a Local Improvement Distnct then CITY will charge to OWNER and OWNER will promptly pay OWNER S share of the cost of such improvements OWNER S share wdl be determined by CITY in a manner similar to spreading the cost of a public improvement to specially benefited properties The parties mtend OWNER to share m the cost of improvements even though actual construction is undertaken and performed Restnctive Covenant (Future Street Improvements) Page 2 0� RayHbn Art 1/1R1 2002-128213 � by some third party so long as the improvements listed in Section 2 are mcluded within the pro�ect (1) Except as otherwise provided in subsection (2) of this section pnor to construction of such improvements under this section OWNER shall be provided not less than six (6) months wntten notice by first class mad that the pro�ect wdl be built The notice shall advise OWNER that OWNER will share in the cost of such improvements and provide OWNER with an estimate of the total pro�ect cost as well as an estimate of OWNER S share of the costs Failure to provide this six month notice in advance of construction shall not nullify OWNER S obligation to pay but shall only extend the payment due date by the amount of time less than six months that notice was g�ven but not more than six months Upon completion of improvements pursuant to this Section CITY shall provide wntten notice to OWNER of OWNER S share of the actual cost of the improvements and OWNER shall pay OWNER S share within sixty (60) days If OWNER s share of the cost of the improvements is $10 000 or more the owner may elect to pay the City in 10 equal annual mstallments with the first installment due within 60 days of the notice The mstallment option shall be available only if the OWNER provides wntten notice and the first payment withm 60 days of the notice If the installment option is chosen the unpaid amounts shall bear interest at the then legal rate of mterest Interest on overdue payments shall bear mterest at the rate of one and one half(1 %Z%) per month from the date the payment is due until paid (2) Where the improvements listed in Section 2 are constructed by a third party who seeks reimbursement in accordance with the Reimbursement Distnct Ordmance Chapter 13 09 TMC or a simdar ordmance then the terms and procedures of the ordinances shall apply m lieu of the provisions in subsection (1) of this section Section 9 At any time pnor to the events listed in Section 4 OWNER or OWNER s successors may pay to the CITY an amount determined by the CITY to be OWNER s share of the anticipated cost of the future improvements Payment under this section shall discharge all of OWNER s obligations under this Agreement City shall use the funds received under this section solely to pay for the costs of the improvements Section 10 CITY and OWNER intend that all terms of this Agreement shall be covenants conditions and restnctions runrnng with the title to the property covered by this Agreement and shall be bindmg upon parties to this Agreement their heirs executors assigns administrators and successors and shall be construed to be a benefit and a burden upon the property descnbed in Section 1 The parties agree the CITY may for purposes of recovenng the cost of improvements descnbed in Section 2 levy an assessment against the property descnbed in Section 1 and may enforce payment of such assessment m the manner provided in ORS Chapter 223 or the general laws of the State of Oregon Section 11 Promptly after its execution by the parties this Agreement shall be recorded in the records of Washington County to provide public notice and especially notice to future owners of property descnbed in Section 1 of the conditions covenants and restnctions against the title to the property imposed by this Agreement Section 12 CITY may enforce the terms of this Agreement m any court of competent�unsdiction In addition to any other legal remedies OWNER S failure or refusal to comply with this Restnctive Covenant (Future Street Improvements) Page 3 of�-�'j RMtbn d�! 1ItA1 2002-125213 Agreement shall constitute a violation of the TMC and the nghts remedies and penalties provided in the TMC may also be enforced Section 13 If suit or action is instituted to enforce a nght guaranteed m this agreement the prevading party shall be entitled to in addition to the statutory costs and disbursements a reasonable attomey s fee to be fixed by the tnal and appellate courts respectively Section 14 The parties agree that if any term of provision of this agreement is declared by a court to be illegal or in conflict with any law the validity of the remairnng terms and provisions shall not be affected so long as this agreement continues to reflect the intent of the parties The parties shall negotiate an equitable ad�ustment of this agreement so that the purposes of this agreement are effected �f , � „ M �� ,»� , , OWNER r i Signature Signature ��w �� t �ruJ�h►C 1 WV � .�l �` � Name (Pnnt o Type) Name (Pnnt or Type) �r�d �tc ��/'e5 i Q P Title (Pnnt or Type) Title (Pnnt or Type) Acknowledgment of OWNER S signature(s) must be notanzed Where the OWNER is a corporation it has caused its name to be signed by resolution or official approval of its board of directors STATE OF OREGON ) County of w ) On this � day �. 20 0� before me a Notary Public .S'�'� � personally appeared and acknowledged that the foregoing nstrument to be their voluntary act and deed Before me -- Notary Public for Oregon - - OFFICIAL SEAL — ��B�RMAP9� C�PER My commission expires � / NOTARV PUQLIC-(}REGOId A+II'GOPRI�!&S O4��p��iY 1�2003 � Accepted on behalf of the City of Tigard this 2� day of 200Z C-�J� 1' I�U�N�S ty ngmeer NO CHANGE IN TAX STATEMENT �� Restnctive Covenant(Future Street Improvements) Page 4 of fV�'j Rarhlon d�te 7lU07 2002-125213 STATE OF REGON ) County of 1 � ) O��n this�°'1 day ,�' 20�, before me a Notary Public G��D�-d GS�I OIC',l� personally appeared and acknowledged that the foregoing mstrument t be their voluntary act and deed OFFICIAL SEAL r STACY THORNBERRY Before me �' NOTARY PUBLIC OREGON Notary Publ for Oregon COMMISSION NO 321074 MY COMMISSION EXPIRES FEB 23 2003 My commission expires I�r Z ��j �c�� 5of5 � � 33��D �6,3I 332� � — --�----,- x X X x X x ! — — — — — -- -- — --� — ---� i ` � � . �s 3� �.�. � t ��'►✓c�cc,� lc�i y� �5 � I�U� j � X �, � _ D �� J. � � z ! , 1 � ��'�u.o�5 0� �o� Gon�Q#k-/d � � 13.3! �-10 U 5�' . rs.o� . # � _�.� 333.5 � � �[. ��o� �� ' �x '� � ��o�,�,�'(,eh 5�0�.✓ � � ' , X + � � H , � �' �c I ! �C��E �- ! . ! �:�3�.0 , � , j fSr�FJ'I_PRCCAL PitIVATE K ��`� l ? �C�C�JS_—_/�I.LD.�RLYf.TE _ •2 .D�- ,� ; - uri�� _E�`��.wn�iT- '� 'CGh1�.RE!'�. .. , I, � � u p ,bRl1l�WAY:. ' ! `- -- - - - - . . . . : � � � I • " '�i� E - . • a . � . � " - _ oR _ , ` . - .' • ' : • I f /_ �r . . . " . . : ' : : '.. � I � - � � � . �3�,0 �.�2� �2 '. : , . . ' � � S � ' ! � � �� ,�-� �AFITAI. P� 33p�-: _ � � . !\� �_ � snz�r r,�e� � 3300 _�A�E : ►'' = 2a=�'' I I _ ��o � 1 i�.P�RC E �-- 2 M�.�L�LEA� �PAR'C"'l4 t�l � `�p� � VUr'�Sl�I►��TO� COUtv`�'`� I -�A�y Nt�P �s t w 3� ,e,a p . ��<�, ZO N�N � R 4, s TLOT sc� �T 754o M lt�. �� SW MAfl�t�� sT. �c,� 7_��.� Sw MA��.�LEA�' ST� �'6GA�D ►DR �.SLI I•.l C-� R �(.Il LDE�S, �.►�(�. �5D3-�ZO-9515� 11 �7S 5�^/ PAGI '�t �- {�V�/`(� PMP� I�d � �.�,s T��R� , DR 97�.�.3 � �RbS[£�1�.1 Cb�KD L �L�l ` .� . ` 1. S� LT ��IGE PtiT' �..p�/ 5!D E X X X �` Z PR tV EW,4Y� � 1J�L�S TZ7 SE Gr��V�'�-- � . � � t� • Planning Division 13125 SW Hall Boulevard Tigard OR 97223 (503) 639-4171 CITY OF TIGARD To Gilbert Arp From Morgan Tracy Assoaate Planner Fax 503 846 2909 Pages 2 Phone Date 10/03/02 Re CWS Service Provider Letter for Mapleleaf CC Partition Plat Review ❑ Urgent � For Rev�ew ❑ Please Comment ❑Please Reply ❑ Please Recycle • Comments I am forwarding this per Stacy Dornberry s(Title Company for Chad Esclinger)request Morgan c Planning Division 13125 SW Hall Boulevard Tigard OR 97223 (503) 639-4171 CITY OF TIGARD To Stacy Dornberry From Morgan Tracy Associate Planner Fax 503 796 6631 Pages 2 Phone 503 223 8338 Date 10/03/02 Re Mapleleaf Partition CC ❑ Urgent � For Rev�ew ❑Please Comment ❑Please Reply ❑ Please Recycle • Comments Please let me know if you have questions/troubles Morgan � � `% File Number . � Cl�anWate� Services Our commitment �s clear Sensitive Area Pre Screening Site Assessment Junsdiction C iTy oi ��a-R� Date Map & Tax Lot IS 3 � y4o0 Owner S�-erl��►a TaMeS Site Address -7p17 5u, �u��j�� 5� Contact �u,,,,� Proposed Activity '� /p�- .�D,� Address �7�, �p x l�Zs L✓�¢-L��, o� 4�06� Phone SD� �S6- S�S5 Y N NA Y N NA � � � Sensitive Area Composite Map � � ❑ Stormwater Infrastructure maps Map #_ 1 �11.v'17 QS # Ll 12Z � � � Locally adopted studies or maps � � � Other Specify Specify C�#., fa�5 1��.�u Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No 00 7 ❑ Sensitive areas potentially exist on site or within 200' of the site THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT If Sensitive Areas exist on the site or within 200 feet on ad�acent properties, a Natural Resources Assessment Report may also be required � Sensitive areas do not appear to exist on site or within 200' of the site This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered on your property NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT ❑ The proposed activity does not meet the definition of development NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED Comments Reviewed By �p T �,DGiG.�e, �l�.n,�er Date ��a�DZ / C�d-y �-`T q�,�( Returned to Applacant Macl Fax ✓ Counter Date By 155 N First Avenue Swte 270 Hdlsboro Oregon 97124 Phone (503)846-8621 Fax (503)846 3525 www cleanwaterservices or �,..,� �iis�o�� Conditions � ,ociated with Case #: MLP2 :-00001 8:35:33 AM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated By 0001 FIRE HYDRANT FLOW APPROVAL 0 Met 9/10/02 MET 9/10/02 MET 19.Prior to issuance of any building permits,the applicanUowner shall provide documentation that Tualatin Valley Fire and Rescue has reviewed and approved the fire flow documentation for the existing fire hydrant. �001 PARCEL 2 TREE PROTECTION PLAN 0 Not Met MET 4/10/02 PLL 20.Prior to issuance of building permits for Parcel#2,the applicanUowner shall submit a tree protection plan,prepared by a certified arborist for the protection of the Douglas Fir tree on the east property line. The applicanUowner shall install the required tree protection measures prior to commencing construction. 0001 PARCEL 1&2 ADDRESSES 0 Not Met MET 4/10/02 PLL 21.Addresses shall be posted for dwellings on Parcels#1 and#2 at the front of the accessway at the street prior to final building inspection. 0001 FINAL BLDG.INSPECTION FLAG 0 Not Met MET 4/10/02 PLL 22.Final building inspection shall not occur until the screening and accessway trees have been installed as required by Condition 16. �° Page 3 of 3 05i13i02 09 57 ESLINGER BUILDERS � 5036847297 NO 233 D02 , 61� '7003 Sep 05 D2 04 42p TVF&R S�UTH DIV i_J3] 612-7003 p 1 ��- 7Z9'�I TYJALATIlY v�.I,).,,�y FIRE �IYD RESCUE �- 1aEQ�1EST FOR t�vaTER FLO�VV TEST DaTA DATE � ��- p�ZOJECT NANLE ��F,�-- CT/C0 _ "C�� PROJECT LOCATZQN �(�' DISTRICT �LtI i ICROSS STREEI' TYPE OF PROJECT '`� 0 O . � rr��v CONS�rRUCTiorr p �XTSTn�G 0 .ar�D�"rION o ` � CALLER S NAMF COMPANY �'HON� CALL RETURNED ��.��.� �s f��(�,�e�. ��- a�S � —S- o d� (�c� ' r�vro�rs -rESTs ;[�YD � LOCATZOIY )7AfE STAT RES PITOT C�PM GPM 30 ��.-� �S �� 1�a�-�_ �b 5��. Lb.�.� ��,� -- � N�'W'/RETESTS, HYD # LOCATTON llAT� STAT RES PITOT GPM GPM 2d Post It°Fax Note 7671 va�e c�_ ��s► To r � Prom v CoJ�ept Co Phone U P4ione k FflK B F�xu '� DfSCT 4I�Elt 77�e flow or pressur�enfo,-r,aatran contas,sed here:n reflec�s cond�t�wts wtt�essed on dte dale and lcme of�he cest T�F'R►nalr.es no representat�ons as to the systera s nb�l�ry ro meet x�crfic f�f7ow rsqurre�nents Future system capabel�ty may d�er from�he flows r�porred hereth b�cause of sttbsequenl rnocfiftcettiorrs to the syslem a�eaf/or beca,use flow arrd pressure rnQy vary by[lme of day and by seQSOn � � 5�73 5g1 ��8e 09�04/02 �CD 10 18 rAC 503 � y 0986 T�RD ENGINEERING �001 r� � � � ' � TUALATIN VALLEY WAYER DISTRICT `" FIRE HYDRANT FLOW TEST REPORT Location S I� 7� �� S'�,�uc� -ST Date /i �� Test Made By (Company 8� Individual) � (/ l�t/ C`7 Witness �EVrN 1,��y.�� Time � �s` Purpose of Test ��D /(/f�yEK- #� post it°F8x Note 7671 DH1e 9-��-02., peg�s� Z Flow Hydrant Ports ro G,�,�� From A� �,�h C = Hydrant Coefficient co�oep� �° �V ta 1� D = Inside Dia Of Outlet Ph�e� gY� � 6 P��o� ��l3oS m P = Pitot Reading z��Zz F�`" C�o -�y7$" Fgx� �, Q = GPM Fz3 � �� /CtU Flow equation Q = 29 83 C D2(P)"� Use C = 0 9 for hydrant pitot flow gauge See Hydrant Monster data for flow equation r `� Flow tubes Used� Yes /� No � Hose Monster Used� Yes No_,� No of ports flowed at a time Z 'Z �z Static Pressure��- �g �`2 �� si Res�duaf Pressure #�- �o �z -� si �`� �'3°�' �wr Flow at 20 psi Residual Pressure (Calculated) -�t z z� � �r.-, gpm _ Remarks Ffo►�vEr� �TM .z� �p�rs ,,,f� �EF��GTo2 -r��Es t 3 Location Map Show on map which hyd�ants were flowed and which we�e used to morntor residual pressu�e Label ports#1 #2 etc FIQVJ �� '" fi4C�cfG STAT6S 19�DS— SVJ 715� � S�i��+GE. Notes ,��.an �/y� � /- /o W�4 /9� - s�l s?xvc� s; � �Z„� �s►� EI�/o �-Z — 1�J.4�E�a,3s � 97� Sw �/ � � 9 9�,✓ The mappmg flow or pressure mfo�mation contained herein reflects cond�tions on the date and time of the test Tualatm Valiey Water District makes no representat�ons as to the � system s ability to meet spec�fic fire flow requirements Future system capability may differ � From the flows reported herem because of subsequent modifications to the District s system ` andlor because flow and pressure may vary by time of day and season � f 4FHtestform doc � 09/04/02 VVED 10 18 �AC 503 591 0986 TVWD ENGINEERINV � C�002� 74t AV ' � � I 4 ,f � � 6 GV � � m I Y < � i i � i � � i � �I L - I � J � Ip 'n C �z ^ I�, � � I� � ' I I� I� � + t I DI I N � I O � 1 I I I f � � , nd b �`� n I � I � V I 6 CV 3� � �s� �, � �--- � � � � � \ � � �� - � � � � � � I � � I � � �� D � ' �'1 �L _ � �c�/� � � S L� �! � � �I \ / 12'�FV �2�6FV \TL � �, � � \y � � �� ' -'-- ----- - I \\\9\ � � � '�i� � � � CL �i \ � c�� 9 r�9�� r�0 � �/ / � � �`� '��^+ �a*m / am � c � L ��1 I . ,� � `�� , ' , �'�— c µ '�� CleanWate� Services Fde Number ��llf 401I11171fI11L11� IS 4�Cdf Sensitrve Area Pre Screening Site Assessment Junsdiction (�Ty oF�i�q-Rp Date Map & Tax Lot l5 6 f}' � ! 7�lA'1 Owner S/Qr�,.,u :5'r•_•v,p,s _ Site Address 70r--� � J M�o�,leu. -Sf Contact �0 43ox 4ZS Proposed Activity 3 fo¢-�� Address WP��G��n, OR �706g Phone Official use only below this line Y N NA Y N NA ❑ � ❑ Sensitive Area Composite Map ❑ ❑ �Stormwater Infrastructure maps Map# f S I Ul D QS# Y N NA Y N NA � ❑ �Locally adopted studies or maps ❑ ❑ �ther Specify Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No 00 7 ❑ Sensitive areas potentially exist on site or within 200 of the site THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER OR STORMWATER CONNECTION PERMIT If Sensitive Areas exist on the site or within 200 feet on ad�acent properties a Natural Resources Assessment Report may also be ret{uired � Sensitive areas do not appear to exist on site or within 200' of the s�te This pre screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitrve areas if they are subsequently discovered on your property NO FURTHER SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED THIS FORM WILL SERVE AS AUTHORIZATION TO ISSUE A STORMWATER CONNECTION PERMIT ❑ The proposed actrvity does not meet the definition of development NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED Comments Revie ed By ...� �c�� f.nr� f Date ��27(62 GtiTt U�7-1 Gr��j � Returned to Appl�cant Ma�l Fax Counter 155 N First Avenue Suite 270 • Hillsboro Oregon 97124 Date By Phone (503)846 8621 • Fax (503)846 3525 �vww�leamvaterserv�ces or� ��2-Y Conditions A:rociated with Case #: MLP20' -00001 2:22:22 PM Cond. Stat. Changed Updated Code Title Hold Status Changed By Tag Updated BY 0001 OBTAIN PUBLIC FAC. IMPRV.PERMIT 0 Not Met BDR 4/10/02 PLL 1.A Public Facility Improvement(PFI)permit is required for this project to cover the public storm drainage work in 71 st Avenue,the new sanitary sewer connections to the main line and any other work in the public right-of-way. Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page(www.ci.tigard.or.us). 0029 COMP AGRMNT/$ASSURANCE INFO REQD 0 Not Met BDR 4/10/02 PLL 2.The PFI permit plan submittal shall include the exact legal name,address and telephone number of the individual or corporate entity who will be designated as the"Permittee",and who will provide the financial assurance for the public improvements. For example,specify if the entity is a corporation,limited partnership,LLC,etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 0001 OBTAIN GRADING SITE PERMIT 0 Not Met BDR 4/10/02 PLL 3.Prior to approval of the final plat,the applicant shall obtain a Site Permit from the Building Department to cover all grading for the lot(s),all on-site private utility installation(water,sewer,storm,etc.)and all driveway construction. NOTE: this permit is separate from a Public Facility Improvement permit issued by the Engineering DepaRment for work in the public right-of-way. 0001 PAY ADDRESSING FEE 0 Met 8/5/02 DCP 8/5/02 PLN 4.Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$60.00. (STAFF CONTACT:Shirley Treat,Engineering). pd recpt.#2002-2883 0001 ROW DEDICATION 0 Not Met BDR 4/10/02 PLL 5.The final plat shall show additional right-of-way dedication at the corner of Mapleleaf Street and 71 st Avenue to allow for the future construction of a standard eyebrow corner,in conformance with Washington County detail No.M-405.5. The applicanPs engineer shall prepare a drawing that shows the future eyebrow corner and the right-of-way that would be necessary. The City Engineer will review the drawing and will determine the final dimensions of the dedication needed. 0001 ENTER INTO ST.IMPRV.AGRMNT 0 Met 5/9/02 BDR 5/9/02 BDR 6.The applicant shall enter into a Street Improvement Agreement with the City whereby they agree to complete or participate in the future improvements of SW Mapleleaf Street and SW 71st Avenue adjacent to the subject property, when any of the following events occur: A. When the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. When the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. When the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s)of property in addition to the subject property,or D. When construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 0001 F-PLAT TO SHOW JOINT ACCESS 0 Not Met BDR 4/10/02 PLL 7.The final plat shall show the proposed 15-foot wide joint access easement to be shared between Parcels 1 and 2 and addresses maintenance responsibility. 0001 UNDERGROUND UTILITIES 0 Not Met BDR 4/10/02 PLL 8.The applicant shall either place the existing overhead utility lines along SW Mapleleaf Street underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be$2,118 and it shall be paid prior to approval of the final plat. v z Page 1 of 3 Receipt #: 27200200000000002883 Date: 08/05/2002 0FILECOPY TIDEMARK COMPUTER SYSTEMS, INC. Line Items: Case No Tran Code Description Revenue Account No. Amount Due MLP2002-00001 [EADDRE]Address Fee 100-0000-433070 $60.00 Payments: Method Payer Bank No Acct Check No Confirm No. Amount Paid Check ESLINGER BUILDERS, INC. DCP 4131 0 $60.00 TOTAL AMOUNT PAID: $60.00 {