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MLP2002-00008 w �`� � `�-� � �`a N x c .av� � � T'r a-a '" a'✓ .� a-— I,.'�"� .t� w o y t�»��,� ,�v,�t T'y�, x a y "k 1 p q��'�- t�,�,-� �a.��,<.r. �� ;�� -�� NO�TICE OF�TYPE`11 DECISION� .�r � ��u�� ,f - " f .� �,' e�` � ,� n wv �'k`�k s *R N " �e�',r>��,E � t �`j�^ a_ 5 ��.�, 4�.�` ` �� , �' �`�.� €�� .�� '� � ,�. s� , . � �t, �� r � �"��` �MINOR�LAND PARTITION (MLP) 2002=00008�� P N_ .� � , � � s� � " 'g� �' � �" ��'s`"'��s��b�,� � r � ' � � � s��z � �' E ' � �CITY OF TIGARD'� '4 � �' � r�S S� %"3 �x ��" i U�, �,,s �at -��C� .� "'��,�.�..r^,� °s�`�r� �`''x � �, "��¢�'$95' t- ,..��, z a�` � � G�. i` t 4��, �� e e3'�� .� »'S��# �r�. r�s,"� t'��.�3 r� �:-�,w3^ -«�a°«A�.9-- aa y � �,.� r � r� ��,� ,� � e r Commumty��Deve(opment , � a �, ��N� �.r r '�� s 's � �+ � Ya`�gX�� ,d �rs�'� .� rra3�'�� Y �� £ � , �� r r METRO�PART'ITIONT � �� <�3 �� Y ��kp �� j � �-��',�' � � -9 � =�'�� s � � � ;�., � S A Better Communi �� s ?� �..�zS. �,a.a�. �,-a Y1 a�C*� � � s��, §�`G.G-� r � v ,��a.4., v'�,�� TM��z�.a, �€ P� -�;�.�'zaa�zr� 120 DAYS =11/28/2002 SECTION I APPLICATION SUMMARY FILE NAME METRO PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00008 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existmg 55,321 square foot lot mto finro (2) parcels One parcel has received approval to construct an office warehouse budding The other parcel will be an open space tract APPLICANT Metro Parks and Greenspaces OWNER Hornel Inc , LLC 600 NE Grand Avenue P O Box 159 Portland, OR 972322736 Aurora, OR 97002 ZONING DESIGNATION I-P Industrial Park Distnct The I-P zonmg district provides appropnate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like settmg Only those light industrial uses with no off-s�te impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments wdl be well integrated, attractively landscaped, and pedestrian- friendly LOCATION 14775 SW 74�'Avenue, WCTM 2S112AC, Tax Lot 00900 PROPOSED PARCEL 1 19,602 square feet PROPOSED TRACT A 35,719 square feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures), 18 420 (Land Partitions), 18 530 (Industrial Zoning Distncts), 18 705 (Access Egress and Circulation), 18 715 (Density Computations), 18 745 (Landscaping and Screenmg), 18 765 (Off-Street Parking and Loading Requirements), 18 775 (Sensitive Lands), 18 790 (Tree Removal), 18 795 (Visual Clearance Areas), and 18 810 (Street and Utdity Improvement Standards) SECTION II DECISION i� � �',..�'`��h�"� � n ��f° 'd-w s:.�"�,�i ! � "` ty"��-sr�+ I s "�r�"� .x, s'k�,r L�� a ��'k�s..,✓f�, �` �µ+�+��.�,.�.r°� �°'�c,.�'�'�w a�x_� "�,,� ..�„'�§.,az �kNot�ee��s whereby��giv�en thatV the��City��of�&Tiga�d�Com�unity��DevelopmentfrD�recto�s�des�gnee,.,��ias �APPROVED the-abov_e�eque�st�sub�ect to,certamxcondrtions�The f�n'dmgs and�conclusions on which the� °�decision=is based�are�noted m Section VI � � ��F� �" � ��° � �ryy� �° �� 4 �� .�, 'n r ry.. �,�y4�� x��''�H� ,i �` P-5� Ab`Sy.�s°F e �- ,� ��a �. �'� 9 5"3 �E -� �. ��*.;�'�.,s�Ysa.,'iu�,.�.., a� f �a�� "�.r.�a...�"� .s• �, ,.r .�."t.�.sw'�' Es�z�,% � i �,C:.£..�.w.. ...�s«-a .�.,,. _ � �`��. �'a^��, ,Xr NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 1 OF 15 � CONDITIONS OF APPROVAL y � � THE FOLLOWING CONDITIUNS SHALL BE SATISFIED �' � � y � � � r PRIOR TO APPROVAL OF THE FINAL PLAT � � =r k u mi o t e ngineering epa men rian ager, , ext or review �an approval 1 Pnor to approval of the final plat, the applicant shall ay an addressmg fee in the amount of $30 00 (STAFF CONTACT Shirley Treat, Engineering� 2 The applicanYs final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global posit�oning 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 coordinates, 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 networked to the City's GPS survey • By random traverse using conventional surveying methods 3 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 Attach a check m the amount of the current final plat review fee (Contact Planning/En�ineenng Permit Technicians, at (503) 639-4171, ext 2421) C The final pla 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 D NOTE Washington County wdl not begin their review of the final plat untd they receive notice from the Engineering Department mdicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor E After the City and County have reviewed the finaf plat, submit two mylar copies of the final plat for City Engineer si�nature (for partitions), or City Engmeer and Community Development Director signa ures (for subdivisions) Submit to the Plann�ng Department (Morgan Tracy, 639-4171, ext 2428) for review and approval 4 Tract A shall be designated as open space on the plat The following note shall also be placed on the final piat "No development shall be permitted on Tract A that is mconsistent with the intent of providin open space Public access and structures necessary for providmg public access, provision o�below grade utdities, and structures and gradmg for stormwater management may be permissible subJect to pnor sensitive lands review and approval " 5 The appIicanUowner shall certrfy their acknowledgement that the approval of this partition does not authorize the construction of an access dnve or any other site improvements on Tract A Such improvements will require sens�tive lands review and will further need to meet the standards of Chapfer 18 705 6 The applicanUowner shall record either a blanket easement to the City allowing a bikeway to be extended through Tract A, or shall coordinate with the City (Contact Duane Roberts, ext 2444)to establish a specific easement for the bikeway THIS APPROVAL�IS�V�ALID IF EXERCISE�D WITHIN EIGHTEEN�18�MONTHS OF THE EFFECTIVE4 DATE OF� THIS�DECISION NOTED UNDER THE PROCESS N �APPEAL SECTION OF THIS DECISION � - }� > , " � .. ; a � � � � NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 2 OF 15 SECTION III BACKGROUND INFORMATION Pro ert Htsto e su �ect parcel is located within the City of Tigard The property is designated as Industrial Park and open space on the Tigard Comprehensive Plan Map A record search indicates that a Site Development Review (SDR 2000-00023)was approved in 2000 This SDR also involved a sensitive lands review No other land use approvals were found to be on file Site Information and Pro osal Descri tions e su �ect s�te is ocate on t e west si e of 74"' Avenue, south of Bon�ta Road The properties to the north and south have the same Industrial Park (I-P) z�ning as the subJ ect site To the north is a parking lot serving an industnal budding on the comer of 74 Avenue and Bonita Road To the south is th� recently constructed Fanno Acres Business Park Properties to the east, on the opposite side of 74 Avenue and the Burlington Northem Rad Lme, are zoned for Light Industnal development (I-L) To the west, on the opposite side of Fanno Creek, properties are zoned R-7 and R-12 for Medium Density Residential development A large apartment complex is located to the northwest of the sub�ect site, on the opposite side of Fanno Creek The previous SDR approval is for a 4,992 square foot office/warehouse budding and associated parking and landscaping in the northeast portion of the site The requested partition wdl se regate the portion of the site that was approved for development from the constrained flood plam and wa�er resource portion of the site SECTION IV PUBLIC COMMENTS The City maded notice to property owners within 500 feet of the sub�ect site providing them an opportunity to comment No comments were received SECTION V SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case m the Chapter order in which they are addressed in this decision are as follows SECTION V SIDMMARY OF APPLICABLE CRITERIA A summary of the applicable cnteria in this case in the Chapter order m which they are addressed in this decision are as follows A Land Partitions 18 420 (Land Partitions) B Zoning Districts 18 530 (Industrial Zonin Distncts) C- Specific Development�tandards - 18 705 Access, Egress & Circulation) 18 715 Density Computations) 18 725 Environmental Performance Standards) 18 765 Off-Street Parkmg and Loading Requirements) 18 775 Sensitive Lands) 18 790 ree Removal) 18 795 isual Clearance) 18 390 Impact Study Section 18 390 040) D Street and Utility Improvement Standards 18 810 (Street and Ufdity Improvement Standards) NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 3 OF 15 The proposal contains no elements related to the provisions of Code Chapters 18 720 (Design Compatibdity), 18 730 (Exceptions to Development Sfandards), 18 742 (Home Occupations), 18 745 (Landscapmg and Screening 18 750 Manufactured/Mobde Home Regufations), 18 755 (Mixed Solid Waste & Recyclable Storage�, 18 760 �Nonconforming Situations), 18 780 (Signs), 18 785 (Temporary Uses), and 18 798 (Wireless Communication Facdities) These Chapters are, therefore, found to be inapplicable as approval standards SECTION VI APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18 420) The applicant's prelimmary partition plat mdicates two parcels (Parcel #1 and Parcel #2) being created The applicant has also indicated thaf the constramed parcel will be set aside as open space As such, it shall be noted for the purposes of this partition review that the developable portion of the site will be referred to as Parcel #1, and the open space portion of the site wdl be referred to as Tract A 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 contamed within this administrative decision and through the imposition of conditions o�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 facdities are discussed in detad later in this deasion under Chapter 18 810 (Street & Utdity Improvement Standards) Based on the analysis provided herein, Staff finds that adequate public facdities are avadable to senre the proposal It should be noted that since the tract being created wdl be for open space purposes, public facdities such as sewer and water, wdl not be required Therefore, this criterion is met Ail proposed improvements meet City and applicable agency standards, and The public facdities and proposed improvements are discussed and conditioned later m this decision under Chapter 18 810 (Street & Utdity Improvement Standards) Improvements will be reviewed as part of the permit process and during construction, at which time the appropriate review authonty wdl ensure that City and applicable agency standards are met Based on the analysis in this decision, Staff finds that this critenon is met All proposed lots conform to the specific reqwrements below The minimum width of the building envelope area shall meet the lot requirement of the applicable zon�ng distnct The minimum lot width required for the I-P zornng district is 50 feet Parcel #1 is approximately 100 feet in average width, Tract A is a flag lot and is approximately 130 feet wide Therefore, this standard has been met The lot area shall be as required by the applicable zoning district In the case of a flag lot, the accessway may not be included in fhe lot area There is no mmimum lot area requirement m the I-P zoning distnct The proposed partition creates two (2) lots that are 19,602 and 35,719 square feet m size This cntenon has been satisfied Each lot created through the partition process shall front a public nght-of-way by at least 15 feet or have a legally recorded min�mum 15 foot wide access easement NOTICE OF DECISION MLP2002-00008✓METRO PARTITION PAGE 4 OF 15 � The proposed partition wdl result m one developable parcel and one open space tract Whde it is not necessary to bring vehicular access to the open space tract, state law requires that each new lot be provided with a means of access, includmg the open space tract The applicant has mdicated that an access easement wdl be provided over the developable parcel to meet this requirement, although such an easement did not appear on the preliminary partition plan To meet this requirement, the applicant wdl need to record an access easement either over the frontage parcel, or through another abutting parcel with street frontage The ad�ommg parcel to the south is afso the sub ect �f a partition by the same applicant The parcels in that appfication wdl each have frontage to S� 74 , and therefore an easement across the abuttmg parcel would also satisfy this requirement FINDING The proposed open space tract lacks access CONDITION The applicant shall record a 15-foot-wide access easement from Tract A to SW 74�' Avenue This easement may be shown on the partition plat or recorded in a separate document If recorded separately, this shall occur pnor to approval of the final plat Setbacks shall be as required by the applicable zoning distnct Setbacks for the I-P zoning distnct are as follows front, 35 feet, side, 0 feet, and rear, 50 feet (when abutting a residential zone, 0 feet when not The proposed partition wdl not alter the front yard setback previously approved through the Site Deve�opment Review Process Moreover, the approved building wdl exceed the 0-foot side yard setback The newly created op en space tract wdl separate the new development parcel from the residential zone, and therefore a 0-foot setback will appIy to the rear of this pro�ect as well It should be noted that when the development was reviewed, a 50-foot setback was already exceeded due to the constramts of Fanno and Ball Creeks This criterion is met When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from existing structures Proposed Tract A is a flag lot There is no development proposed, so the location of the front yard is irrefevant A screen shall be prov�ded 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 mamtain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development As the proposed Tract A is an open space tract, there wdl be no accessway constructed, and thus no screen required Any screenmg necessary for the new development was addressed durmg the pnor SDR review The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities The fire district(TVFR) has reviewed the proposal and has not required an additional fire hydrant There is an existing fire hydrant across the road Refer to the "Agency Comments" section on page 15 Where a common dr�ve is to be prov�ded to serve more than one lot a reciprocal easement which will ensure access and maintenance nghts shall be recorded wit� the approved partition map No common dnveway is proposed, and no dnveway wdl be developed for the open space tract A previous finding indicated that an access easement will be required to assure access rights Any access way shall comply with the standards set forth �n Chapter 18 705, Access, Egress and Circulation This standard is addressed under Chapter 18 705 (Access, Egress and Circulation) later m this decision NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 5 OF 15 Where landfill and/or development is allowed within or ad�acent to the one-hundred year floodplain, the city shall rec�uire consideration of the dedication of sufficient open land area for greenway adJoining and within the floodpla�n This area shall �nclude portions at a suitable elevation for the construction of a pedestnan/b�cycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan Land partitions are considered "development" by the Tigard Development Code The proposed parcel and tract are ad�acent to and within the 100-year floodplam The applicant has mdicated that the proposed open space tract is to close the gaps m the Fanno Creek Greenway Regional Trail Corr�dor The mclusion of this open space to a public entity for pathway purposes satisfies the intent of this standard An application for a variance to the standards prescribed in this chapter shall be made �n 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 Industr�al Zon�nq Districts (18 530) Development standards in industrial zon�ng districts are conta�ned in Table 18 30 2 below TABLE 18 530 2 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES �STANDARD�`��,`�`��,�"��`�=s�� .� � "�r� �� `�� rI�P�`��.��.� �'� �Pa�cel 1��TractfA�v��,�� Mmimum Lot Size None 19 602 sq ft 35 719 sq ft Average Minimum Lot W�dth 50 ft 100 ft 130 ft Minimum Setbacks -Front yard 35 ft Can be met N/A -Side facmg street on comer&through lots 20 ft N/A N/A -Side yard 0/50 ft[1] Can be met N/A -Rear yard 0/50 ft[1] Can be met N/A -Distance between property line and front of garage — -Side Yard Setbacks for Flag Lots DC 18 420 050 A)4)(e)]' 10 ft N/A N/A Mawmum Height 45 ft Can be met N/A Maximum Lot Coverage 75% Can be met 0% Mmimum Landsca e R uirement 25% Can be met 100% [1]No setbadc shall be required except 50 feet shall be reqwred where the zone abuts a residenhal zoning distnct 'Not a paR of th�s table but has been Induded for reference There is no minimum lot size requirement in the I-P zone The proposed lot sizes of 19,602 and 35,719 square feet meet this standard Parcel #1 is a vacant parcel with an approved industrial development The proposed partition has taken into consideration the approved site plan to ensure that both setbacks and lot coverage requirements wdl be mamtamed by the development when constructed Tract A is vacant and is proposed for open space No buildings are proposed on this tract, and thus setback and height requirements are not relevant Future development will be reviewed through the building permit process to ensure compliance with the I-P development standards Set6ack standards, required by Table 18 510 2 will apply to all future develo ment of the proposed lots It should be noted that the setbacks and height limits for the flag lot ract A) are tlifferent than the underl�inq zone, as required by Sections 18 730 020(C� and 1 S 420 50(4)(e) It shall also be noted tha T�act A is designated for open space and wi not permit development in�onsistent with the intent of the open space Any subsequent lot line ad�ustments to increase the size of the developable portion of the property may require sensitive lands review (Chapter 18 775) FINDING Based on the analysis above and the imposition of the following condition, the Industrial Zoning Distnct Standards for Parcel#1 and Tract A have been met CONDITION Tract A shall be designated as open space on the plat No development shall be permitted which is inconsistent with the mtent of providmg open space Public access and structures necessary for providing public access, provision of below grade utdities, and structures and grading for stormwater management may be permissible sub�ect to pnor sensitive lands review approval NOTICE OF DECiSION MLP2002-00008JMETRO PARTRION PAGE 6 OF 15 Access, Eqress and Circulation (18 705) Continuin� obl��ation of property owner The prov�sions and maintenance of access and egress stipulated �n this title are continuing requirements for the use of any structure or parcel of real property in the City There are reciprocal access agreements necessary for adequate access to proposed Parcel #1 and Tract A Owners of each parcefwdl be under the obligation to provide and mamtain access to their own property Specific maintenance provisions wdl be specrfied in the access easement agreement to be recorded with the partition plat This provision wdl be met Access Plan requirements No budding or other permit shall be �ssued until scaled plans are presented and approved as provided by th�s cha�ter that show how access, egress and circulation requirements are to be fulfilled The applicant shall submit a site plan The Director shall prov�de the applicant with detailed information about this submission requ�rement The applicant has indicated in the narrative that a 15-foot-wide easement for access wdl be provided across the front Parcel #1 to the open space Tract A As no development is proposed on Tract A, physical construction of the access wdl not be required 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 �ity Joint access to Parcel #1 and Tract A is proposed, therefore, an access easement will be required to be recorded with Washington County and filed with the City This requirement may also be satisfied by recording a similar easement across a different abutting parcel Public street access All vehicular access and egress as required in Sections 18 705 030H and 18 705 0301 shall connect d�rectly with a public or private street approved by the City for publ�c use and shall be maintained at the required standards on a cont�nuous basis All proposed parcels wdl have access to SW 74�' Avenue, a public street The 15-foot-wide access easement previously required satisfies the 15-foot access width It shall be noted that the accessway is not sufficiently sized to serve industnal development on Tract A To accommodate such development, an access 30 feet in width is required This is irrelevant however, smce the tract wdl remain as open space 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 The proposed parcels wdl have industrial and open space uses This standard is not applicable 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 m�rnmum depth of 40 feet and a minimum w�dth of 20 feet, c)The maximum cross slope of a required turnaround �s 5% The access to the approved industrial development on Parcel #1 satisfies these requirements The access drrve on Tract A wdl not be constructed, and therefore no tum around is required if in the future, an emergency access is proposed, these standards wdl need to be met 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 NOTICE OF DECISION MLP2002-00008JMETRO PARTITION PAGE 7 OF 15 CONDITIONS • The approval of this partition does not authorize the construction of an access drive or any other site improvements on Tract A Such improvements will require sensitive lands review and wdl further need to meet the standards of Chapter 18 705 • 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 Tract A for review The easement shall be recorded with the plat Densitv 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 �s all of the land included in the legal description of the property to be developed 1 All sensitive land areas 2 All land dedicated to the public for park purposes, 3 All land dedicated for public rights-of-way 4 All land proposed for private streets, and 5 A lot of at least the size required by the applicabie base zoning district, if an existing dwelling is to remain on the site B Calculating maximum number of res�dential un�ts To calculate the maximum number of residential units per net acre, drv�de 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 Calculatmg m�nimum number of residential units As required by Section 18 510 040, the minimum number of residential units per net acre shall be calculated b multiplying the maximum number of units determined �n Subsection B above by 80% (0 8� The standards for Density computation address the mtensity of residential land uses and is not applicable to this proposal as it is industrially zoned land FINDING The Density Computation Standards have been met Landscapinq and Screen�nq (18 745) Street trees Section 18 745 040 ec ion 45 040 A All development pro�ects front�ng on a public street, private 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 in accordance with the standards in Section 18 745 040C This proposed pro�ect has frontage on SW 74�' Avenue Since no access drive wdl b& constructed, street trees are not required along the access easement Street trees along SW 74 Avenue are required, however, mstallation of such trees wdl occur when the developable parcel is constructed Planting of street trees wdl be deferred untd the street improvements occur The remammg landscape standards are deferred untd the time of development as well Tree Removal (18 790) ree p an or f e rting, removal and protection of trees prepared by a certified arborist shali be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision, part�tion, site development review, planned development or condit�onal use is filed Protection is preferred over removal wherever possible The applicant has not submitted a tree plan as no trees are proposed for removal, and no physical construction is proposed that would require tree protection measures All the trees on Tract A wdl be retained Trees on Parcel #1 wdl be removed as previously addressed in the prior Site Development Review FINDING Based on the analysis above, Staff finds that the Tree Removal Standards are met NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE S OF 15 Visual Clearance Areas (18 795) TFiis ap er requires f�c�ar vision area shall be mainta�ned on the corners of all property ad�acent to intersect�ng right-of-ways or the intersection of a public street and a private driveway A clear vision area shall contain no vehicle hedge; plantin , fence, wall structure or temporary or permanent obstruction exceeding three �3) feet in heigh� The code prov�des t'�at obstructions that ma be located in this area sl�all be visually clear between three (3 and ei ht �8) feet �n height Trees may be placed w�thin th�s area provided that all branches below eight�8) eet 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 Visual clearance was reviewed as part of the prior site development review approval for the developable portion of the site Tract A will not have a driveway constructed and, therefore, is not required to have a visual clearance area FINDING Based on the analysis above, Staff finds that the Vision Clearance Standards are met Impact Studv(18 390) ec ion ��states, "The Director shall make a find�ng with respect to each of the following criteria when approving, approving with conditions or denying an application " Section 18 390 040 states that the aQQlicant shail provide an impact study to quantify the effect of development on public facilities and services For each publ�c facility 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 publ�c at large, publ�c 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 dedicat�on, or provide evidence that supports that the real prope� dedication is not roughly proportional to the pro�ected �mpacts of the development Section 1 390 040 states that when a condition of apQroval requires the transfer to the public of an interest in real property, the approval authority shail adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development w�ll have on the public The applicant has submitted an impact study The applicant wdl not be required to physically improve the street due to the limited nature of the impacts of this part�tion The street fronta e wdl be improved when construction commences on the developable portion of the site Since the part�ion request wdl not result in further development, beyond what has previously been approved, there will be no traffic, noise, schools, parks, water, sewer, or street related impacts Potential impacts related to the development of Parcel#1 were exammed and conditioned as necessary to mitigate for any adverse affects Therefore, this standard is satisfied There is no Washmgton County Traffic Impact Fee (TIF) required for creation of this open space tract TIFs associated with development on Parcel #1 were conditioned in a previous decision and wdl be assessed at time of budding permit application PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18 810) a� er proviaes cons ruc ion s an ar s or ��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 shail be improved in accordance with the TDC standards NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 9 OF 15 Section 18 810 030 A 2 states that any new street or add�tional 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 requ�res a local residential street to have a 42 to 50-foot nght-of-way width and a 24 to 3�-foot Qaved section Other improvements required may include on-street park�ng, sidewalks and bikeways, underground ut�l�ties, street lighting, storm drainage, and street trees This site lies ad�acent to SW 74�' Avenue, which is classified as a local commercial mdustrial street on the City of Tigard Transportation Plan Map At present, there is approximately 20 feet of ROW on the west side of the centerline However, the developer who is completmg the work on Parcel 1 (Fanno Creek Business Park) has dedicated additional ROW to meet this standard SW 74"'Avenue has recently been improved ad�acent to this site as a part of the Fanno Creek Business Park pro�ect No additional improvements are needed 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 exist�ng 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 perm�t a satisfactory future division of adJoining land, streets shall be extended to the boundary lines of the tract to be developed and a barr�cade 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 wh�ch 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 proposed development lies between SW 74�' Avenue and Fanno Creek Street connection to ad�acent lots is impractical due to the need for a bndge crossing As there is an existing crossing at SW Bonita Road approximately 500 feet to the north, there is no particular need for an mternal street system Cul�e-sacs 18 810 030 K states that a cul�ie-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwell�ng umts, 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 • All cul-de-sacs shall terminate w�th a turnaround Use of turnaround configurations other than circular, shall be approved by the City Engineer, and • The length of the cul-de-sac shap 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) requires all local streets wh�ch abut a development s�te 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 connect�on 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 connect�on �s not possible The applicant must show why the constraint precludes some reasonable street connection There are no existing public streets that stub into this site Environmental constramts preclude further street extensions on or across this site Access to Arterials and Ma�or Collectors Section 18 810 030 P states that where a development abuts or is traversed by an ex�sting or proposed arterial or ma1 or collector street, the development design shall provide adequate protection for residen�ial Qroperties and shall separate res�dential access and through traffic, or if separation is not feasible, the design shall NOTICE OF DECISION MLP2002-00008/MEfRO PARTITION PAGE 10 OF 15 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 ma�or collector to provide adequate bufFering with frontage along another street, • Screen planting at the rear or side property line to be contained �n a nonaccess reservation along the arterial or ma�or collector, or • Other treatment suitable to meet the ob�ectives of this subsect�on, . If a lot has access to two streets with different classifications, primary access should be from the lower classification street SW 74�' Avenue is classified as a local industrial street The proposed development is neither abuttmg nor traversed by existmg or proposed arterial or collector streets Therefore, this standard is not applicable Private Streets Sect�on 18 810 030 S states that des�gn standards for private streets shall be established by the C�ty Engineer The City shall require legal assurances for the continued maintenance of pnvate 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 resident�al 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, w�dth and shape of blocks shall be desi�ned with due re gard to providing adequate buifding sites for the use contem��lated consideration of needs for convenient access, circulation, control and safety of street traffic anc� recognition of limitat�ons and opportunities of topography Block Sizes Sect�on 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 locat�on is precluded by natural topography, wetlands or other bodies of water or, pre�xistin development or, . For blocks ad�acen� to artenal streets, limited access h�ghways, ma�or collectors or ra�lroads . For non-residential blocks �n which internal public circulation provides equivalent access The proposed parcels are located along an existing local street, which is in conformance with the block design standards Regardless, this proposal is not creatmg any additional streets and therefore this standard is not applicable Section 18 810 040 B 2 also states that bicycle and pedestnan connections on public easements or right-of-ways shall be provided when full street connect�on is not possible Spacing between connections shall be no more than 330 feet, except where precluded by env�ronmentai or topographical constraints, existing development patterns, or stnct adherence to other standards in the code The proposed Tract A will eventually be part of a regional bike and pedestnan pathway system which wdl provide connections to other areas along the Fanno Creek trad Lots - Size and Shape Sect�on 18 810 060(A) prohibits lot depth from beiny more than 2 5 t�mes the average lot w�dth, unless the parcel is less than 1 5 times the mm�mum lot size of the applicable zoning distnct Tract A is 132 feet wide and 265 feet deep 2 times) measured at the mid oint of the front and rear lot lines Parcel #1 is 100 feet wide and 198 fee�deep (1 9 times) Therefore, �his standard is met Lot Frontage Section 18 810 060(B) requires that lots have at least 25 feet of frontage on public or pr�vate 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 un�t, the frontage shall be at least 15 feet NOTICE OF DECISION MLP2002-00008✓METRO PARTITION PAGE 11 OF 15 Parcel #1 has 58 feet of frontage Tract A has no physical street frontage, but the ap�licant has indicated that a 15-foot wide access easement wdl be recorded over Parcef #1 to SW 74 Avenue Each of the proposed lots meets the 15-foot minimum frontage requirement, 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 s�des of arterial, collector and local resident�al streets Sidewalk improvements have been completed ad�acent to this site Sanitary Sewers Sewers Required Section 18 810 090 A requires that sanitary sewer be mstalled to serve each new development and to connect developments to existing mams in accordance with the provis�ons set forth in Design and Construct�on 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-sizin� Sect�on 18 810 090 C states that proposed sewer systems shall include consideration of additional development within the area as proJected by the Comprehensive Plan There is an existmg CWS trunk sewer to the west of the site adJacent to Fanno Creek Since Tract A wdl not be developed, no sewer lateral is needed for that site Therefore, no add�tional public sewer work is necessary 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 dra�nage facility shall be large enough to accommodate potential runoff from its entire upstream dra�nage area, whether inside or outside the development The City Engineer shall approve the necessary s�ze of the facility, based on the provisions of Design and Construction Standards for San�tary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments) Ball Creek flows through a portion of Tract A toward Fanno Creek The purpose of creating Parcel 2 is so that Metro can preserve the open space area ad�acent to Ball Creek and Fanno Creek This partition wdl not negatively impact the two creeks Effect on Downstream Drainage Section 18 810100 D states that where �t is antic�pated by the Cit�/ Engineer that the additional runoff resultmg from the development wdl overload an existing draina�e facility, the Director and Eng�neer shall withhold approval of the development until provisions have been made for �mprovement of the potentiai 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 m 2000 and including any future revisions or amendments) Since Tract A wdl not be developed, there wdl be no adverse impact to the downstream creek system Therefore, no additional storm drainage measures are needed B�keways and Pedestrian Pathways Bikeway Extens�on Section 18 810110 A states that developments ad�oin�ng 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 Ci�r's pedestnan/bikeway plan does not identify any necessary improvements for this segment of SW 74 Avenue A bikeway is planned as part of the Fanno Creek Regional trad Tract A wdl be part of this bikeway segment The applicant has indicated in the impact study that Metro and/or the City of Tigard may m tF�e future construct a pathway/bikeway through Tract A To ensure that subsequent NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 12 OF 15 changes m the property's title wdl preserve the abdity to construct such a path, a condition should be imposed that requires a blanket pathway easement By imposing this condition, this standard wdl be met FINDING The application lacks provisions for pathway extensions CONDITION The applicant/owner shall record either a blanket easement allowing a bikeway to be extended through Tract A, or shall coordinate with the City to establish a specific easement for the bikeway Cost of Construction Section 18 810 110 B states that development permits issued for planned unit developments, conditional use permits, subdivisions, and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements Not applicable Minimum Width Section 18 810110 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 Actual construction of the bikeway is premature at this time The final design for the pathway, including width and location is not yet available It would be untimely to construct this bikeway, absent any connection to the north or south The partition request is to preserve this area as open space and allow future construction of a pathwaX as other intervening connecting properties develop or grant easements for the pathway This standard is met Utilities Section 18 810 120 states that all utdity lines, but not limited to those required for electnc, 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, tem orary utility service facilities during construction, high capac�ty electric lines operating at 50,00�volts or above, and • The developer shali make all necessary arrangements with the serving utility to provide the underground services, • The C�t� reserves the r�ght to approve location of all surface mounted facilities, • All underground utilities, �ncluding sanitary sewers and storm drains installed in streets b the developer, shall be constructed prior to the surfacing of the streets, and • S�ubs 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 810120 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 utdities wh�ch are not under round will serve the development and the ap roval authority determines that the cost and �echmcal difficulty of under-grounding the utiPties outweighs the benefit of under-grounding in conJunction with the development The determ�nat�on 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 add�tional poles, rather than the removal of above-ground util�ties facilities An appiicant for a development which is served by util�t�es 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 utdity lines along the frontage of SW 74�' Avenue However, since the proposed open space tract will not require electrical service, the undergrounding requirement is not imposed Therefore, this standard is met ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 13 OF 15 Public Water S stem o a i iona pu ic water line work is necessary for this partition Storm Water Quality e iy as agree to enforce Surface Water Management (SWM regulations established by Clean Water Services (CWS) Design and Construction Standards �adopted by Resolut�on 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 Since Tract A wdl not be developed, no additional water quality measures are needed Gradin and Erosion Control esign an ons ruc ion Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resuiting from development, construction, grading, excavating, cleann�, and any other activity wh�cfi accelerates erosion Per CWS regulations, the applicant �s 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 Potlutant Discharge Elimination System (NPDES) erosion control perm�t be issued for any development that will disturb five or more acres of land Since this s�te is not over five acres, the developer wdl not be required to obtain an NPDES permit from the City prior to construction The site plan for the subsequent industnal building wdl need to mclude a grading and erosion control plan that wdl be reviewed and approved by the Budding Division Site Permit Re uired e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private utdity mstallations (water, sewer, storm, etc ) and driveway construction Since no add�tional utdities or driveways are required, no site permit wdl be required Address Assi nments e � yo igar is responsible for assigning addresses for parcels withm the City of Tigard and within the Urban Service Boundary(USB) 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 pnor to approval of the final plat For this pro�ect, the addressing fee wdl be $30 00 Surve Re uirements e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on two 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 fhe 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 gnd north These coordinates can be established by . GPS tie nefinrorked to the City's GPS survey . By random traverse using conventional surveying methods In addition, the appIicanYs as-budt drawmgs shall be tied to the GPS nefinrork The applicanYs engmeer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91� NOTICE OF DECISION MLP2002-00008JMETRO PARTITION PAGE 14 OF 15 SECTION VI OTHER STAFF COMMENTS City of Tigard Forester has reviewed the proposal and mdicates that he is favorable to the proposal The City of T�gard police Department, Water Department, and Public Works Department were all notified of the proposal and did not respond SECTION VII AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and found no conflicts with their mterests Portland General Electnc, NW Natural Gas, AT8�T Cable, Verizon, Qwest Commun�cat�ons were all notified of the proposal and did not respond SECTION VIII PROCEDURE AND APPEAL INFORMATION Notice Notice was maded to X The applicant and owners —� Owner of record within the required distance �—Affected government agencies Final Decision THIS DECISION IS FINAL ON SEPTEMBER 20, 2002 AND BECOMES EFFECTIVE ON OCTOBER 5, 2002 UNLESS AN APPEAL IS FILED ea e irectors Decision is final on the date that it is maded 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 avadable 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 tfie specific issues identified m the written comments submitted by the parties durmg 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 ma be ado ted from time to time b the a eliate bod THE DEADLINE FOR FILING AN APPEAL IS 5 00 PM ON OCTOBER 4, 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 � September 20, 2002 PREPARED BY Morgan Tracy DATE Assoc�ate Planner � � – September 20, 2002 APPROVED BY Richard ersdorff DATE Planning Manager i\curpinMorgan\workspaceMlpUnIp2002 00008(metro#2)UnIp2002-00008 deasion doc NOTICE OF DECISION MLP2002-00008JMETRO PARTITION PAGE 15 OF 15 ninu �l � ,QZ � � � � O/I^. ��A OEOOR�PXIC INFORM�TION BY9TEM v`" �Y � �, YICINITY MAP � � R �� _ _ _ _ _ _ _ _ �� WY � MLP2002-00008 ��P 8 ��, METRO PARTITION � BONITA RD �, � O Q QRS FERH �' � � � m FC �"t �9a.�i i � � � LL s �' ^� '< O 5° ^i is�� fw � ( '� �,< o� �' r�rk�.vYr' �= i t.� d� `� w � BULLAf}� �,�^ Q�y4�r�'� �}�—� D � �� s BECFBENORD �DVRH '� Rp y � ' " `k D � r<,� mTigard Aree Mep CARDINAL LN � N 0 200 400 600 Feel N 7=404 feel G � s O �y � City of Tigard p Informa�on an this map is for general IoeaUon ony entl O REDWOOD LN ahoulG be venfied with the Developmenl Servlees Drviolon �3iz5 sw Hen ei�a N r�¢ero oa s�sza � (503)659-4771 i htlp/Awn+n tipeM or ua Community Development Plot date Jul 30 2002 C\magicWIAGIC03 APR i N89�57'11°E 442 74' 'f� �r 144 B7 197 B7 � 30 FOOT SEl4£R EASEMfNT � � AS PER BOOK 862 PAC£686 ^ I DOCUM£NT NO 99-1JB570 3 1� AREAa55 J42 SOUAR£F£ET �p I � I i ? 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"4°1 � ,°� � '` ab r �� '��'*Yka«2a s,; .��' y �v � k il x3 1 ,� s�h' Z� 1` ,X ie ��,�� ti �� ,��NCITICE„OF T�YPE,�II DECISION� F � �� '��, � a��=� ,�,�� y �„ , � t�,��p � � �,. t � '� �c��, "�s � .�,� � ,�+��y�� u��' ,� �M '-�� A �s G +rY t> F�i.f'9 �i 5 °'Y i 3 �vs,..� Y 5 1»s x pv.R2'tn�p'S t�d'.`°' 4'°t Y� >9 b f �2 ;-" t r�s z,fi� �"`j'° a v "�r s..�.� z ta} f `"n�' '� a � �.�,� a�.b .�v � �- t z ,� a�' 8��:�z�.F� x`f '�� a �<F �� r � � �,�,- r �,�° � wk �r �' � � F � a , 5 � � , � � .�e,�a�r �,.c�F �,�.,s a�, �� .��`�r�� t��;��3�-�MINOR L�AND�PA�:R�T�ITION��({MLPj�2002-00008�� 3=� �� z�;�� `�`�a ��'�'��' ��^° �"'°��a c"%�'3 � �" � '� � �t o°� ��t CITY OF TIOARD� � p r � x � � �°'� � X �k� , �,'�" �„� ^ ' °`'"'� ��°� �;�� ° &�� ommun:ty�Devefapment $ a� , �s „ ,�� . �c� � � �, � �� , �� .��,. � < �n ,�, � :�� _�`n¢ � �_-�� ,� �. ��44 � �METR�O�PA�RTITION�� = �� k��3��h �s� A�BezterCominum�`;,� 120 DAYS =11/28/2002 SECTION I APPLICATION SUMMARY FILE NAME METRO PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00008 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 55,321 square foot lot into finro (2) parcels One parcel has received approval to construct an office warehouse building The other parcel wili be an open space tract APPLICANT Metro Parks and Greenspaces OWNER Hornel Inc , LLC 600 NE Grand Avenue P O Box 159 Portland, OR 972322736 Aurora, OR 97002 ZONING DESIGNATION I-P Industrial Park District The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian-friendly LOCATION 14775 SW 74th Avenue, WCTM 2S112AC, Tax Lot 00900 PROPOSED PARCEL 1 19,602 square feet PROPOSED TRACT A 35,719 square feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures), 18 420 (Land Partitions), 18 530 (Industrial 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), 18 775 (Sensitive Lands), 18 790 (Tree Removal), 18 795 (Visual Clearance Areas), and 18 810 (Street and Utdity Improvement Standards) SECTION II DECISION � ��A°�k+'4 �/ �t�°?'�v $�.sh�ts��r,. �Y>��^� p a d�4 � �,�'t�#'G." '". ) +s��'a�� . �� mY ,� �.{��e��"`'r'" -�ffi k`i'� � �,�, �,w*� y a �Notice�'�is��hereby��giv�en; that¢the City��of��Tiga�r,d��Commu ty��Development��Director's� designee� has APPROVED'the above;reques�t�Tlie�fi�dmgs�and;conclusion.,s�o�whic�h�tfie�decisionnis�based�are�notetl +'°t ,�'�' ��`..�� ^ � tj�',iJ'�.,�" a .��^k� ��zy�Sze�'�s.� �+�.,�,a ,� ,�S ?��.,�°Y �.� �.�`r �`za,.*£ar`5 L a` F k�� s `s�7.C �� 'g ..<.., cc5� �`�' >#?w a�k '� k `in�the full decision,�avadable�at CitrY�Hall� � , ��`�� '��- � �-�y �k� g�� '�" ��h ��rF � � �L, vs 4� �b''�,��.s�'xa ha+[ �..o- h ��d�� ° i `�� t �� '�s a�� F r�F�` f�� r�5� �,i-�, � �� 3��' ��'�s�� t `�'`�'� � �' �kk�.�``�' a°�i.�5 �� % k �"�`�' �'°c�C., 3a z r ''�qv��`�� t �az `��°,e �r '� x'"Y�,."Nk��".�'�" r� '� > �3, �" � ��s r e' ��"� � � �"� �`�r"� '"� � �` ' k�a ��"�� '�3��z�w�� '��=i �=��T�I�IIS APPROV�AL��SH� �LL�'BE�V�ALID, ��OR��18�MONTHS��--��i�� ° , sy r ��t s u "'x f'r x � ,3,� � p 4k sf `^-f �s - � 1 �, x '�� ,. �, ^�^ y's x��,f��, .>.��,�t�'F#��"xr�;�x 5�`'�� A��a � � Lar a uY,Xt� �E��'� � � �s � -t� ��m�ge�.r � ��; � M � �„� f y � �� r��t �`�� FROM°`�THE EFFECTI�V�EwDATE�OF THIS DECISION�� ,� � � ` �� a ;2. 5� a *a "°` y "�R...� +"',� ''%✓ .i�"'a � '� .� � � �Fa°�' "L, � P=z S '�"'��'� '"5'eF"� �� w t�'�S."p' � -Trsc-��.y.��w?aK�-�;.. �,s--_-_-' � � �a�.v ��e.✓,s_s�..e°^ .... a4 �w. �... mr-.«s�e�,�.J.�� c;�"' � ,�.�.i�"�,..� .�.a x� �,..< �8-�,w - _ _ 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 1�o i e mailed to X The applicant and owners �- Owner of record within the required distance —� Affected government agencies Final Decision THIS DECISION IS FINAL ON SEPTEMBER 20, 2002 AND BECOMES EFFECTIVE ON OCTOBER 5, 2002 UNLESS AN APPEAL IS FILED A��eal The Director's Decision is final on the date that it is mailed All persons entitled to notice or who are otherwise adversel�r 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 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 OCTOBER 4, 2002 Questions or urt er information please contact the Planning Division Staff Planner, Morqan Tracv at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 ;� �. � � � �. � YICINITY MAP � � � �� WY �, MLP2002 00008 E� � METRO PARTITION DBONITA RD � �� O � f � � 7 I ��w < � / F LI GRDINALLN � N � � � Cry f7gard N u,.�.e �y.sw n �4.� M NB95YI7Y HT71 � I n.r. � � , /J0 FOOx eoor m a n : /� oou.e�••ani M r�'rr � � � g ' rl PARCfL T �g PARC£L I Y W }y �IS r�rw�rnnwcnw r 1 2 2 � OOnwrf !I H �11 � � — I �, a g °°��.r r � o �i : 2� � ��6 eP�yp4��9 I r � I� SB95670 W J3767 � C�TY Of TIGARD � MLP2002 00008 ertsPU►w N METRO PARTITION Ma le not to scale 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 LAHD USEAPPLICATIOH MINOR LAND PARTITIOH CITY OF TIGARD Commumty�DeveCopment S�iaprng A Better Commumty DATE OF NOTICE July 31, 2002 FILE NUMBERS MINOR LAND PARTITION (MLP) 2002-00007 MINOR LAND PARTITION (MLP) 2002-00008 FILE NAME METRO PARTITIONS PROPOSAL The applicant is requesting two (2) Minor Land Partitions to partition two (2) existing contiguous lots into four (4) parcels to create two (2) open space tracts for the purpose of connecting the Fanno Creek Greenway Regional Trad Corridor and to protect and enhance the assoaated nparian and uplands areas of Fanno and Ball Creeks An existing industnal bwiding wdl remain on one of the parcels, and the remaining parcel has an approved, but not yet constructed, office-warehouse development ZONE I-P Industnal Park District The I-P zoning district provides appropriate locations for combinmg light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments wdl be well-integrated, attractively landscaped, and pedestrian-friendly APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390, 18 420, 18 530, 18 705, 18 715, 18 745, 18 765, 18 790, 18 795 and 18 810 LOCATION 14775 and 14865 SW 74�'Avenue, WCTM 2S112AC, Tax Lots 1200 and 900 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 AUGUST 14. 2002 All comments should be directed to Morgan Tracy. Associate Planner m the Planning Division at the Ciry of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223 You may reach the City of Tigard by telephone at (503) 639-4171 ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5 00 PM ON TNE DATE SPECIFIED ABOYE IN ORDER FOR YOUR COMINENTS 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 SEPTEMBER 13. 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" descnbed m the section above or any other critena believed to be applicable to this proposal, . Raise any issues and/or concerns believed to be important with su�cient 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 approvai cntena with sufficient specifiaty on that issue Failure of any party to address the relevant approval criteria with suffic�ent specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue Specific findings directed at the relevant approval criteria are what constitute relevant evidence AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWiSE ENTITLED TO NOTICE THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION SUMMARY OF THE DECISION-MAKING PROCESS . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14- day written comment penod . 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 within 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 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 supportmg documents relied upon by the Director to make this decision are contained within the record and are avadabie 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 " ; - � � °' y YICINITY MAP � � � MLP2002 00001 � � � MLP2002 00008 � METRO PARTITIONS n BONRA qp U y Z� �n c o �t sy 2 a k i � . CARD�NALLN N � �PZ � Cy fTgud ra�+•.m..wr � r..r.��u..rv�....�c. _�_ _-- � REQUEST FOR COMMENTS CITYOFTIGARD Community�DeveCopment S&apingA BetterCommuraty DATE luhl 31,2002 TO )im Wolf,Ti9ard Police Department Crime Preven�on Officer FROM CitY of Ti9ard Ptanning Division STAFF CONTACT Morgan TracY,Associate Planner[x24281 Phone [503D 639-4111/Fax [5031684-1291 �r.___ -` MINOR LAND PARTITION[MLPI 2002-00001/MINOR LAND PA TION[MLPI 2002-00008 ➢ METRO PARTITIONS Q -- REQUEST The applicant is requesting two (2) Minor Land Partitions to partition two (2) existing contiguous lots into four (4) parcels to create two (2) open space tracts for the purpose of connecting the Fanno Creek Greenway Regional Trail Corridor and to protect and enhance the associated npanan and uplands areas of Fanno and Ball Creeks An existing industrial building wdl remain on one of the parcels, and the remaining parcel has an approved, but not yet constructed, office-warehouse development LOCATION 14775 and 14865 SW 74�' Avenue, WCTM 2S112AC, Tax Lots 1200 and 900 ZONE I-P Industrial Park District The I-P zornng district prov�des appropnate locations for combining light manufacturing, office and small-scale commercial uses e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site impacts e g noise glare odor vibration are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments wdl be well-integrated, attractively landscaped, and pedestrian-friendly APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390, 18 420, 18 530, 18 705, 18 715, 18 745, 18 765, 18 790, 18 795 and 18 810 Attached are the Site Plan, Vicinity Map and Appl�canYs Information for your review From mformation supplied by vanous 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 AUGUST 14. 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 m writing as soon as possible If you have any quest�ons, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223 PL SE CHECK THE FOLLOWiNG'ITEMS�THAT APPLYY , . We have reviewed the proposal and have no ob�ections to it Please contact of our office Please refer to the enclosed letter _ Wntten comments provided below Name 8 Number of Person Commenting � '�„ � REQUEST FOR COMMENTS CITY OFTIGARD Commuraty�DeveCopment ,S(nping A Better Commuraty DATE. IuIY 31,2002 TO n RoY,Properp�Mana9er/Public WorKs Depardnent FROM Cit�of Ti9ard Plannin9 Diuision STAFF CONTACT Morgan Tracy,Associate Planner[x24281 Phone [5031639-4171/Fax [5031684-7291 �-—� __ - - -- �\ MINOR IAND PARTITION[MLPI 2002-00001/MINOR PARflTION[MLPI 2002-00008 ➢ METRO PARTITION Q-- -------- � REQUEST The applicant is requesting finro (2) Minor Land Partitions to partition two (2) existing contiguous lots into four (4) parcels to create two (2) open space tracts for the purpose of connectmg the Fanno Creek Greenway Regional Trail Corridor and to protect and enhance the associated nparian and upiands areas of Fanno and Ball Creeks An existing industrial building wdl remain on one of the parcels, and the remaining parcel has an approved, but not yet constructed, office-warehouse development LOCATION 14775 and 14865 SW 74�' Avenue, WCTM 2S112AC, Tax Lots 1200 and 900 ZONE I-P Industrial Park District The I-P zonmg distnct provides appropriate locations for combining light manufactunng, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light mdustrial uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-fnendly APPLICABLE REVIEW CRITERIA Commurnty Development Code Chapters 18 390, 18 420, 18 530, 18 705, 18 715, 18 745, 18 765, 18 790 18 795 and 18 810 Attached are the Site Plan, Vicinity Map and AppiicanYs Information for your review From information supplied by vanous departments and agenaes and from other information avadable 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 AUGUST 14, 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 m writing as soon as possible If you have any questions, contact the Tigard Planrnng Div�sion, 13125 SW Hall Boulevard, Tigard, OR 97223 PL SE CHECK THE FOLLOWING`ITEMS THAT APPL-�Y - _ 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 �Name 8 Number of Person Commentmg � \ ' MEMORANDUM CITY OF TIGARD, OREGON DATE September 6, 2002 TO Morgan Tracy, Assistant Planner FROM Brian Rager, Development Review Engineer �' RE MLP 2002-00008, IlAetro Partition Street And Utility Imarovements Standards (Section 18 810L Chapter 18 810 provides construction standards for the implementat�on of public and private facdities and ut�lities such as streets, sewers, and drainage The applicable standards are addressed below Streets Improvements Section 18 810 030 A 1 states that streets w�thin a development and streets ad�acent shall be �mproved 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 ex�sting 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 commercial industrial street to have a 50-foot right-of-way width and a 36-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 ad�acent to SW 74�h Avenue, which is classified as a local � commercial industrial street on the City of Tigard Transportation Plan Map At present, there is approximately 20 feet of ROW on the west side of the centerline However, the developer who is completing the work on Parcel 1 (Fanno Creek Business Park) has dedicated additional ROW to meet this standard SW 74�h Avenue has recently been improved ad�acent to this site as a part of the Fanno Creek Business Park pro�ect No additional improvements are needed ENGINEERING COMMENTS MLP 2002-00008 Metro Partition PAGE 1 ' V 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 Sidewalk improvements have been completed ad�acent to this site Sanitary Sewers Sewers Required Section 18 810 090 A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan Over-sizing Section 18 810 090 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 CWS trunk sewer to the west of the site ad�acent to Fanno Creek Since Parcel 2 will not be developed, no sewer lateral is needed for that site Therefore, no additional public sewer work is necessary 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 facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by C-lean Water Services-�n 2000 and including any future revisions or amendments) Ball Creek flows through a portion of Parcel 2 toward Fanno Creek The purpose of creating Parcel 2 is so that Metro can preserve the open space area ad�acent to Ball Creek and Fanno Creek This partition will not negatively impact the two creeks ENGINEERING COMMENTS MLP 2002-00008 Metro Partition PAGE 2 Effect on Downstream Drainage Section 18 810 100 D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments) Since Parcel 2 will not be developed, there will be no adverse impact to the downstream creek system Therefore, no additional storm drainage measures are needed 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/b�keway plan shall �nclude provisions for the future extension of such bikeways through the ded�cation of easements or right-of-way SW 74�h Avenue is not designated a bike facility ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS Public Water System No additional public water line work is necessary for this partition Storm Water Qualitv The City has agreed to enforce Surface Water Management(SWM) regulations established by Clean Water Serv�ces (CWS) Design and Construct�on 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 Since Parcel 2 will not be developed, no additional water quality measures are needed ENGINEERING COMMENTS MLP 2002-00008 Metro Partition PAGE 3 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 addressmg fee will be $30 00 Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] 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 In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91) 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 Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of$30 00 (STAFF CONTACT Shirley Treat, Engineermg) 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 ENGINEERING COMMENTS MLP 2002-00008 Metro Partition PAGE 4 with the coordinates, the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to gnd north These coordinates can be established by • GPS tie networked to the City's GPS survey • By random traverse using conventional surveying methods Final Plat Application Submission Requirements A Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice m Oregon, and necessary data or narrative B Attach a check m the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext 426) C 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 D NOTE Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's , surveyor E After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions) \1tig333\usrldepts\eng�bnanrlcommentsUnlpVnlp2002-00007 doc ENGINEERING COMMENTS MLP 2002-00008 Metro Partition PAGE 5 Morgan Tracy-vMetro�Partitions doc W� Page 1 " �, > ��, �ri �� a� ��x ��2 w� �. �; ; -� ;. � � � TUALATIN VALLEY FIRE 8� RESCUE • SOUTH DIVISION COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION August13 2002 Morgan Tracy Associate Planner City of Tigard 13125 SW Hall Blvd Tigard OR 97223 Re Metro Partitions Dear Morgan I have reviewed the submittal for the above named pro�ect and find no conflicts with our interests Please contact me at(503)612-7010 with any additional questions Sincerely Eric T McMullen Enc T McMullen Deputy Fire Marshal 0 7401 SW Washo Court Swte 107 •Tualatin Oregon 84�oT� (503)612 7000•Fax(503)612 7003•www tvFr com REQUEST FOR COMMENTS CITYOFTIGARD Communtty�DeveCopment ShapingA BetterCommuraty DATE luly 31,2002 TO Matt Stlne,Urban Forester/Publ�c Works Department FROM Ci�of Tigard Planning Diuislon STAFF CONTACT Morgan TracY,Associate Planner[x24281 Phone [503)639-4111/Fax [5031684-1291 MINOR LAND PARTITION[MLPI 2002-00001/MINOR LAND PARTITION'[MLPI 2002-00008� ➢ METRO PARTITIONS Q REQUEST The applicant is requesting two (2) Minor Land Partitions to partition two (2) existing contiguous lots mto four (4) parcels to create two (2) open space tracts for the purpose of connecting the Fanno Creek Greenway Regional Trail Corridor and to protect and enhance the associated nparian and uplands areas of Fanno and Ball Creeks An existing industnal buildmg wdl remain on one of the parcels, and the remaming parcel has an approved, but not yet constructed, office-warehouse development LOCATION 14775 and 14865 SW 74�' Avenue, WCTM 2S112AC, Tax Lots 1200 and 900 ZONE I-P Industnal Park District The I-P zoning distr�ct provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to msure that developments will be well-integrated, attractively landscaped, and pedestnan-fnendly APPLICABLE REVIEW CRITERIA Communiry Development Code Chapters 18 390, 18 420, 18 530, 18 705, 18 715, 18 745, 18 765, 18 790, 18 795 and 18 810 Attached are the Site Plan, Vicinity Map and Appl�cant's Information for your review From mformation supplied by various departments and agencies and from other mformation avadable 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 AUGUST 14, 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 confKm your comments in wntmg 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 prov�ded below �if�01"�c.r -Sow�lcls �i�i�r-- �o Mt.� M,�rr-Sri� Name 8 Number of Person Commenting � • � � REQUEST FOR COMMEHTS CITYOFTIGARD Commuraty�DeveCopment SFiapcngA�etter Commumty DATE lulY 31,2002 TO PE�AITACHED FROM Cii�of fgard Pl�mm�9 DNision STAFF CONTACT Mor9an TracY,Associate Planner[x24281 Phone [5031639-4111/Fax [5031684-1297 MINOR LAND PARTITION[MLPI 200Z-00001/NlINOR LAND PARTITION[NlLPI 2002-00008 ➢ METRO PARTITIONS � REQUEST The applicant is requestmg two (2) Minor Land Partitions to partition two (2) existing contiguous lots into four (4) parcels to create two (2) open space tracts for the purpose of connecting the Fanno Creek Greenway Regional Trail Corridor and to protect and enhance the associated riparian and uplands areas of Fanno and Ball Creeks An existing industrial building will remain on one of the parcels, and the remaining parcel has an approved, but not yet constructed, o�ce-warehouse development LOCATION 14775 and 14865 SW 74�' Avenue, WCTM 2S112AC, Tax Lots 1200 and 900 ZONE I-P Industnal Park District The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industnal uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well-integrated, attractively landscaped, and pedestrian-friendly APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390, 18 420, 18 530, 18 705, 18 715, 18 745, 18 765, 18 790, 18 795 and 18 810 Attached are the Site Plan, Vicinity Map and ApplicanYs Information for your review From information supplied by vanous departments and agencies and from other information avadable to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal m the near future If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY AUGUST 14. 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 �Name 8 Number of Person Commentmg - _ . CITY TIGARD REQUEST FOR C0� _NTS NOTIfICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS M�I��Z��7�OG�� FILE NAME M�O ��TI�/DitlS(#Ia �Z CITIIEN INYOLVEMENT TEAMS 14 DAY PENDING APPLICATION NOTICE TO CIT AREA �Central ❑East �outh ❑West HProposal Descnp in Library CIT Book CITY O�CES LONG RANGE PLANNING/Barbara Shields Planning Mgr COMMUNITY DVLPMNT DEPTJPIamm�g�ngineenng Techs �POIICE DEPTJJ�m Wolf Cnme Preven�on Officer _BUILDING DIVISIOWGary lampella Budd�ng Offiaal ,/�NGINEERING DEPTJBnan Rager Dvlpmnl Review Engineer�WATER DEPTJDennis Koellertneier OperaUons Mgr CITY ADMINISTRATION/Cathy Wheatley Crty Recorder ��PUBLIC WORKS/John Roy PropeRy Manager PUBLIC WORKS/Matt SUne Ufian Forester �PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM 10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING� _C DJSherman Casper Pemut Coord(sowcur re riF� SPECIAL DISTRICTS TUAL HILLS PARK 8 REC OIST+r TUALATIN VALLEY FIRE 8 RESCUE+r TUALATIN VALLEY WATER DISTRICT r� ✓CLEANWATER SERVICES+� Planning Manager Fire Marshali Administralive Office Lee WalkedSWM Program 15707 SW Walker Road Wash�ngton County Fue District PO Box 745 155 N Frst Avenue Beaverton OR 97006 (place in pick-up box) Beaverton OR 97075 Hdlsboro OR 97124 LOCAL ANU STATE IURISDICflONS CITY OF BEAVERTON� CITY OF TUALATIN � OR DEPT OF FISH&WILDLIFE OR.DIV OF STATE LANDS Planning Manager Planning Manager 2501 SW Fust Avenue Jenmfer Goodndge _ Insh Bunnell o�em�n s� PO Box 369 PO Box 59 775 Summer Street NE PO Box 4755 TualaUn OR 97062 Po�tland OR 97207 Salem OR 97301 1279 Beaverton OR 97076 _ OR PUB UTIUTIES COMM METRO LAND USE&PLANNING � _OR DEPT OF GEO 8 MINERAL IND 550 Capitol SVeet NE _ CITY OF DURHAM alt 600 NE Grand Avenue 800 NE Oregon SVeet Swte 5 Salem OR 97310 1380 C�ty Manager Portland.OR 97232 2736 Portland OR 97232 PO Box 23483 Bob Knight Dala Rewuw Celner(ZCA) US ARMY CORPS OF ENG Durfiam OR 97281 3483 _ Paulette Allen Gmwlh Ma(upemr�Y CooNUafur OR.DEPT OF LAND CONSERV 8 DVLP Kathryn Hams _ Mel Hwe cre��esc��.cc,aarcon� Larry French�co��a�w�oNy> Rou�ng CENWP-OP-G CITY OF KING CITY� _ Jenn�fer Budhabhatti RepqnalPlanner(WeIWMS) 635 Caprtol Street NE Swte 150 PO Box 2946 Ciry Manager _ C D Manager G�vwl�ManapemerLL Services Salem OR 97301 2540 PoRland OR 9720&2946 15300 SW 116th Avenue King Ciry OR 97224 WASHINGTON COUNTY� OR DEPT OF ENERGY�ao�+en�,��,nrea� _OREGON DEPT OF TRANS (ODOT) Dept of Land Use&Transp Bonneville Power Administration Aeronautics Division��no�ovo�e rowe.5� 155 N First Avenue CIiY OF LAKE OSWEGO� Routing TTRC—Attn Renae Ferrera Tom Highland via� Sude 350 MS 13 Planrnng Director PO Box 3621 3040 25th Street SE H�Ilsboro.OR 97124 PO Box 369 Portland OR 97208 3621 Salem OR 97310 Brent Curtis�cPa� Lake Oswego OR 97034 Gregg Leion�can� _ OR DEPT OF ENVIRON QUALIIY(DEQ) ODOT REGION 1 � Anne LaMountain pcauRe� CITY OF PORTLAND �r�wc�r�ro�w�ua�u5 ana vm,,ww e��n�i�� _Sonya Kazen oeVmovm�n ae�c�b�m� Phtl Healy pcauae� David Knowles Plarvunp Bureau Du Regional AdminisVator CaA Toland Right-of Way Sechon Na��> Steve Conway�c�r�� Portland Budding 106 Rm 1002 2020 SW Fourth Avenue Swte 400 123 NW Flanders Sr Cartographer��,��. 1120 SW Fifth Avenue Portland OR 97201-4987 Portland OR 97209-4037 J�m Nims 2cn�Ms�s Portland OR 97204 _Dona Mate�a�zca�a+s,. _ WCCCA(911)�h�onopo�e rowarsi ODOT REGION 1 DISTRICT 2A� L Dave Aus�n Jane Estes P�a so�� 17911 NW Evergreen Parkway 5440 SW Weslgate D�ve Sude 350 Beaverton OR 97006 Portland OR 97221 2414 UTILITY PROVIOERS ANO SPECIAL A6ENCIES PORTLAND WESTERN R/R BURLINGTON NORTHERN/SANTA FE R/R OREGON ELECTRIC R/R(BuAmgton Northem/Santa Fe wR Predecessor► Robert I Melbo President&General Manager 110 W 10th Avenue Albany OR 97321 / SOUTHERN PACIFIC TRANS CO R/R METRO AREA COMMUNICATIONS V ATBT CABLE _TRI-MET TRANSIT DVLPMT Clifford C Cabe ConstrucUon Engineer Debra Palmer�nMe�wa�s oMr� Pat McGann (IIP'o�ett�s Willun/M le olA Trarts�Route) 5424 SE McLoughiin Boulevard Twin Oaks Technology Center 14200 SW Bngadoon Cou�t Ben Baldwin Pro�ect Planner Portland OR 97232 1815 NW 169th Place S�020 BeaveRon OR 97005 710 NE Holladay Street ,/ Beaverton OR 97006-4886 / Portland OR 97232 V PORTLAND GENERAL ELECTRIC �NW NATURAL GAS COMPANY Y VERIZON �QWEST COMMUNICATIONS Jim VanKleek Svc Design Consultant Scott Palmer Engineenng Coord Ken Perdue Engineenng Jen Cella Engineenng 9480 SW Bceckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capdol Hdl Rd Rm 110 Wilsonvdle OR 97070 Portland OR 97209 3991 Beaverton OR 97075-1100 PorUand OR 97219 TIGARD/TUALATIN SCHOOL DIST #23J BEAVERTON SCHOOL DIST #48 ATBT CABIE wcw EaH.�,w�n Marsha BuUer Administrahve Offices Jan Youngqwst Demographics 8 Planning Dept Diana Carpenter 6960 SW Sandburg Street 16550 SW Me�lo Road 3500 SW Bond SVeet Tigard OR 97223 8039 Beaverton OR 97006 5152 PoRtand OR 97232 +IF INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500 Of THE SUBJECT PROPERTT FOR AN1f/ALL CITY PROJECTS(Pro�ect Planner Is Responsible for Ind�catmg Part�es To Notdy) h�pattyVnasters\Request For Comments Notifiption List 2 doc (Rewsed e nnar oz) MAILING RECORDS f ,, AFFIDAVIT OF MAILING CRYOFiIGARD �ommuraty�Deve(opment S(wprngA Better�ommuraty I, �atncaa L Luns{orcf, bemg first duly sworn/affirm, on oath depose and say that I am a SemorAdmanutrat�ve Spec�aCrst for the �:ty of 7'tgar��`WasFizngton County, Oregon and that I served the following {Cheqc Apprppnate Box(s)Below} � NOTICE OF DECISION FOR MLP2002 00008/METRO PARTITION O AMENDED NOTICE (File No/Name Reference) � City of Tigard Planning Director A copy of the said notice being hereto attached, marked EIIIIIbIt"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�Ilhlblt'B",and by reference made a part hereof, on September 20,2002,and deposited in the United States Mail on SCptC111dC1'20,2002, postage prepaid � , _ � � (Person tha repared Notic ) S7A2�E O�F'O�GON ) Coun�y o�'4Nas ington )ss Ccty of Tigard ) �./'- � Subscribed and sworn/affirmed before me on the � day of �� , 2002 , OFFICIAL SEAL � �, DIANE AA JELDERKS �� NOTARY PUBLIC OREGON COMMISSION NO 326578 MY COMMISSION EXPIRES SEPT 07 20U3 My commission Exuir �/ � , �3��` �� NOTICE OF TYPE�II DECISION = � r� � �� XYay � MINOR LAND,PARTITION (MLP) 2002-00008 �� n -�X � � , � CITY OF TIGARD METRO PARTITION �� , � `�� c°mmu"'��er�"` � � � � S(�a ABetterCommura 120 DAYS =11/28/2002 SECTION I APPLICATION SUMMARY FILE NAME METRO PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00008 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 55,321 square foot lot into two (2) parcels One parcel has received approval to construct an office warehouse building The other parcel will be an open space tract APPLICANT Metro Parks and Greenspaces OWNER Hornel Inc , LLC 600 NE Grand Avenue P O Box 159 Portland, OR 972322736 Aurora, OR 97002 ZONING DESIGNATION I-P Industrial Park District The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian- friendly LOCATION 14775 SW 74�' Avenue, WCTM 2S112AC, Tax Lot 00900 PROPOSED PARCEL 1 19,602 square feet PROPOSED TRACT A 35,719 square feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures), 18 420 (Land Partitions), 18 530 (Industrial 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), 18 775 (Sensitive Lands), 18 790 (Tree Removal), 18 795 (Visual Clearance Areas), and 18 810 (Street and Utdity Improvement Standards) SECTION II DECISION �Notice is hereby givenT that,the City of Tigard Community Developrrient Director's designee has� AP�PROVED�the above request's`ub�ect to certain conditions The findings and conclusions on which the decision is based are noted m Secfion VI , � fi NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 1 OF 15 � CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATiSFIED PRIOR TO APPROVAL OF THE FINAL PLAT u mi o e ngineering epa men rian ager, , ex or review an approval 1 Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of $30 00 (STAFF CONTACT Shirley Treat, Engineering) 2 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 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 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 3 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 Attach a check m the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext 2421) C 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 D NOTE Washmgton County will not begin their review of the final plat until they receive notice from the Engineering Department indicatmg that the City has reviewed the final plat and submitted comments to the applicant's surveyor E After the City and County have reviewed the finaf plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions) Submit to the Planning Department (Morgan Tracy, 639-4171, ext 2428)for review and approval 4 Tract A shall be designated as open space on the plat The following note shall also be placed on the final plat "No development shall be permitted on Tract A that is inconsistent with the mtent of providing open space Public access and structures necessary for providing public access, provision of below grade utilities, and structures and grading for stormwater management may be permissible sub�ect to prior sensitive lands review and approval " 5 The appIicanUowner shall certify their acknowledgement that the approval of this partition does not authorize the construction of an access drive or any other site improvements on Tract A Such improvements wdl require sensitive lands review and will further need to meet the standards of Chapfer 18 705 6 The applicant/owner shall record either a blanket easement to the City allowmg a bikeway to be extended through Tract A, or shall coordinate with the City (Contact Duane Roberts, ext 2444)to establish a specific easement for the bikeway THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS ANb APPEAL SECTION OF THIS DECISION NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 2 OF 15 SECTION III BACKGROUND INFORMATION Pro ert Histo e su �ect parcel is located within the City of T�igard The property is designated as Industrial Park and open space on the Tigard Comprehensive Plan Map A record search indicates that a Site Development Review (SDR 2000-00023)was approved in 2000 This SDR also involved a sensitive lands review No other land use approvals were found to be on file Site Information and Pro osal Descri tions e su �ect site is ocate on t e west si e of 74th Avenue, south of Bonita Road The properties to the north and south have the same Industrial Park (I-P) z�ning as the subJ ect site To the north is a parking lot serving an industrial budding on the corner of 74 Avenue and Bonita Road To the south is th� recently constructed Fanno Acres Business Park Properties to the east, on the opposite side of 74 Avenue and the Burlington Northern Rail Line, are zoned for Light Industrial development (I-L) To the west, on the opposite side of Fanno Creek, properties are zoned R-7 and R-12 for Medium Density Residential development A large apartment complex is located to the northwest of the sub�ect site, on the opposite side of Fanno Creek The previous SDR approval is for a 4,992 square foot office/warehouse building and associated parking and landscaping in the northeast portion of the site The requested partition will se regate the portion of the site that was approved for development from the constrained flood plain and wa�er resource portion of the site 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 No comments were received SECTION V SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows SECTION V SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows A Land Partitions 18 420 (Land Partitions) B Zoning Districts 18 530 (Industrial Zonin Districts) C Specific Development�tandards 18 705 Access, Egress & Circulation) 18 715 Density Computations) 18 725 Environmental Performance Standards) 18 765 Off-Street Parking and Loading Requirements) 18 775 Sensitive Lands) 18 790 Tree Removal) 18 795 isual Clearance) 18 390 Impact Study Section 18 390 040) D Street and Utility Improvement Standards 18 810 (Street and Ufility Improvement Standards) NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 3 OF 15 The proposal contains no elements related to the provisions of Code Chapters 18 720 (Desi n Compatibility), 18 730 (Exceptions to Development Sfandards), 18 742 Home Occu pations), 18 7�5 (Landscaping and Screening 18 750 Manufactured/Mobile Home Regu�ations), 18 755 (Mixed Solid Waste & Recyclable Storage�, 18 760 �Nonconforming Situations), 18 780 (Signs), 18 785 (Temporary Uses), and 18 798 (Wireless Communication Facdities) These Chapters are, therefore, found to be inapplicable as approval standards SECTION VI APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18 420) The applicant's preliminary partition plat indicates two parcels �Parcel #1 and Parcel #2) being created The applicant has also indicated that the constrained parcel wdl be set aside as open space As such, it shall be noted for the purposes of this partition review that the developable portion of the site will be referred to as Parcel #1, and the open space portion of the site will be referred to as Tract A 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 detad 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 It should be noted that since the tract being created will be for open space purposes, public facilities such as sewer and water, will not be required 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 durmg construction, at which time the appropriate review authority wdl 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 build�ng envelope area shall meet the lot requirement of the applicable zoning district The mmimum lot width required for the I-P zoning district is 50 feet Parcel #1 is approximately 100 feet in average width, Tract A is a flag lot and is approximately 130 feet wide Therefore, this standard has been met The lot area shall be as required by the applicable zoning district In the case of a flag lot, the accessway may not be included in fhe lot area There is no minimum lot area requirement m the I-P zoning district The proposed partition creates finro (2) lots that are 19,602 and 35,719 square feet in size 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 NOTICE OF DECISION MLP2002-0OOOS/METRO PARTITION PAGE 4 OF 15 ( The proposed partition wdl result in one developable parcel and one open space tract While it is not necessary to brmg vehicular access to the open space tract, state law requires that each new lot be provided with a means of access, including the open space tract The applicant has indicated that an access easement will be provided over the developable parcel to meet this requirement, although such an easement did not appear on the preliminary partition plan To meet this requirement, the applicant will need to record an access easement either over the frontage parcel, or through another abutting parcel with street frontage The ad�oming parcel to the south is also the subJ ect �f a partition by the same applicant The parcels m that appfication wdl each have frontage to SW 74 , and therefore an easement across the abutting parcel would also satisfy this requirement FINDING The proposed open space tract lacks access CONDITION The applicant shall record a 15-foot-wide access easement from Tract A to SW 74�' Avenue This easement may be shown on the partition plat or recorded in a separate document If recorded separately, this shall occur prior to approval of the final plat Setbacks shall be as required by the applicable zoning district Setbacks for the I-P zoning district are as follows front, 35 feet, side, 0 feet, and rear, 50 feet (when abutting a residential zone, 0 feet when not) The proposed partition wdl not alter the front yard setback previously approved through the Site Development Review Process Moreover, the approved building will exceed the 0-foot side yard setback The newly created open space tract will separate the new development parcel from the residential zone, and therefore a 0-foot setback will appIy to the rear of this pro�ect as well It should be noted that when the development was reviewed, a 50-foot setback was already exceeded due to the constraints of Fanno and Ball Creeks This criterion is met When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from existing structures Proposed Tract A is a flag lot There is no development proposed, so the location of the front yard is irrelevant 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 As the proposed Tract A is an open space tract, there wdl be no accessway constructed, and thus no screen required Any screening necessary for the new development was addressed during the prior SDR review The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities The fire district (TVFR) has reviewed the proposal and has not required an additional fire hydrant There is an existmg fire hydrant across the road Refer to the "Agency Comments" section on page 15 Where a common drrve is to be provided to serve more than one lot a reciprocal easement which will ensure access and maintenance rights shall be recorded wit� the approved partition map No common driveway is proposed, and no driveway will be developed for the open space tract A previous finding indicated that an access easement wdl be required to assure access rights Any access way shall comply with the standards set forth in Chapter 18 705, Access, Egress and Circulation This standard is addressed under Chapter 18 705 (Access, Egress and Circulation) later in this decision NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 5 OF 75 Where landfill and/or development is allowed with�n or ad�acent to the one-hundred year floodplain, the city shall rec�uire consideration of the dedication of sufficient open land area for greenway adJoining and within the floodplain This area shall include portions at a suitable elevation for the construct�on of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan Land partitions are considered "developmenY' by the Tigard Development Code The proposed parcel and tract are ad�acent to and within the 100-year floodplain The applicant has indicated that the proposed open space tract is to close the gaps in the Fanno Creek Greenway Regional Trail Corridor The inclusion of this open space to a public entity for pathway purposes satisfies the intent of this standard 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 Industrial Zoninq Districts (18 530) Development standards in industrial zonin districts are contained in Table 18 30 2 below T�BLE 18 530 2 DEVELOPMENT STANDARDS IN INDUSTRIAL ZONES STANDARD I-P Parcel 1 Tract A Mmimum Lot Size None 19 602 sq ft 35 719 sq ft Average Minimum Lot Width 50 ft 100 ft 130 ft Minimum Setbacks -Front yard 35 ft Can be met N/A Side facing street on comer&through lots 20 ft N/A N/A -Side yard 0/50 ft[i] Can be met N/A -Rear yard 0/50 ft[1] Can be met N/A -Distance between property line and front of garage — — -- -Side Yard Setbacks for Flag Lots DC 18 420 050(A)(4)e * 10 ft N/A N/A Maximum Height 45 ft Can be met N/A Maximum Lot Coverage 75% Can be met 0% Mmimum Landsca e Re uirement 25% Can be met 100% [1]No setback shall be required except 50 feet shall be reqwred where the zone abuts a residenbal zornng distnct `Not a part of this table but has been Induded for reference There is no minimum lot size requirement in the I-P zone The proposed lot sizes of 19,602 and 35,719 square feet meet this standard Parcel #1 is a vacant parcel with an approved industrial development The proposed partition has taken into consideration the approved site plan to ensure that both setbacks and lot coverage requirements will be maintained by the development when constructed Tract A is vacant and is proposed for open space No buildings are proposed on this tract, and thus setback and height requirements are not relevant Future development will be reviewed throug h the building permit process to ensure compliance with the I-P development standards Set6ack standards, required by Table 18 510 2 will apply to all future develo ment of the proposed lots It should be noted that the setbacks and height limits for the flag lot ract A) are tlifferent than the underl�inq zone, as required by Sections 18 730 020(C� and 18 420 50(4)(e) It shall also be noted tha Tract A is designated for open space and wi not permit development inconsistent with the intent of the open space Any subsequent lot line ad�ustments to increase the size of the developable portion of the property may require sensitive lands review (Chapter 18 775) FINDING Based on the analysis above and the imposition of the following condition, the Industrial Zoning District Standards for Parcel #1 and Tract A have been met CONDITION Tract A shall be designated as open space on the plat No development shall be permitted which is inconsistent with the intent of providing open space Pubiic access and structures necessary for providing public access, provision of below grade utilities, and structures and grading for stormwater management may be permissible sub�ect to prior sensitive lands review approval NOTICE OF DECISION MLP2002-0OOOS/METRO PARTITION PAGE 6 OF 15 Access, Eqress and Circulation (18 705) Continuin� obli�ation of property owner The provisions 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 Parcel #1 and Tract A Owners of each parcef wdl be under the obligation to provide and maintain access to their own property Specific maintenance provisions will be specified in the access easement agreement to be recorded with the partition plat This provision wdl be 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 req uirements 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 indicated in the narrative that a 15-foot-wide easement for access wdl be provided across the front Parcel #1 to the open space Tract A As no development is proposed on Tract A, physical construction of the access wdl not be required 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 �ity Jomt access to Parcel #1 and Tract A is proposed, therefore, an access easement will be required to be recorded with Washington County and filed with the City This requirement may also be satisfied by recording a simdar easement across a different abutting parcel 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 74�' Avenue, a public street The 15-foot-wide access easement previously required satisfies the 15-foot access width It shall be noted that the accessway is not sufficientl sized to serve industrial development on Tract A To accommodate such development, an access 3�feet in width is required This is irrelevant however, since the tract wdl remam as open space Minimum access requirements for residential use Private residential access drives shall be provided and maintained �n accordance with the provisions of the Uniform Fire Code The proposed parcels wdl have industrial and open space uses This standard is not applicable Access drrves in excess of 150 feet in length shalt be provided with approved provisions for the turning around of fire apparatus by one of the following a) A circular, paved surtace having a minimum turn radius measured from center point to outside edge of 35 feet, b) A hammerhead- configured, paved surFace with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet, c) The maximum cross slope of a required turnaround is 5% The access to the approved industrial development on Parcel #1 satisfies these requirements The access drive on Tract A wdl not be constructed, and therefore no tum around is required if m the future, an emergency access is proposed, these standards will need to be met 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 building permit review NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 7 OF 15 CONDITIONS • The approval of this partition does not authorize the construction of an access drive or any other site improvements on Tract A Such improvements wdl require sensitive lands review and wdl further need to meet the standards of Chapter 18 705 • Prior to final plat approval, the applicanUowner shall submit a reciprocal access easement and maintenance agreement for the �oint access serving Parcels #1 and Tract A for review The easement shall be recorded with the plat Dens�tv 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 sfreets, and 5 A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site B Calculating maximum number of residential units To calculate the maximum number of residentiaf 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 un�ts As required by Section 18 510 040, the minimum number of residential units per net acre shall be calculated b multiplying the maximum number of units determined in Subsect�on B above by 80% (0 8� The standards for Density computation address the intensity of residential land uses and is not applicable to this proposal as it is industrially zoned land FINDING The Density Computation Standards have been met Landscapinq and Screeninq (18 745) Street trees Section 18 745 040 ec ion 45 040 A All development pro�ects fronting on a public street, private street or a private driveway more than 100 feet in fength approved after tf�e adoption of this title shall be required to plant street trees in accordance with the standards in Section 18 745 040C This proposed pro�ect has frontage on SW 74�' Avenue Since no access drive wdl b& constructed, streef trees are not required along the access easement Street trees along SW 74 Avenue are required, however, installation of such trees wdl occur when the developable parcel is constructed Planting of street t�ees wdl 6e deferred until-the street improvements occur The remainmg landscape standards are deferred until the time of development as well Tree Removal (18 79� ree p an or f e anting, 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 app l ication 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 not submitted a tree plan as no trees are proposed for removal, and no physical construction is proposed that would require tree protection measures All the trees on Tract A will be retained Trees on Parcel #1 wdl be removed as previously addressed in the prior Site Development Review FINDING Based on the analysis above, Staff finds that the Tree Removal Standards are met NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 8 OF 15 Visual Clearance Areas (18 795) T is ap er requires a a c ear vision area shall be maintained on the corners of all property ad�acent to intersecting right�f-ways or the intersection of a public street and a prrvate driveway A clear vision area shall contain no vehicle hedge; planting, fence, wall structure or temporary or permanent obstruction exceedin three �3) feet in heigh{ The code provides t�at obstructions that may be located in this area s�all be visually clear between three (3) and ei ht (8) feet in he�ght Trees may be placed within this area provided that all branches be'low eight�8) feet 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 Visual clearance was reviewed as part of the prior site development review approval for the developable portion of the site Tract A will not have a driveway constructed and, therefore, is not required to have a visual clearance area FINDING Based on the analysis above, Staff finds that the Vision Clearance Standards are met Impact Studv(18 390) ec ion 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 apQlicant shall provide an impact study to quantify the effect of development on public facilities and services For each public facility system and type of impact, the study shall propose improvements necessary to meet 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 �ublic right-of-way dedication, or provide evidence that supporEs that the real prope� dedication is not roughly proportional to the pro�ected impacts of the development Section 1 390 040 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 wdl not be required to physically improve the street due to the limited nature of the impacts of this partition The street fronta e wdl be improved when construction commences on the developable portion of the site Since the part�ion request will not result in further development, beyond what has previously been a�proved, there will be no traffic, noise, schools, parks, water, sewer, or street related impacts Potential impacts related to the development of Parcel#1 were examined and conditioned as necessary to mitigate for any adverse affects TF�erefore, this standard is satisfied There is no Washington County Traffic Impact Fee (TIF) required for creation of this open space tract TIFs associated witF� development on Parcel #1 were conditioned in a previous decision and will be assessed at time of buildmg permit application PUBLIC FACILITY CONCERNS Street And Utilitv Improvements Standards (Section 18 810) ap er provicles cons ruc ion s an ar s or e implementation of public and private facilities and utilities such as streets, sewers, and drainage The applicable standards are addressed below Streets Improvements Section 18 810 030 A 1 states that streets within a development and streets ad�acent shall be improved in accordance with the TDC standards NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 9 OF 15 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 W�dths 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 ��-foot Qaved section 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 74"' Avenue, which is classified as a local commercial industrial street on the City of Tigard Transportation Plan Map At present, there is approximately 20 feet of ROW on the west side of fhe centerline However, the developer who is completing the work on Parcel 1 (Fanno Creek Business Park) has dedicated additional ROW to meet this standard SW 74�' Avenue has recently been improved ad�acent to this site as a part of the Fanno Creek Business Park pro�ect No additional improvements are needed 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 drvision This section also states that where it is necessary to grve access or permit a satisfactory future division of ad�oining land, streets shall be extended to the boundary I�nes 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 property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost Temporary hammerhead tumouts or temporary cul-de- sac bulbs shall be constructed for stub streets in excess of 150 feet in length This proposed development lies between SW 74�' Avenue and Fanno Creek Street connection to ad�acent lots is impractical due to the need for a bridge crossing As there is an existing crossing at SW Bonita Road approximately 500 feet to the north, there is no particular need for an internal street system 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 preclude street extension and through circulation . All cul-de-sacs shall terminate with a turnaround Use of turnaround configurations other than circular, shall be approved by the City Engineer, and . The length of the cul-de-sac shall be measured along the centerline of the roadway from the near side of the intersecting street to the farthest point of the cul-de-sac . If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an ad�acent street may be requ�red to be provided and ded�cated 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 public streets that stub into this site Environmental constraints preclude further street extensions on or across this site Access to Arterials and Ma�or Collectors Section 18 810 030 P states that where a development abuts or is traversed by an ex�sting or proposed arterial or ma�or collector street, the development design shall provide ade uate protection for residential Qroperties and shall separate residential access and through�raffic, or if separation is not feasible, the design shall NOTICE OF DECISION MLP2002-00008lMETRO PARTITION PAGE 10 OF 15 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 maJor collector to provide adequate buffering with frontage along another sfreet, . Screen planting at the rear or side property line to be contained in a nonaccess reservation along the artenal or ma�or collector, or . Other treatment suitable to meet the ob�ectrves of this subsection, • If a lot has access to two streets with different classifications, primary access should be from the lower classification street SW 74�' Avenue is classified as a local industrial street The proposed development is neither abutting nor traversed by existing or proposed arterial or collector streets Therefore, this standard is not applicable Private Streets Section 18 810 030 S states that design standards for private streets shall be established by the City Engineer The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement Pnvate 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 re ard to providing adequate buifding sites for the use contemplated consideration of needs�or convenient access, circulation, control and safety of street traffic anc� recognition of limitations and opportunities of topography Block Sizes Section 18 810 040 B 1 states that the penmeter 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�xisting development or, • For blocks ad�acent to arterial streets, limited access highways, ma�or collectors or railroads . For non-residential blocks in which internal public circulation provides equivalent access The proposed parcels are located along an existing local street, which is in conformance with the block design standards Regardless, this proposal is not creating any additional streets and therefore this standard is not applicable Section 18 810 040 B 2 also states that bicycle and pedestnan connections on public easements or right-0f-ways shall be provided when full street connection is not possible Spacing between connections shall be no more than 330 feet, except where �recluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards m the code _ _ _ The proposed Tract A will eventually be part of a regional bike and pedestrian pathway system which will provide connections to other areas along the Fanno Creek trail Lots - Size and Shape Section 18 810 060�A) prohibits lot depth from be�n� more than 2 5 times the average lot width, unless the parcel is fess than 1 5 times the minimum lot size of the applicable zoning district Tract A is 132 feet wide and 265 feet deep 2 times) measured at the mid omt of the front and rear lot lines Parcel #1 is 100 feet wide and 198 fee�deep (1 9 times) Therefore, �his 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 NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 11 OF 15 Parcel #1 has 58 feet of frontage Tract A has no physical street frontage, but the ap�licant has indicated that a 15-foot wide access easement will be recorded over Parcef #1 to SW 74 Avenue Each of the proposed lots meets the 15-foot minimum frontage requirement, 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 Sidewalk improvements have been completed ad�acent to this site Sanitary Sewers Sewers Required Section 18 810 090 A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopfed policies of the comprehensive plan Over-sizin� 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 CWS trunk sewer to the west of the site ad�acent to Fanno Creek Since Tract A will not be developed, no sewer lateral is needed for that site Therefore, no additional public sewer work is necessary 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 810100 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) Ball Creek flows through a portion of Tract A toward Fanno Creek The pur�ose of creating Parcel 2 is so that Metro can preserve the open space area ad�acent to Ball Creek and Fanno Creek This partition will not negatively impact the finro creeks Effect on Downstream Drainage Section 18 810 100 D states that where it is anticipated by the CitX 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 develoQment 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) Since Tract A will not be developed, there will be no adverse impact to the downstream creek system Therefore, no additional storm drainage measures are needed 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 Ci�r's pedestrian/bikeway plan does not identify any necessary improvements for this segment of SW 74 Avenue A bikeway is planned as part of the Fanno Creek Regional trad Tract A wdl be part of this bikeway segment The applicant has indicated in the impact study that Metro and/or the City of Tigard may in tFie future construct a pathway/bikeway through Tract �4 To ensure that subsequent NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 12 OF 15 changes in the property's title wdl preserve the ability to construct such a path, a condition should be imposed that requires a blanket pathway easement By imposing this condition, this standard wdl be met FINDING The application lacks provisions for pathway extensions CONDITION The applicant/owner shall record either a blanket easement allowing a bikeway to be extended through Tract A, or shall coordinate with the City to establish a specific easement for the bikeway 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 6eneFt from such bikeways shall be conditioned to include the cost or construction of bikeway improvements 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 Minimum width for two-way bikeways separated from the road is eight feet Actual construction of the bikeway is premature at this time The final design for the pathway, including width and location is not yet available It would be untimely to construct this bikeway, absent any connection to the north or south The partition request is to preserve this area as open space and allow future construction of a pathwax as other intervening connecting properties develop or grant easements for the pathway This standard is met Utilities Section 18 810 120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and • The developer shall make all necessary arrangements with the serving utility to provide the underground services, . The City reserves the right to approve location of all surface mounted facilities, • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surFacing of the streets, and . Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made Exception to Under-Grounding Requirement Section 18 810120 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 existin�g_utilities which are not under round will serve the development and the ap-roval autfio�ity determines tfiat -the cost and-�echnical difficult� of under-g rounding the utiPties outweighs the benefit of under-grounding in con�unction with the devefopment The determination shall be on a case-by-case basis The most commonr 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�rounding There are existing overhead utility lines along the frontage of SW 74�' Avenue However, since the proposed open space tract will not require electrical service, the undergrounding requirement is not imposed Therefore, this standard is met ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 13 OF 15 Public Water S stem o a i iona pu ic water line work is necessary for this partition Storm Water Quali e i as agree to enforce Surface Water Management (SWM regulations established by Clean ater 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 surtaces In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year Since Tract A wdl not be developed, no additional water quality measures are needed Gradin and Erosion Control esign an ons ruc ion 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 will disturb five or more acres of land Since this site is not over five acres, the developer will not be required to obtain an NPDES permit from the City prior to construction The site plan for the subsequent industrial budding will need to include a gradmg and erosion control plan that wdl be reviewed and approved by the Budding Division Site Permit Re uired e app ican is required to obtain a Site Permit from the Budding Division to cover all on-site private utility installations (water, sewer, storm, etc ) and driveway construction Since no additional utdities or driveways are required, no site permit will be required Address Assi nments e iyo igar is responsible for assigning addresses for parcels within the City of Tigard and within theUrban Service Boundary(USB) 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 wdl be $30 00 Surve Re uirements e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)1 on two monuments with a tie to-the City's global positioning system (GPS) geodetic control network `�hese 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 surveying methods In addition, the applicant's as-budt drawings shall be tied to the GPS nefinrork The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91� NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 14 OF 15 i SECTION VI OTHER STAFF COMMENTS City of Tigard Forester has reviewed the proposal and indicates that he is favorable to the proposal The City of Tigard police Department, Water Department, and Public Works Department were all notified of the proposal and did not respond SECTION VII AGENCY COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and found no conflicts with their interests Portland General Electnc, NW Natural Gas, AT&T Cable, Verizon, Qwest Communications were all notified of the proposal and did not respond SECTION VIII PROCEDURE AND APPEAL INFORMATION Notice Notice was maded to X The applicant and owners � Owner of record within the required distance �Affected government agencies Final Decision THIS DECISION IS FINAL ON SEPTEMBER 20, 2002 AND BECOMES EFFECTIVE ON OCTOBER 5, 2002 UNLESS AN APPEAL IS FILED ea e irectors Decision is final on the date that it is maded All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided m Section 18 390 040 G 1 may appeal this decision in accordance with Section 18 390 040 G 2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified 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 submitfed by any party during the appeal hearing, sub�ect to any additional rules of procedure that ma be ado ted from time to time b the a ellate bod THE DEADLINE FOR FILING AN APPEAL IS 5 00 PM ON OCTOBER 4, 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 � September 20, 2002 PREPARED BY Morgan Tracy DATE Associate Planner � September 20, 2002 APPROVED BY Richard ersdorff DATE Planning Manager i\curpintrnorgan\workspaceUnlpMIp2002 00008(metro#2)UnIp2002 00008 deasion doc NOTICE OF DECISION MLP2002-00008/METRO PARTITION PAGE 15 OF 15 �� `�P2 . . ^ Q �� GEOGPRPNIG INiOflMRTIOH 9VSTEM A� r y� '�0�, 'P2 v �, YICINITY MAP � -� - � � WR �� M LP2002-00008 E�-P � - - - - - - - - � - - - - - - - - �� METRO PARTITION � BONITA RD VIA � I � r O I Q I � OR F HH R� N 0.0 ITI FER N � y� a C =��o �, a D - '�f � � � '' - �„ � au� xmq p �H � � � I — I B�FBENGR� )JR�+IH +pG � 3 mTigard Fvea Mep � � / � CARDINAL LN ' N i 0 200 400 60D Feet � N 7-404 teet OG � �z � O Z Q City of Tigard O� REOWOOD LN ' Informa6on on this map is for general location ony and should be venfied with lhe Development Senices Dnision 13125 SW Hall Blvd �� Ti9ard OR 97223 (503)fi39-4171 Ihttp llwwrv a hgard or us Commurnty Development I Plot date Jul 30 2002 C\magicWIAGIC03 APR NB9�7'1 f'E 442 74' � � 244 B7 197 B7 JO FOOT S£N£R EAS£MENT � � AS P£R BOOK B67 PAGE 6B6 ^ I DOCUMENT NO 99-l3B510 3 � AR£A=55 J42 SOUARE F£ET � A I PARCEL 2 � u PARCEL 1 g 3I 37 BBJ SF o ° 17 460 SF Q W e�il h I w EASEM£NT FOR CONS7RUC710N OF � 0 A � AN O�FRFLOW CHANN EL AS PER Z 1(� pl^ DOCUM£NT NO B9-07B56 5�y4 Z > 9 7500 I NB9�6/6E � � �1�V a O 3 6048 '�� ► _ ^ � � ss9s�r� w 5837<40 95 ��j ,9 � p I �I° 6` �'y��,� I 3 � �5 0o Nf S89�6 20`W 357 61' � C�T� OF TIGAI�D � MLP2002-00008 cm or noaao �� METRO PARTITION Ma is not to scale / ��^'�� dJ.l7 Metro Parks & Greenspaces Department Attn April Olbrich, Legal Assistant MLP2002-00008 600 NE Grand Avenue METRO PARTITIONS Portland, OR 97232-2736 HorNel, Inc LLC, and Fanno Creek Acres, LLC PO Box 159 Aurora, OR 97002 HORNEL INC LLC BY GALE NELSON PO BOX 159 AURORA, OR 97002 r � �� AFFIDAVIT OF MAILING CRYOFTIGARD Commuraty�DeveCopment S(uijnngA BetterCommuraty I, �atncia L Luns{ord, being first duly sworn/affirm, on oath depose and say that I am a SenzorAdmanutrat�ve SpeaaCut for the ��ty of7fgarcC,��NasFiangton County, Oregon and that I served the following {Chedc Appropnate Box(s)Below} � NOTICE OF DECISION FOB MLP2002 00008/METRO PARTITION ❑ AMENDED NOTICE (Fde No Mame Reference) � City of Tigard Planrnng 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 E1lhlbit'B",and by reference made a part hereof, on September Y0,2002.and deposited in the United States Mad on SCp[CI116CP 20.2002, postage prepaid . (Person that Pr ar otic S7A27E O�F OI�EGON ) County of 4NasTington )ss Ct�y of 7igard ) ' Subscribed and sworn/affirmed before me on the � day of , 2002 My Commession es , , �� ' � NOTICE OF TYPE II DECISION � � E MINOR LAND PARTITION (MLP) 2002-00008 CITYOFTIGARD METRO PARTITION Commuraty�DeveCopment Sha A�etterCommum 120 DAYS =11/28/2002 SECTION I APPLICATION SUMMARY FILE NAME METRO PARTITION CASE NO Minor Land Partition (MLP) MLP2002-00008 PROPOSAL The applicant is requesting a Minor Land Partition to partition one (1) existing 55,321 square foot lot into finro (2) parcels One parcel has received approval to construct an office warehouse building The other parcel wdl be an open space tract APPLICANT Metro Parks and Greenspaces OWNER Hornel Inc , LLC 600 NE Grand Avenue P O Box 159 Portland, OR 972322736 Aurora, OR 97002 ZONING DESIGNATION I-P Industrial Park District The I-P zoning district provides appropriate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be well integrated, attractively landscaped, and pedestrian-friendly LOCATION 14775 SW 74�' Avenue, WCTM 2S112AC, Tax Lot 00900 PROPOSED PARCEL 1 19,602 square feet PROPOSED TRACT A 35,719 square feet APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390 (Decision-Making Procedures), 18 420 (Land Partitions), 18 530 (Industrial 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), 18 775 (Sensitive Lands), 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 findmgs 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 Ali documents and applicable criteria in the above-noted file are avadable 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 �o#ice mailed to X The applicant and owners � Owner of record within the required distance � Affected government agencies , Final Decision THIS DECISION IS FINAL ON SEPTEMBER 20, 2002 AND BECOMES � EFFECTIVE ON OCTOBER 5, 2002 UNLESS AN APPEAL IS FILED A��eal , The Director,'s Decision is final on the date that it is mailed All persons entitled to notice or who are otherwise adversel�r affected or aggrieved by the decision as provided in Section 18 390 040 G 1 may appeal this j 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 pe'riod Additional evidence concerrnng 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 i ,THE DEADLINE FOR FILING AN APPEAL IS 5 00 PM ON OCTOBER 4, 2002 Quesfions �� o�rtTier information please contact the Planning Division Staff Planner, Morgan Tracy at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 _ � �, � °� � YICINI4Y MAP �� I� WR � � �, MLP2002 00008 �° -------- � METRO PARTITION DBONITA RD � p Z Py O 1 O 5 � � w,.wm = L � a � TCAHDINAL LN ry � � � � C ry f T ga�d O DLN o-��ra om I '^""u°o'^° NB937J1T H271 ,� I ��www .. � � , / rc�iv eoo�ee��ee � /I� aocut;xa xu I � � 8 — —� —° PARCEE[�? �� PARCEC I �_ W _ — — ' 4 � }.i ,�I{ .rtH rov�s�muc�r 1 2 W � �I — /�� ro � j1M1 a � .4 8�w i mx I� °° � 6'��4`1,9�' I; I N SB95670 W J5767 � CI� OF TIGARD � MLP2002 00008 errePUU� N METRO PARTITION Ma Is not to scele - �X�I��s � 2S„2AC�24�� ?S„2AC-026�� ALPHA LIMITED PARTNERSHIP EMPIRE BATTERIES INC 14725 SW 72ND PO BOX 23962 TIGARD OR 97224 TIGARD OR 97281 2S112AC-0osoo 2S112AC o1200 BHK PROPERTIES LLC FANNO CREEK ACRES LLC 11555 SW MYSOLONY 26262 S MERIDIAN RD TUALATIN OR 97062 AURORA OR 97002 2 112AC-007o 2S112AC-0200o BH RTIES LLC GEGA JOHN M& 115 YSOLONY GEGA JOHN M& T ALATIN 97062 ELIZABETH M 1217 NW 25TH PORTLAND OR 97210 2 i zAC-oosoo 2s i i za,c-oosoo BHK OP TIES LLC HORNEL INC LLC 1155 MYSOLONY BY GALE NELSON T LATIN R 97062 PO BOX 159 AURORA OR 97002 2S 112BD-0O700 2S 112D6-00500 BOROS STEFAN A 8 FIVIA HUBBARD VIOLA 1 PO BOX 1890 c/o INTERSTATE DEVELOPMENT LLC GRESHAM OR 97030 15065 SW 74TH AVE PORTLAND OR 97224 2S�i 2s�C-o2soo zSi i zAC-oi�oo C&C DEVELOPMENT INTERSTATE DEVELOPMENT LLC BY DELTA FIRE INC 15065 SW 74TH AVE PO BOX 4010 PORTLAND OR 97224 TUALATIN OR 97062 2S 112BD-00200 2S 112BD-00400 CASTLEBERRY ALBERT G& MALO ROBERT WNIOLET MAY ROBERTA A c/o CORNUTT ENTERPRISES LLC 14760 SW 76TH AVE 11720 SW LYNN TIGARD OR 97224 TIGARD OR 97223 2S 112AC-02100 2 112BD-00500 CHAMBERLAIN HUSSA PROPERTIES MA ROB WNIOLET MAY 18755 SW TETON Go CO TT ENTERPRISES LLC TUALATIN OR 97062 117 SW NN ARD OR 7223 2S 17 2BD-00600 2S712AC-00400 CORNUTT ENTERPRISES LLC NATIONAL SAFETY CO 11720 SW LYNN BY HARRINGTON IND PLASTICS TIGARD OR 97223 14480 YORBA CHINO CA 91710 2 112BD-00 2S712AG00200 CO U NTERPRISES LLC NATIONAL SAFETY CO 117 LYNN 17010 SW WEIR RD T ARD O 97223 BEAVERTON OR 97007 2S 712AC-00500 2 2AC-008 1 NATIONAL SAFETY CO INC TIGA OF 17010 SW WEIR RD 1312 LL BEAVERTON OR 97007 T ARD OR 97223 2S712AC-02500 2S 2AC-07601 PACIFIC REALTY ASSOCIATES TIG OF ATTN M CONZATTI 1312 HALL 15350 SW SEQUOIA PKWY STE 300 T ARD O 97223 PORTLAND OR 97224 2S 112AC-0t 100 PACIFIC REALTY ASSOCIATES 15350 SW SEQUOIA PKWY#300 WMI PORTLAND OR 97224 S112AC-01500 PA IC LTY ASSOCIATES 1535 EQUOIA PKWY#300 WMI P TLAND 97224 2S 112DB-00401 PA LTY ASSOCIATES 153 UOIA PKWY#300 WMI RTLAND OR 97224 2S712BD-00700 PYOUNG PARK 8 RIELLY BRENDA B REVOCABLE LIVING T 7524 SW ELMWOOD TIGARD OR 97223 2S1t2AC-Ot30o RIVAS ERNEST AND ROSE 14905 SW 74TH AVE PORTLAND OR 97224 2S��zAC-o�soo SKOURTES JOHN&JACKIE 17010 SW WEIR RD BEAVERTON OR 97007 _ 2S 117AG01000 SOUTHERN PACIFIC TRANSPORTATION BY UNION PACIFIC RAILROAD CO 1700 FARNAM ST 10TH FLOOR SOUTH OMAHA NE 68102 2S 712AG02700 T3 ENTERPRISES LLC PO BOX 23962 TIGARD OR 97281 Jack Biethan 11023 SW Summe�eld 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 Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Dieter Jacobs 7775 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hatl Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place - Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spnng 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBfOMMITTEE �i\curpin\setup\labels\CIT East doc) UPDATED April �8 2002 � � � AFFIDAVIT OF MAILING cinoFncaRu Commuraty�Deve(opment Shaprng f7 BetterCommuntty I, �1'atncut L Lu�f orcC, being first duly sworn/affirm, on oath depose and say that I am a SenrorAdmznutrat�ve Spec�aCut for the �'cty of7'�gard, `INashmgton County, Oregon and that I served the following 1��APD�O�e Box(s)Bebw} ❑x NOTICE OF PENDIN6 LAND USE APPLICATION fOR MLP2002 00008/METRO PARTITION ❑ AMENDED NOTICE (File NolName Reference) � City of Tigard Planning Director .. ,� A copy of the said notice being hereto attached, marked E1d1161t 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 IIIIY 31,2002,and deposited in the Urnted States Mail on 10 31Y 1,2002,postage prepaid . � / (Pers pare Notic S7A�E O�F O�GON � County o�{'Wasjrngton )ss C'ity of�Iigard ) Subscribed and sworn/affirmed before me on the�day of , 2002 OFFICIA�SEAI �x� �, DIANE 9JI 9ELDFFiiCS NOTARY PUBLIC OfaEG�N COMMISSION NO 326578 MY COMMISSION EXPIHES SEPT 07 2003 /� li My Commission Expir � c� � ,. ��1�z4 -, r� 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 USE APPLICATION MINOR LAND PARTITION CITYOFTIGARD Commumty�DeveCopment Skaptng A Better Commuraty DATE OF NOTICE July 31, 2002 FILE NUMBERS MINOR LAND PARTITION (MLP) 2002-00007 MINOR LAND PARTITION (MLP) 2002-00008 FILE NAME METRO PARTITIONS PROPOSAL The applicant is requesting two (2) Minor Land Partitions to partition two (2) existing contiguous lots into four (4) parcels to create two (2) open space tracts for the purpose of connecting the Fanno Creek Greenway Regional Trail Corridor and to protect and enhance the associated ripanan and uplands areas of Fanno and Ball Creeks An existing industnal budding wdi remain on one of the parcels, and the remaining parcel has an approved, but not yet constructed, o�ce-warehouse development ZONE I-P Industrial Park Distnct The I-P zoning district provides appropnate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Oniy those light industnal uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments will be weli-integrated, attractively landscaped, and pedestrian-friendly APPLICABLE REVIEW CRITERIA Community Development Code Chapters 18 390, 18 420, 18 530, 18 705, 18 715, 18 745, 18 765, 18 790, 18 795 and 18 810 LOCATION 14775 and 14865 SW 74�'Avenue, WCTM 2S112AC, Tax Lots 1200 and 900 YOUR RIGHT TO PROVIDE WRITTEN COMMENTS Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day penod to submit written comments on the application to the City THE FOURTEEN (14) DAY PERIOD ENDS AT 5 00 PM ON AUGUST 14, 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 THE CITY OF TIGARD IN WRITING PRIOR TO 5 00 PM ON THE DATE SPECIFIED ABOYE IN ORDER FOR YOUB COMN�ENTS TO BE CONSIDERED IN THE DECISION-MAKINC 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 SEPTEMBER 13. 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 cnteria 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 Heanngs Officer must address the relevant approvai criteria with sufficient specificity on that issue Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue Spec�fic findings d�rected 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 SHALI 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 wntten comment period . The application is reviewed by City Staff and affected agencies . City Staff issues a written decision . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site, all owners of record of property located 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 intergovernmentai 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 Planrnng Staff mdicated on the first page of this Notice under the section titled °Your Right to Provide Written Comments " �, �, - � � cr `ec YICINITY MAP � -------- � � MLP2002 00001 � � � MLP2002 00008 � METRO PARTITIONS BONRA qp � p L� 6 3 � � � � a i � ♦ �uoiwu v+ N �M �� cm crg.m r��w� -- —�� .,,...� �� I� � , � zs„Za,c o2aoo 2s„2a,c-ozsoo � ALPHA LIMITED PARTNERSHIP EMPIRE BATTERIES INC 14725 SW 72ND PO BOX 23962 TIGARD OR 97224 TIGARD OR 97281 2si i ZnC-0osoo 2S��2a,C-ot zoo BHK PROPERTIES LLC FANNO CREEK ACRES LLC 11555 SW MYSOLONY 26262 S MERIDIAN RD TUALATIN OR 97062 AURORA OR 97002 2 112AG0o7oo 2S112AC-0200o BH RTIES LLC GEGA JOHN M 8 115 YSOLONY GEGA JOHN M 8 T ALATIN 97062 ELIZABETH M 1217 NW 25TH PORTLAND OR 97210 2 i a�aGOOeoo 2S i�znc-oosoo BHK OP TIES LLC HORNEL INC LLC 1155 MYSOLONY BY GALE NELSON T LATIN R 97062 PO BOX 159 AURORA OR 97002 2S112BD-0O100 2S112DB-00500 BOROS STEFAN A&FIVIA HUBBARD VIOLA I PO BOX 1890 Go INTERSTATE DEVELOPMENT LLC GRESHAM OR 97030 15065 SW 74TH AVE PORTLAND OR 97224 2S712AC-02300 2S112AG01700 C&C DEVELOPMENT INTERSTATE DEVELOPMENT LLC BY DELTA FIRE INC 15065 SW 74TH AVE PO BOX 4010 PORTLAND OR 97224 TUALATIN OR 97062 2S112BD-00200 2S112BD-00400 CASTLEBERRY ALBERT G& MALO ROBERT WNIOLET MAY ROBERTA A Go CORNUTT ENTERPRISES LLC 14760 SW 76TH AVE 11720 SW LYNN TIGARD OR 97224 TIGARD OR 97223 2S112AG02100 2 112BD-00500 CHAMBERLAIN HUSSA PROPERTIES MA ROB WNIOLET MAY 18755 5W TETON Go CO TT ENTERPRISES LLC TUALATIN OR 97062 —117 SW NN ARD OR 7223 2S7 72BD-0O600 2S112AC-00400 CORNUTT ENTERPRISES LLC NATIONAL SAFETY CO 11720 SW LYNN BY HARRINGTON IND PLASTICS TIGARD OR 97223 14480 YORBA CHINO CA 91710 2 1128D-0030 2St 12AC-00200 CO U NTERPRISES LLC NATIONAL SAFETY CO 117 LYNN 17010 SW WEIR RD T ARD O 97223 BEAVERTON OR 97007 ,_ zs�i�c-oosoo z 2AC-oo � NATIONAL SAFETY CO INC TIG OF 17010 SW WEIR RD 1312 LL BEAVERTON OR 97007 T ARD OR 97223 2S71?AC-02500 2S 2AC-01601 PACIFIC REALTY ASSOCIATES TIGA OF ATTN M CONZATTI 1312 HALL 15350 SW SEQUOIA PKWY STE 300 T ARD O 97223 PORTLAND OR 97224 2s»za,c-o��oo Metro Parks & Greenspaces Dept. PACIFIC REALTY ASSOCIATES Attn: April Olbrich, Legal Assistant 15350 SW SEQUOIA PKWY#300 WMI 600 NE Grand Avenue PORTLAND OR 97224 Portland� OR 97232-2736 s»zAC-0�soo HorNel, Inc. LLC, and PA IC LTY ASSOCIATES Fanno Creek Acres, LLC 1535 EQUOIA PKWY#300-WMI PO BOx 159 P TLAND 97224 Aurora, OR 97002 2S112DB-00401 PA LTY ASSOCIATES 153 UOIA PKWY#300-WMI RTLAND OR 97224 2S112BD-0o700 PYOUNG PARK 8 RIELLY BRENDA B REVOCABLE LIVING T 7524 SW EIMWOOD TIGARD OR 97223 2S112AC-0130o RIVAS ERNEST AND ROSE 14905 SW 74TH AVE PORTLAND OR 97224 2St�znC-o�soo SKOURTES JOHN&JACKIE 17010 SW WEIR RD BEAVERTON OR 97007 __ 2S 712AG01000 SOUTHERN PACIFIC TRANSPORTATION BY UNION PACIFIC RAILROAD CO 1700 FARNAM ST 10TH FLOOR SOUTH OMAHA NE 68102 2S112AC-02700 T3 ENTERPRISES LLC PO BOX 23962 TIGARD OR 97281 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 Hali Boulevard Tigard, OR 97223-6210 David Chapman 9840 SW Landau Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Brad Spnng 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST CIT SUBCOMMITTEE �i\curpin\setup\labels\CIT East doc) UPDATED Apnl 18 2002 . . GEOOXAPMIC INFORM�T ON 91'BTEM AREA NO41FIEp BONITA RD (500') f ` \ } xmuoaea 1 nm�ca:wo � � � � �ee oo mwmomoo r�mecaem� r : ��_____� mmcomea ' � FOR April mneoomoo ' *� � y �nmuorroe uY Y s � 3 F 1 „y ' i ��' Y � .}� T i' � 00/0 `�.. � ` � , '� �'�°�� '��W �' �' t , � �ti � RE 2S I I 2AC, 900, I 200 {d� � Yyn.+v 5. � t� I 4,t f ✓ O � F ) � t t { 7{^` t '' 1# � � � �� ?u i �� t � , 7tI0AC01M0 i r fjXaxt ,i O '� � � � ti n�� }�;' 4 � s r o .,' " -' y !„ ° y. .y'✓" v � �' _ d .r +. � r '� r rt 1 'ttIQ�C01000 t_ , �� `�''„ z ��%m }j } w , Property owner informatton � � F � is valid for 3 months from ' � � ' the date pr�nted on th�s map � a -� l 1 . .. _ y „ 1 � � llltt►CO j ri1R�CO71W 4-e > ! ^ P t � 1tT11�000680 �-� � � i „ .. � ,� mmeetioa ) s , pl � <" � } s G µ } ; �� i11tl�C0l000 �. �� " � �; �� F < 3 / Y �- � �S � � m �,��o { K , � `� � t rrnueeuoe � � y, ri " , t � mvaeoum �LLy�o i ' s mc�mwoo � �"� C � � N ltMKO1N0 � 0 100 200 300 400 Feet �' ' 1=273(eel tmtcwos�� meueaam (n � 4 O \ tt � 3 � m City of Tigard _+ G � G � Informa4on on ihis map is for generel locahon only end O should be ven0ed vnth the Development Serviees Dihsian 77725 SW Hall Blvd v T�gard OR 97223 Q (503)639-4171 � http llwv.av a IIgeM or us Community Development Plot date Jun 27 2002 C�magic\MAGIC03 APR 2S112AC-02400 2S172AC-02600 ALPHA LIMITED PARTNERSHIP EMPIRE BATTERIES INC 14725 SW 72ND PO BOX 23962 TIGARD OR 97224 TIGARD OR 97281 2S t t uC-0osoo 2S i i 2AC-o�zoo BHK PROPERTIES LLC FANNO CREEK ACRES LLC 11555 SW MYSOLONY 26262 S MERIDIAN RD TUALATIN OR 97062 AURORA OR 97002 2 112AC-0o7o 2S112AG0200o BH RTIES LLC GEGA JOHN M& 115 YSOLONY GEGA JOHN M& T ALATIN 97062 ELIZABETH M 1217 NW 25TH PORTLAND OR 97210 2 12AG00800 2S112AG00900 BHK O TIES LLC HORNEL INC LLC 1155 MYSOLONY BY GALE NELSON T LATIN R 97062 PO BOX 159 AURORA OR 97002 2S 7 t 28D-0o t o0 2S 1 t 2D8-0o500 BOROS STEFAN A 8 FIVIA HUBBARD VIOLA I PO BOX 1890 Go INTERSTATE DEVELOPMENT LLC GRESHAM OR 97030 15065 SW 74TH AVE PORTLAND OR 97224 2S 11 ZAC-0230o 2S 112AG-0t 700 C&C DEVELOPMENT INTERSTATE DEVELOPMENT LLC BY DELTA FIRE INC 15065 SW 74TH AVE PO BOX 4010 PORTLAND OR 97224 TUAIATIN OR 97062 2S112BD-00200 2S1126D-00400 CASTLEBERRY ALBERT G 8 MALO ROBERT WNIOLET MAY ROBERTA A Go CORNUTT ENTERPRISES LLC 14760 SW 76TH AVE 11720 SW LYNN TIGARD OR 97224 TIGARD OR 97223 2St 12AG02100 2 112BD-0O500 CHAMBERLAIN HUSSA PROPERTIES MA ROB WNIOLET MAY 18755 SW TETON c/o CO TT ENTERPRISES LLC TUALATIN OR 97062 117 SW NN ARD OR 7223 2S 112BD-00600 2S 112AC-00400 CORNUTT ENTERPRISES LLC NATIONAL SAFETY CO 11720 SW LYNN BY HARRINGTON IND PLASTICS TIGARD OR 97223 14480 YORBA CHINO CA 91710 2 112BD 00 2S112AC-00200 CO U NTERPRISES LLC NATIONAL SAFETY CO 117 LYNN 17010 SW WEIR RD T ARD O 97223 BEAVERTON OR 97007 2S 112AC-0O500 2 12AC-008 7 NATIONAL SAFETY CO INC TIGA OF 17010 SW WEIR RD 1312 LL BEAVERTON OR 97007 T ARD OR 97223 2S7t2AC-0250o 2S 2AC-07607 PACIFIC REALTY ASSOCIATES TIG OF ATTN M CONZATTI 1312 HALL 15350 SW SEQUOIA PKWY STE 300 T ARD O 97223 PORTLAND OR 97224 2S112AC-01100 PACIFIC REALTY ASSOCIATES 15350 SW SEQUOIA PKWY#300-WMI PORTLAND OR 97224 st 12AC-01500 PA IC LTY ASSOCIATES 1535 EQUOIA PKWY#300 WMI P TLAND 97224 2S71208-00401 PA LTY ASSOCIATES 153 QUOIA PKWY#300-WMI RTLAND OR 97224 2S112BD-00700 PYOUNG PARK& RIELLY BRENDA B REVOCABLE LIVING T 7524 SW ELMWOOD TIGARD OR 97223 2S t 12AC-01300 RIVAS ERNEST AND ROSE 14905 SW 74TH AVE PORTLAND OR 97224 2SiizAC-o�soo SKOURTES JOHN 8 JACKIE 17010 SW WEIR RD BEAVERTON OR 97007 2S11za,c-o�000 SOUTHERN PACIFIC TRANSPORTATION BY UNION PACIFIC RAILROAD CO 1700 FARNAM ST 10TH FLOOR SOUTH OMAHA NE 68102 z51 t 2AC-02700 T3 ENTERPRISES LLC PO BOX 23962 TIGARD OR 97281 Jack Biethan 11023 SW Summerfield Dnve, #4 Tigard, OR 97224 Sue Rorman 11250 SW 82�d Avenue Tigard, OR 97223 Naomi Gallucci 11285 SW 78th 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 Nathan and Ann Murdock 0 PO Box 231265 Tigard, OR 97281 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 CITY OF TIGARD - EAST fIT SUBCOMMITTEE �i\curpin\setup\labels\CIT East doc) UPDATED Aprd 18 2002 CITY OF TIGARD COMMUNffY DEVELOPMENT DEPARTMENT PLANNING DIVISION cmroFncnan I 3125 SW HALL BOULEVARD C�QOmmuntty�Dev,efopment prngA�BetterCommu�uty TIGARD, OREGON 91223 PHONE S03 639-4111 fAX. 503 6841291(Attn. Patry or Sturley/Planrun� ' I I ' I I rl I I ' I � 1 � � I Property owner informanon is valid for 3 months from the date of your request INDIfATE ALL PROJECT MAP & TAX LOT NUMBERS (�.e �s�3ans T��oc oa�oo) OR THE ADDRESSES fOR ALL PROJECT PARCELS BE OW and INCLUDE A MAP OF All LOTS FOR THE PROJECT (pre(erably assessor's tax map) � l o� �lOz� /Z/�-c 2S I v� � l ,�-c Z s ! INDICATE WHETNER YOU ARE REQUESTIN 2 R 3 SETS OF LABELS (NOTE. A mimmum of 2 sets of labels nnll be p�orided to place on your 2 sets of envelopes that applicant� are required to submit at the Ume of appliation submittal If a neighborfiood meeung is required and rou have not yet held that meetmg,you should request 3 seu) NAME OF CONTACT PERSON � PHONE c� 3�� This request may be mailed, faxed, or hand delivered to the City of Tigard Please allow a 1-day minimum for processing requests Upon completion of your request, the contact person will be called to pick up their request in "Will Call" by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined PLEASE NOTE FOR REASONS OF ACCURACY� ONLV ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS RE-TYPED MAILING LABELS WILL BE ACCEPTED �ost Descnption. $I I to generate the madmg list, plus $2 per sheet for pnnting the list onto labels(20 addresses per sheet) Then multiply the cost to pnnt one set of labels by the number o(sets requested �EXAMPLE*- �- * COST FOR THIS REQUEST * * 4 sheets o(labels x$2/sheet = 8 00 x 2 sets = S 16 00 � sheet(s)of labels x S2/sheet = � x� sets = � 2 sheets of labels x S2/sheet(or CIT area x 2 set� = S 4 00 �' sheet(s) o(labels z E2/sheet(or IT area = �x � sets = � GENERATE LIA = Sll QQ /� GENERAiE lIA = E TOTAL = S31 00 � TOTAL = � � \ # LAND PARTITION TYPE II APPLICATIDN CITY Of TIGARD 13125 SW Hal!Blvd., Tigard, OR 97223(503) 639-4171 FAX.• (503) 684-7297 GENERAL INFORMATION PRE-APP.HELD WITH: Morgan Tracy �y715 DATE OF PRE-APP.: 6f Q4/02 Prope�ty Address/Location(s): ^i�.�cr., ��,t,, �.,o,,,,e Tigard, OR 97223 FOR STAFF USE ONLY Tax Map &Tax Lot#(s): 2S1 12 AC 00900 � r � Case No.(s): �" °. "a_,�'�`'�''��- �-�,�t,��, Other Case No {s): +i � �� Site Size: 1.27 acres '� �- —r - '�� r, Receipt No.: ' �_.:�� , ,, �;, .� Application Accepted By: Applicant*: Metro Parks & Greenspaces Dept. � ; r-� • Date: '�� :�!...��m� � Address: 600 NE Grand ' ' City/State: Portland, OR Zip: 97232 Date Determined Complete: Primary Contact: April Olbrich, Legal Asst. , Metro OGC Rev.SI21/2001 i:lcurpinUnasters\revisedllandpart.doc Phone: 503-797-1548 Fax: 503-797-1792 Property Owner/Deed Holder(s)*: (Attach list if more than one) HorNel, Inc. , LCC REQUIRED SUBMITTAL ELEMENTS P.0. Box 159 (Note: applications will not be accepted Address: Phone: 503-678-1878 without the required submittal elements) City/State: Aurora, OR Zip: 97002 � ,. � [�, Application Form "When the owner and the applicant are different people, the applicant [�J ;�pwner's Signature/Written Authorization must be the purchaser of record or a lessee in possession with written � ,�-itle Transfer Instrument or Deed authorization from the owner or an agent 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 this application. � Sfife/Plot Plan � (#of copies based on pre-app check list� PROPOSAL SUMMARY �] �ite/Plot Plan (reduced 8'/z"x 11") The owners of record of the subject property request permission to � ApplicanYs Statement [�,-, � allOW 8 L811d PBrtitio� t0: (#of copies based on pre-app chedc lis�!�I v ; GWS Service Provide��r f� �� divide 55,321 into tw� fr2) (to ta l area) (#o f parce ls) �� 2 Sets of Pre-Addressed/Pre-Stamped containing 19,602 and 35,719 #�10 Envelopes & Copy of 500' Property (sq. ff. or acres) (sq. ft. or acres) Owner List Generated by the City The partition proposal is to divide a 1.27 acre � Filing Fee (City) #$ 780.00 ^ (provide any additional information here) (Urban) $2,480.00 parcel into 2 parcels: 1) .45 acre which HorNel will retain & develop an approved office-warehouse building; 2) a .82 acre parcel ° through which Fanno and Ball Creeks flow, which Metro will purchase for protection & enhance- 1 ment. �� - -� i `' �' List any VARIANCE OR OTHER LAND USE ACTIONS to be considered as part of this application None , APPLICANTS To consider an appl�cation complete, you wdl need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the"Reqwred Submittal Elements"box (Detaded Submittal Requirement Information sheets can be obtained upon request for all types of Land Use Applications ) THE APPLICANT(S)SHALL CERTIFY THAT ♦ The above request does not violate any deed restrictions that may be attached to or �maosed upon the sub�ect�ropertv ♦ If the application is granted the applicant wdl exercise the nghts granted m 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 requirements for approving or denymg the application SIGNATURES of each owner of the sub�ect property DATED this 2� day of 7 U �V E 20 o z / �� f Owner's Signature Owner's Signature � I Owner's Signature Owner's Signature 2 i � CITY OF TIGARD Commumty�DeveCopment ShaprngA Better Cqmmumty LAND USE PROPOSAL DESCRIPTION � 120 DAYS = 11/28/2002 FILE NO MINOR LAND PARTITION (MLP) 2002-00008 ��1�d FILE TITLE METRO PARTITION APPLICANT Metro Parks and Greenspaces Dept OWNER HorNel, Inc LLC, and Attn April Olbrich, Legal Assistant Fanno Creek Acres, LLC 600 NE Grand Avenue PO Box 159 Portland, OR 97232-2736 Aurora, OR 97002 REQUEST The applicant is requesting Minor Land Partition approval to partition a 1 27 acre parcel into two �arcels consistin� of 45 and 82 acres respectively The proposed 45 acre parcel will be developed with an office-warehouse building previously approved, but not yet constructed The proposed 82 acre parcel wdl be preserved as an open space tract for the purpose of connecting the Fanno Creek Greenway Regional Trail Corridor and to protect and enhance the associated nparian and uplands areas of Fanno and Ball Creeks ly7�f LOCATION � SW 74�' Avenue, WCTM 2S112AC, Tax Lot 900 ZONE I-P Industrial Park District The I-P zonmg district provides appropriate locations for combinin light manufacturing, office and small-scale commercial uses, e g , restauran�s, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site impacts, e g , noise, glare, odor, vibration, are permitted in the I-P zone In addition to mandatory site development review, design and development standards in the I-P zone have been adopted to insure that developments wdl be well-integrated, attractively landscaped, and pedestrian-friendly APPLICABLE REVIEW Community Development Code Chapters 18 390, 18 420, 18 530, 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 JULY 31, 2002 DATE COMMENTS ARE DUE AUGUST 14, 2002 ❑HEARINGS OFFICER [MONJ DATE OF HEARING TIME 100 PM ❑PLANNING COMMISSION [MONJ DATE OF HEARING TIME 100 PM ❑CITY COUNCIL [TUESJ DATE OF HEARING TIME 130PM �STAFF DECISION RENTATIVD DATE OF DECISION SEPTEMBER 13, 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 MorQan Tracy. Assistant Planner (503) 639-4171, Ext 2428 CITY OF TIGARD OREGON July 31, 2002 Metro Parks and Greenspaces Department Attn: April Olbrich 600 NE Grand Portland, OR 97232 RE: Notice of Complete Application Submittal— MLP2002-00008 Dear Ms. Olbrich: The City has received the information necessary to begin the review of your Minor Land Partition application. Staff has, therefore, deemed your application submi.ttal as complete and will begin 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. 2428. Sincer ly, � ��- Morgan Tracy Associate Planner i:lcurpin\morgan\workspacelmlplmlp2002-o0008(metro#2)lmlp 2002-00008 letter of completeness.doc c: MLP 2002-00008 Land Use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 � Project:_ P Zooz- u'�u� 8 LAND USE APPLI IOH Date: ��oZ COMPLETENESS REVIEVII , COMPLETE ❑ INCOMPLETE �, STANDARD INFORMATION: Q Deed/Title/Proof Of Ownership �]W/l�Neighborh�odrMtg. Affidavits, Minutes, list Of Attendees�� I S dy(18.390) ❑ USA Service Provider letter �NJI}�onstruction fost Estimate ❑.��ets Of Applicatian Materials/Plans [� Pre-Application Conference Notes [•� Envelopes With Postage (Yerify Count) PROJECT STATISTICS: ❑ Building Footprint Size Q'/ °/a Of Landscaping On Site � °/a Of Building Impervious Surface On Site [� Lot Square Footage PLANS DIMENSIONED: [�Building f ootprint Q� Parking Space Dimensions(Indude Access�ble&Bike Parking) ❑ Truck Loading Space Where Applicable ❑ Building Height � Access Approach And Aisle [� Yisual Clearance Triangle Shown ADDITIONAL PLANS: ❑� Vianity Map ❑ Architectural Plan ❑ Tree Inventory Q Existing Conditions Plan ❑ landscape Plan �J pr��rm P��► /�r��• � Site Plan ❑ Lighting Plan � E PLAN/ ITIGATION PLAN: 1.�0�-R��+ ❑ ❑ a ADDITIONAL REPORTS: (list any special reparts) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: r ❑ I 8.330�c�a�o�uu� ❑ 18.620 R�a r��,�o��s�a�� (� I 8.165(ott-Sveet Puking�ding Requiremenb) ❑ I 8.340(uiRCmrs Interpreuuonl ❑ �I 8.630(wuhinguin squue kgian�l(ente� [v� I 8.115�a�Wa:�h�� - ❑ 18.350�e u��,d Q° 18.105��a�a�� -- ❑ 18.180�z�� ❑ 18360(i�te Derebpme�t kriew) ❑ 18.710(Acassory I�denu�l uni�) ❑ I 8.785��u�r��a� ❑ I 8.310(v�ri�«�Aej�:u��) ❑ I 8.T I S(oe�iry C«np�ncau) ❑ I 8.190(�rK�� ❑ I8.3HO(iaiing M�p/f�ct Amendments) ❑ I 8.J20��c��ona�h s�a�aS� [� 18.795(r:�il oe�a a�eu) -. ❑ I 8.385�nu«aN�r�� I B.�ZS(Enrironmenhl Perlormma SUnduds) ❑ 18.797�w�a��R��a��r o�v�a� [�' I 8390�n�g r�a�res/Ynp�a Sadr).s ❑ I 8.730�Ex«�u«�ro o�,rc��s�evas� ❑ 18.198�R►�ss cwn�oi�000 F�ouca) ❑ I 8.410��e u�a,�a► ❑ I 8.740�x�o�o�y� I 8.810�aKC a uu�q��►so�d��- [r I 8.420�a ruou�� ❑ I 8.742�o��o�v�m:a� ' � � /�- ❑ I8.430��a�� ❑ I H.�4S(lmdsnping&SQeeang 5nnduds) en�'"�`^��"' `� °�P t�''^P`� � I H.S I O(Msidenwl Ioning Districts) ❑ I 8.750�n��x��o�� ❑ I 8.520(�orm�erdil loninq asairnJ ❑ I 8.155�n�x�e soua wue�ng f0onge) � I8.S3O(Mdusai�l Ioning Disaicu) - ❑ I H.76O�Nonconforming Sim�uons) ADDITIONAL ITEMS: �'Y F� i��~ �k I:kxupinlmasters�revisedUand use application completeness review.dot REVISED: 17-Jan-01 I• 6 0 0 N O R l H E A 5 T G R A N D A V E N U E I P O R T L A N D O R E G O N 9 7 2 3 2 Z 7 3 6 T E� 5 0 3 7 9 7 1 7 0 0 F A% 5 0 3 7 9 7 1 7 9 7 i�� I� / i _ ,///�� HAND DELNER M E T R O Tune 28, 2002 Mr Morgan Tracy Associate Planner City of Tigard Communrty Development 13125 SW Hall Blvd Tigard, OR 97223 Dear Mr Tracy Re Minor Partrtion Application for property known as 14775 SW 74`" Avenue, Tigard, OR 97223 2S 1 12AC 01200, Fanno Creek Acres, LLC, owner Metro Parks & Greenspaces Dept , applicant, Minor Partrtion Application for property known as 14865 SW 74�' Avenue, Tigard, OR 97223, 2S 1 12AC 00900, HorNel, Inc , LLC, owner, Metro Parks & Greenspaces Dept , applicant Please find enclosed three sets for each of the above referenced minor partrtion submission of the following 1) Land Partition Type II Application w�th owner's s�gnature, 2) Applicant's Statement, 3) Copy of Pre-App Conference Notes, 4) Vesting Deed and Memo of Purchase Agreement to Metro, 5) Vicinity Map/Proposed Partition Map (aerial) 6) Existing Condrt�ons Map 7) Preliminary Plat Map ( 3, 8 '/z" by 11", 3, 18" by 24") Also enclosed are 1) Metro check no 00061054 in the amount of$1560 00 for the application fee for both applications, and 2) Two sets of pre-addressed/pre-stamped #10 envelopes & Copy Of 500' property owner l�sted generated by the City Page 1 of 2 Recycled Paper www metro region org T D D 7 9 7 1 8 0 4 . I anticipate that Clean Water Services will be sending you the required service provider letters within the next week If you have any questions, please feel free to contact me at 503-797-1548 or at olbricha(cr�metro dst or us Thanks for your ass�stance incerely, 1 ` � April lbrich Legal ssistant Enclosures Cc Gale Nelson, Fanno Creek Acres, LLC, HorNel, Inc , LLC William Eadie Joel Morton, Esq I\APRIL\TARGETAS\FANNOCRK\fannocrkacr\tigardltl doc Page 2 of 2 -� o �G�� Z� �� /�0�a��Z�1 1 -Lc) Exh�►, � #1 � � UNTIL FURTNER NOTICE ALL FUTURE`�K �iJ' rAX STATEMENTS SHALL BE SENT TO 1� AS TO TAX qCCOUNT NO 2S112AC-01200 Fanno Crosk Acns�LLC STATE OF OREGON � P O 8ox 159 County o}Weshl�yton � Aurore OR 97002 1 .leny R H�uor�, plracrtar ot Assess- AS TO TAX ACCOUNT NO 2S!12AC-C�O9p0 �t � t� � �_�� N Hor�i tChe�wrthrn��'�0��' °D`t'�' thet N.LL C end re�rortfod n boa�c�oi�►�.+�� P O Box 159 ��ry � ,� M�*�� Aarora OR 97002 ��# �} -� #� AFTER RECORDING RETURN 70 � � • ~1- y .• ' � Gale Nebon � .�►ry�J�enson �rector of P O Box f 59 �Assessrt�ent and taxcitwn Ex- Aurora OR 97002 �'��Y Clertc Doc 2000088349 Rect 265976 32 00 10/31/2000 09 II 35am AGREEMENT�OR PROPERTY LINE ADJUSTMENT ANO DEED Fanno Creek Acres, i.LC� an Onegon lim�ted liabtlity company and HorNel, LL.C., an O�gon pmited UabiQty company ag�ee ro�eate a tot Line Ad�usbnent l�orl�le�. L L..0 an Oregon limrted babflrty company hereby conveys to Fanno Cneek Acres� LLC an Oregon hmited�iabllity companr ProPenY descnbed m Exh+bd'A"attached hereto i ne parties agree t�at the folbwmg shall be the cor�ect legal �escnp6on for Fanno Creek Acres, LLC ProDerty See Exhrbd B"attached F�ereto The Parbes agree that the foliowmg shatl be the � iegal descnptron for the rema�nder of the HorNel� LLC properiy See Exh+bd"C attached hereto NOTE FiorNel L L C ptoperty was acquired by deed recorded September 08 2�00 as Fee Nc 2000072554 tiorNel L L C took tdle as HaNel Inc LLC ranrto Creek Acres LLC property N,as acyuired b�,d��rded December 22 1999 as Fee No 99138520 THIS INSTRUMEI�( yy�LL (�pT AILOW USE OF THE pRppERTlr pESCRIBED IN THIS lNS7RUMENT IN VIOLATION pF APPLICqgLE IANp US� �µyyS q�p REGULATIONS BEFORE SIGNU�G pR ACCEPTING THIS INSTRUMEWT T}�E �PSON ACQUIRING FEE T17LE TO THE PROPERN SHOt�LD CHECK WRH THE APPROPRIATE CITY OR COUMY PIAI�lNING OEPARTMENT TO YERIFY qppR�VEp USES AND TO DETERMINE ANY LIMffS ON LA1151�UITS AGAlNST FARMING OR FOREST PRACTICES AS�FlNEp IN ORS 30 930 The true cons�deration for this conveyance is to ad�ust bt fine The tot Ime ad�ustrt�nt was approved by City of Tigard in Property Lme Ad�usunent File No MIS2000-00012 � � , _ � Dated tha Z�dey o f /Q 2000 l . �r Fanno Cro�k �.LL �a��bc�+►msna9inp m�mb�r }iori�el�L�.0 Sy Gal�1+)�kon�manu9ln0 me�ber SrATE OF ORE(30N � � _ C/r�cko..�.,c,.�, ) courvnr oF � � ----_r___. �7�PPeered tt�s above narrred GsM N4bon,mana�in�rn�pnb�►o!Fanno Cro�k Acns. LLC and HorNN.L.L.0 and�dcnaw{edged Ihe�a�gc�ng instrument to s volun tary sd and dee� �q�y Publ�for Oregpn ��/ - i�Y oom►n�ss�on expres �//_D 2 OFFICIAL SEA� dEAN 1 KARr hOTARY PI,BIIC-OREGON COMMISS ON NO 34851? 1�IY DOA�AAISS��1 ExP1RE5 AP0.11 20Q2 � � ExHiBer~a� �►Rg a hBCt ot land m a portron ot tot 20 Fanno Creek Ape Tracts' end a port�n of po�� Q g� 138520 s�h,ated ,n the NE Quarter of Sechon 12 Townsh�p 2 South Range 1 West, of the W,q,�rnet� Mend�an m tl�e C�ry of Tigard Counry oi Washmgton and State of Oregon bemg m�ore par��y �-� as tollovvs 8e9inrnng at the northwest comer of lot 20 'Fanno Creek Acne Tracts' ther�ce along tl�e ca�►ter sedwn Ime�f se�d Sectan 12 end the westerly Ime ot sa�d'Fanno Creelc Acre`fracts' Spp°05 5gyy a d�stance of 79 9g Ife� thence S90°00 00'E e d�stanoe ot 452 93 feet to the westeriy nght oi way hne ol S W 74°'Avenue(40 �eet �) the^�e abng sa�d westery nghs of way Gne NO2°09 pp'W a d�stanoe d 20t 06 (eet, th�tq S30°03 47'V!1 a d�sta�soe of 11419 feet thence S89°56 20'IR► a drstanoe ot 357 61 I�et tu a pant on the sard center sect�os�hne of sa�d Secbon 12 Ihence akmg sa,d c�nter seci,on Ima S00°OS 58'W a d�ttenoe�4T 25 ireet ta the Pomt of Begmning Conta�rnng 60 723 square fieet, t 39 acres EXHIBIT"B" Bemg a portbn of a tract of land per pocument No 99-138520 wh�ch �s also�.�a porbon of Lots 19 and 20 'Fanno Creek q�e Tra�s' s,hsted m the NE Ouarter oi SecUon 12 Townsh,p 2 Sa,th Range 1 WesL oP the Willamette Metrd�an �n the C�ty oP Tigard, County of Washrngton a�d State ot Onegcm beirtg rreor� part�larty descn�bed as fotlows Beginrnng at the southwes;comer of Lot 19 'Fanno Creek Acxe Tracts" Mence atortg ihe center secbon Iaie oi s�d Se�n 12 and �e westeriy 4ne of sa�d `Fanno Cr�eek Acxe Tracts' N00°05 56'E a d�slanoe of 384 08 feeX thetfce N89°56 20'E a d�stanrr nf ��7�� ► ►we....,. .��,.o.,� .-.•,- _ ........... ��w VJYI � d �p►ance oi �ia iy neet to the wester�y ngM of way hne of S W T4'" Avenue (40 feet w�de) thence abng sa�d wester}y rtght of way Gne SC2°09 00°E, a dstance of 456 69 feet to the south fine of sa�d �ot 19 thence S89°49 42"W a d�stance pf 46297 teet to the Pc+�nt of 8egmrnng Contaimng 178 029 square feet,4 09 acres EXHIBIT"C" � �-I �ng a portron of a tract of land � Document No 99-13&520 situated in the NE Quarter of Secbon �2 Tovmship 2 South Rartge 1 West of the Wilhar�ette Mend�an m the City of T�gard County of Washington and State of Oregon bemg more par�u�a�y descnbed as folbws Beginrnrig at the northwest comer of Parcel 1 of said document,thence abng the north C�ne of sa�d document N89°5711 E a d�stance of 442 74 feet to the westerty r�ght of way Ime of S W 74°i Avenue (40 feet wid�) , ther�ce along sa�d westeriy nght of way tme S02°09 00"E a d�stance of 58 47 feet thence S50°03 47'1N a distance of 114 19 feeZ thence S89°56 20°W a distance of 357 61 feet to the center secUon fine of sa�d SecUon 12 thence alang said center�echon I�ne N00°05 58 E a d�stance of 131 75 feet to the Pomt of Beginn�ng Containmg 55 342 squar�feet 1 27�cres ��.-- - � -- _ Exhibit #1 When recorded, ma�l to Metro Office of General Counsel 600 NE Grand Avenue Portland,OR 97232-2736 MEMORANDUM OF PURCHASE AND SALE AGREEMENT This is a memorandum of a certam Agreement of Purchase and Sale("AgreemenY') between HorNel, Inc, LLC,an Oregon limited l�abil�ty company("Seller"), and Metro, an Oregon mumc�pal corporahon("Metro"),signed by Seller on �d � 2002 By said Agreement, Seller has agreed to sell to Metro Seller's mterest m that certa�n real property m Was}ungton County, descnbed m Exlub�t A attached hereto and incorporated herein by t}us reference If not earlier paid, all amounts owed under the Agreement shall be due and payable 180 days after the Effechve Date as set forth in the Agreement,if Closmg is not otherw�se extended as provided for therem The actual and true consideranon for the conveyance at Closmg will be based upon FNE THOUSAND FNE HUNDRED DOLLARS ($5,500 00)per acre,wnth the total acreage and total purchase pnce to be determmed by a survey of the Property as set forth m the Agreement of Purchase and Sale 1N WTTNESS WHEREOF,the parties have caused this memorandum to be executed as of the day and year first wntten above SELLER HorNel,Inc,LLC,an Oregon limited l�ab�l�ty company /e Gale Nelson,Managing Member State of Oregon ) ss County of On this �i�day of 2002,before me �P�O'yi2.� ��,t� , the unders�gned Notary Public,person ly appeared GALE NELSON, as Managmg Member of HorNel, Inc, LLC, an Oregon l�mited liabil�ty company,personally known to me(or proved to be on the bas�s of sat�sfactory evidence)to be the person whose name�s subscnbed to th�s �nstrument,and acknowledged that he(she or they) executed�t OFFICIAL SEAL DEBORAH WADE NOTARY PUBLIC-0REGON M comm�ssion exp�res 0� COMMISSION NO 325004 MY CpMMISSION EXPIRES JULY 5 2003 METRO,a mu c�pal corporation By M�ke Burton, Executrve Officer State of Oregon ) ss County of Y►-,e�. ) ,f s � On th�s nl�day of �- 2002,before me Y� �- the unders�gned Notary Public,persona ly appeared MIKE BURTO , Execut�ve Officer of Metro,a murucipal corporat�on,personally known to me(or proved to be on the basis of satisfactory evidence)to be the person whose name�s subscribed to this mstrument,and acknowledged that he executed it r < < My comm�ssio expues o—t —� OFFICIAL SEAL V L APRIL OLBRICH NOTARY PUBLIG-OREGON COMMISSION NO 349624 MY COMMISSION EXPIRES OCT 13 2005 Exh�bit A Property Descnption Bemg a port�on of a tr�ct of land as descn'bed in document No 99-138520,sftuated in the North East quarter af Sec6on 12�Townshrp 2 South, Rahge 1 West of the WiUamette Mendian in the Ctfy of Tigard, Couniy of Washmgton and State of Oregon. being more parbcularfy descnbed as folbws Beginrnng at the Northwest corner of Parcell of said document, thence along the North�ne of sald tract, North 89°57'11'East,a distance of 442.74 feet to the Westery nght of way Gne of SW 74�'Avenue(40 feet wlde).thence along sald Westerly right oi way Ime. South 02°09'00°East,a distance of 58 47 feet, thenoe South 50°03'4T West.a disfanoe of 114 19 fee�dience South 89°56'20"West,a distance of 357 61 feet to the center secbon 6ne of said Section 12� thence along said center sectlon line, North 00°0558"East. a dtstance of 131 ?5 feet to the point of beg(nnfiy � � r , s TABLE OF CONTENTS DATA SHEET PROJECT OVERVIEW Pro�ect Description Background MINOR LAND PARTITION NAR.RATIVE Appl�cant's Compliance w�th the City of Tigard Development Code Standards Chapter 18 390 Decision Making Procedures/Impact Study Chapter 18 420 Land Partitions Chapter 18 530 lndustrial Zomng Districts Chapter 18 705 Access/Egress/Circulation Chapter 18 765 Parking Chapter 18 775 Sensrtrve Lands Review Chapter 18 795 Visual Clearance Areas Chapter 18 810 Strcct & Utility Improvcmcnt Standards CONCLUSION APPENDICES Appendix #1 Copy of Pre-App Conference Notes Appendix #2 CWS Service Provider Letter EHXIBITS Exhibrt #1 Vesting Deed and Memo of Purchase Agreement to Metro Exhibrt #2 Victnrty Map/Proposed Partition Map (Aerial Topo) Exhibit #3 Ex�sting Conditions Map Exhibrt #4 Prelim�nary Plat 1 of 10 DATA SHEET APPLICANT Metro Parks and Greenspaces Department Open Spaces Drvision 600 NE Grand Portland, OR 97232 Attn William Eadie Telephone 503-797-1925 Fax 503-797-1588 APPLICANT'S REPRESENTATIVE Metro Office of General Counsel Attn April Olbrich, Legal Asst 600 NE Grand Portland, OR 97232 Telephone 503-797-1548 Fax 503-797-1792 PROPERTY OWNER HorNel Inc , LLC Go Gale Nelson P O Box 159 Aurora, OR 97002 Telephone 503-678-1878 Fax 503-797-1233 PROPERTY DESCRIPTION T2S R1 W, Section 12AC, Tax lot 900 SITE SIZE 55,321 square feet CURRENT ZONING DESIGNATION I-P (Industrial Park District) PROPOSAL Minor land partrtion type II application 2of10 PROJECT OVERVIEW Pro�ect Descnption HorNel, Inc , LLC, ("HorNel") the owner, and Metro Parks and Greenspaces Department, ("Metro") buyer, wish to partrtion the 1 27 acre parcel, ("the Property") into two parcels HorNel will retain the approximate 40 acre parcel ("the HorNel parcel") on which a proposed office and warehouse building has been approved by the City of Tigard Metro will purchase an 87 acre riparian and uplands parcel ("the Metro parcel") through which both Fanno Creek and an oxbow of Ball Creek flow Metro is purchasing the property to 1) close the remaining "gaps" of the Fanno Creek Greenway Regional Trail Corridor and 2) to protect and enhance the assoc�ated nparian and uplands areas of Fanno and Ball Creeks This application is for a minor land part�tion to create the two parcels for the purposes set above and there is no development associated with this request Background The current configurat�on of the Property, tax lot 900, 2S 1 W 12AC, was "approved" by City of Tigard (MIS2000-00012) in 2000 and the proposed development plan was approved under SDR 2001-00023 The current square footage of the Property is 55,321 square feet Code Requirements Chapter 18 530 Industrial Zomng Districts The Property is zoned I-P, Industrial Park, which has the purpose of providing appropriate locations for combining light manufacturing, office and small-scale commercial uses, e g , restaurants, personal services and fitness centers, in a campus-like setting Only those light industrial uses with no off-site tmpacts, e g , noise, glare, odor, vibrations are permitted in the I-P zone HorNel's proposed office-warehouse butlding ts a permitted outright use, the I-P zone does not prohibit a"natural area"parcel The standards for the zone and property's compliance with those standards are addressed below Mimmum Lot Size None Response The lots created by this partition will be 1) 17,460 square foot tract on which the proposed office warehouse building will be sited and will be retained by HorNel, 2) 37,881 square foot tract which will be purchased by Metro as an Natural Area parcel The proposed parcels meet the required mimmum lot size Avera�e Mimmum Lot Width 50 feet Response The HorNel Parcel has 58 feet of width on its east boundary and approximately 103 feet on west boundary The Metro Parcel, a"flag lot" has 103 feet on the east boundary it shares with the HorNel Parcel and 131 feet on the west boundary Setbacks The minimum required setbacks are Front yard 35 feet, 3of10 Side yard 0 feet, Rear yard 50 feet Response The HorNel Parcel meets the above l�sted setbacks The Metro Parcel abuts a residential zone, so a 50 foot setback is required, but no development is proposed Maximum Buildin�Height 45 feet Response The proposed structure on the HorNel Parcel w�ll be approximately 20 feet, well below the maximum buildmg height of 45 feet This application proposed no development on the Metro Parcel Maximum Site Covera�e 75% Response The proposed building and impervious surface parking lot cover will cover approximately 59% of the HorNel Parcel This application proposed no development on the Metro Parcel Mimmum landscaped or natural ve�etation area 25% Response The proposed minimum landscaped or natural vegetahon area of the HorNel Parcel will be 41% This application proposed no development on the Metro Parcel Chapter 18 390 040 Decision Makin� Procedures—Type II Procedures Type II procedures apply to quasi�udicial permrts and actions that contain some discretionary crrteria Type II actions are decided by the Director wrth public notice and an opportumty for a hearing If any party with standing appeals the Director's Type II deciston, the appeal of such decision will be heard by the Hearings Officer itesponse This application is for a Minor Land Partition, for the creation of two (2) lots from one existing lot Such an application is sub�ect to a Type II decision mak�ng proccdure in Table 18 390 040 of the City of Tigard Community Development Code Applications are sub�ect to a Type II procedure and decided by the Director with public notice and opportumty for a hearing Type II applications are not sub�ect to the Neighborhood Meeting requirement (Section 18 390 040) This proposal is to partrtion an existing legal lot of record wrth an area of 55,321 square fee into two lots, 1) 17,460 square foot parcel, which includes a proposed and approved office-warehouse building, to be retained by HorNel and 2) 37,881 square foot parcel which will be purchased by Metro as a riparian and uplands habitat parcel The Industrial Park zomng has no minimum lot size, so both of these tracts comply with minimum lot size, setbacks, maximum lot coverage and mimmum landscaping requirements The City of Tigard Community Development Code requ�res the inclusion of an impact study to quantify the effect of the proposed development on public facilrties Response The partition of a single legal lot of record into two lots will have no impact on the development of publ�c facilities and services The proposed HorNel office warehouse building was approved by the City of Tigard and will meet City of Tigard 4of10 requirements upon its completion The proposed Metro Parcel requires no public services, since there ts no proposed development of the parcel Transportation Svstem includin� Bikewa� The Property, tax lot 900 has approximately 58 feet of frontage along the SW '74cn Avenue Under the requested minor partition, the HorNel Parcel will retain the entire frontage along SW 74`h Avenue, and HorNel w�ll grant Metro an access easement over its parking lot area to the Metro Parcel Upon completion of the proposed HorNel office warehouse building, HorNel will dedicate 10 feet of right of way, plus complete the half street improvement required for developing the building Access to the proposed HorNel office warehouse building will be through one access location, a 30 foot wide entrance from SW 74`h Avenue The 30 foot wide entrance gradually becomes a 24-foot paved surface that ends at the fa�ade of the proposed structure The paved surface also serves as adequate space for all required parking The paved surface and parking areas are designed to meet ctty engineering standards A paved pedestrian sidewalk will extend from the first floor building entrances to SW 74tn Avenue No additional public transportation systems will be required as a result of this partrtion There is no existmg bikeway in this area, although there is a proposed off street regional multi-use path in the greenway area on the recently adopted Tigard Transportation System plan Metro and/or the City of Tigard Parks Department may in the future, construct a pathway/bikeway on the Metro Parcel At such time, Metro and/or the Parks Department will submit its application and plans and meet the City of Tigard's code requirements Draina�e System Under the proposed development of HorNel office warehouse building, an on-site water quality facilrty connecting to a system of storm lines and a catch basin will be constructed The runoff from the impervious surfaces as well as downspouts from the proposed building will drain directly into the drainage system The catch basin will drain directly into the water qualrty facilrty This facility will treat the water based on Clean Water Services requirements The storm water facilrty is designed to remove 65% of the phosphorus contamed in the 100% of storm water runoff generated from newly created impervious surfaces This system is designed to substantially lessen the impact of development on surrounding property owners There is no proposed development on the Metro Parcel, so no additional drainage systems will be required as a result of this partrtion Metro and/or the Crty of Tigard Parks Department may in the future, construct a pathway/bikeway on the Metro Parcel At such time, Metro and/or the Parks Department will submit its application and plans and meet the Crty of Tigard's code requirements Parks Svstem The proposed partition has no impact on the local park system Metro and /or the City of Tigard Parks Department may in the future, construct a pathway/bikeway on the Metro Parcel At such ttme, Metro and/or the Parks Department will submit its application and plans and meet the C�ty of Tigard's code requ�rements Sof10 Water S, s�em Under the proposed development of the HorNel office warehouse building, HorNel will connect the building to the existing water line located m SW 74`h Avenue Extension of the line will cause little public impact on surrounding neighbors The proposed part�on has no �mpact on the water system Metro and/or the City of Tigard Parks Department may in the future, construct a pathway/bikeway on the Metro Parcel At such time, Metro and/or the Parks Department will submrt rts application and plans and meet the C�ty of T�gard's code requirements Sewer Svstem Under the proposed development of the HorNel office warehouse bwlding, HorNel will connect the bu�lding to the existing sewer line located in SW 74`h Avenue Extension of the line will cause lrttle public impact on surrounding ne�ghbors The proposed partition has no impact on the water system Metro and /or the City of Tigard Parks Department may in the future, construct a pathway/bikeway on the Metro Parcel At such time, Metro and/or the Parks Department will submit its appl�cation and plans and meet the C�ty of Tigard's code requirements No�se Impact of the Development Under the proposed development of the HorNel office warehouse building, HorNel w�ll during the construction stage follow the noise suppression standards required by the City of Tigard Code The proposed partrtion will not create any new sources of noise Metro and/or the City of Tigard Parks Department may in the future, construct a pathway/bikeway on the Metro Parcel At such time, Metro and/or the Parks Department will submit rts application and plans and meet the City of Tigard's code requ�rements Chapter 18 420 50 Land Partrtions Approval Criteria A request to partition shall meet all of the following criteria 1 The proposed partition complies with all statutory and ordinance requirements and regulations Response The applications and accompanying exhibits demonstrate compliance with all statutory and ordinance requirements and regulations 2 There are adequate public facilities available to serve the facility, Response Adequate public facilities are currently available and will �n the future serve the proposed HorNel office warehouse building The partition will not require addrtional public facilities 3 All proposed improvements meet City and applicable agency standards Response The proposed HorNel office warehouse building has been approved by the City of Tigard There are no proposed improvements requested in con�unction wrth this � partrtion application 4 All proposed lots confirm to the spec�fic requirements below a) The minimum width of the building envelope area shall meet the lot requirement of the appl�cable zoning district 6of10 b) Response The minimum width of the building envelope, 50 feet, is met on both proposed parcels No building or development is proposed on the Metro Parcel This partition action meets the requirement of this code provision c) The lot area shall be as required by the appl�cable zon�ng district In case of a flag lot, the accessway may not be included in the lot area calculations d) Response The property is located in an Industrial Park zone, which has no minimum lot s�ze The pro�osed parcels meet th�s reqwrement Access from 74`n Avenue to the Metro Parcel will be through the HorNel parking area, this accessway area is not calculated into the mimmum lot s�ze This partrtion act�on meets the requirement of this code provision e) 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 Response The proposed HorNel Parcel has a minimum of 15 feet of frontage on SW 74`h Avenue HorNel will grant Metro a 15 foot access easement over the HorNel parkmg lot area in order to provide access from SW 74`h Avenue to the Metro Parcel This partition action meets the requirement of this code provision � Setbacks shall be required by the applicable zomng district �tesponse Both the proposed parcels meets the setback requirements of front yard, 35 feet, side yard, 0 feet, and rear yard, 50 feet The Metro Parcel has no proposed development This partit�on action meets the requirement of this code provision g) 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 Response No structure will be located on the proposed Metro Parcel, which is a flag lot, the proposed Metro Parcel meets the side yard standard Th�s partrt�on act�on meets the requirement of this code provis�on A screen shall be provided along the property line of a lot of record where the paved drive in an accessway �s located within ten feet of an abutt�ng lot in accordance with Sections 18 745 O50 Screening may also be required to ma�ntain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development Response The proposed paved accessway is approximately 10 feet south of the property's north boundary line The approved site design review for the proposed HorNel office warehouse building includes a proposed parking lot 10 feet south of the north property line, within this buffer a five foot planter strip and sidewalk w�ll be located The HorNel Parcel meets the screening and buffering standards The proposed Metro Parcel is being acquired for preservat�on and enhancement of riparian and upland areas of Fanno and Ball Creeks As such, the property requires no privacy and since no development is proposed, no usable outdoor recreation area is required This partition action meets the requ�rement of this code prov�sion h) The fire district may require the installation of a fire hydrant where the length of an accessway would have a detr�mental effect of fire-fighting capabilities Response A fire hydrant is located approximately 25 feet north of the property line on an ad�acent property The proposed HorNel office warehouse building does not require installation of a fire hydrant Since there is no proposed development, only a 7of10 partrtion of the property, no addrtional fire fighting services are needed This partrtion action meets the requirement of this code provision i) 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 wrth the approved partit�on map Response HorNel will grant Metro an access easement to the proposed Metro Parcel This partrtion act�on meets the requirement of this code provision 5 Any accessway shall comply wrth standards set forth in Chapter 18 705, Access, Egress and Circulation Response The accessway, egress and circulation for the proposed Hornel office warehouse building are approved There is no proposed development for the proposed Metro Parcel HorNel will grant Metro an access easement to the proposed Metro Parcel Th�s partition action meets the requirement of this code provision 6 Where landfill and/or development is allowed within or ad�acent to the one hundred year floodplain, the Crty shall require consideration of the dedication of sufficient open land area for greenway ad�oining and within the floodplain This area shall include port�ons at a suitable elevation for the construction of a pedestrian/bicycle pathway wit the floodplain in accordance with the adopted pedestrian/bicycle pathway plan Response The purpose of the proposed minor partrtion �s so that Metro can acquire approximately a 87 acre tract through which Ball and Fanno Creeks flow to 1) close the remaining gaps of the Fanno Creek Greenway Regional Trail Corridor and 2) to protect and enhance the associated riparian and uplands of Ball and Fanno Creeks No development is proposed on the Metro Parcel This partrtion achon meets the requirement of this code provision 7 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 Response No variance or ad�ustment is requested This partrtion action meets the requirement of th�s code provision Chapter 18 705, Access, Egress and Circulation 18 705(I) Minimum access requirements for commercial and industrial use in I-P zone M�nimum number of driveways required 1 Minimum access width 30' Mimmum pavement 24' curbs required Response The proposed HorNel office warehouse building has a mimmum of 50 feet on SW 74`�' Avenue, a public street and satisfies the above requirements The proposed Metro Parcel is not being developed The partitton application does not effect the approved access HorNel will grant Metro an access easement to the proposed Metro Parcel This partrtion action meets the requirement of this code provision 8of10 Chapter 18 765, Off-Street Parking and Loading Requirements 18 765 040, General Standards Response The proposed HorNel office and warehouse building was approved to include ten parking spaces, tncluding one disabled parking space and bike parking In addition, the approved site design review for the HorNel office and warehouse building meets the off-street parking and loading requirements The proposed Metro Parcel wtll have no development and no parking spaces are required for natural area/open spaces parcels This partrtion action meets the requirement of this code provision Chapter 18 775 Sensrtive Lands 18 775 20 Applicabilitv of Uses, Permrtted, Prohibrted and Nonconforming A Outri�ht permitted uses with no permit required Except as provided subsections B, D and E below, the following uses are outright permitted uses within the 100-year floodplain, drainageways, slopes that are 25% or greater and unstable ground when the uses does not involve paving For the purposes of this chapter, the word "structure" shall exclude children's play equipment, picnic tables, sand boxes, grills, basketball hoops and similar recreational equipment 1 Accessory uses such as lawns, gardens or play areas, 2 Farm uses conducted wrthout locating a structure wrthm the sensitive land area, 3 Communrty recreation uses, excluding structures, 4 Public and pnvate conservation areas for water, soil, open space, forest and wildlife resources, 5 Removal of poison oak, tansy ragwort, blackberry or other noxious vegetation, 6 Maintenance of floodway excluding re-channeling, 7 Fences, except in floodway area, 8 Accessory structures which are less than 120 square feet in size, except in the floodway area, and 9 Land form alterations up to 10 cubic yards of material, except in the floodway area Response Fanno Creek and an oxbow of Ball Creek flow through the property The proposed HorNel Parcel is located outside of a sensitive lands area The Metro Parcel includes Sensit�ve Lands, such as 100 year floodplain and drainageways Metro's proposed use of the Metro parcel as a public conservation area and management regimes, includes the removal of noxious and invasive competmg vegetation and restoring and enhancing the riparian zones of Ball Creek and Fanno Creek, is a permitted use in the Sensrtive Lands overlay zone No development is proposed is proposed in this partition This partition action meets the requirement of this code provision CWS Buffer Standards Land development ad�acent to Sensrtive Areas shall preserve and maintain or create a vegetated corridor a buffer wide enough to protect the water quality functionmg of the sensitive area Response The HorNel Parcel is located outside of Sensitive Areas The Metro Parcel includes Fanno Creek and an oxbow of Ball Creek, which are Sensrtive Areas Metro proposes no development of the parcel, but is purchasing the parcel for public conservation area for water, soil, open space, forest and wildlife resources, including 9of10 , . restoration and enhancement of the ripanan and uplands habitat This partrtion action meets the requirement of this code provision CWS Service Provider Letter is attached as Appendix 2 Code Chapter 18 795, Clear Vision Area The Crty requires that Clear Vision Areas be maintained between three (3) and eight (8) feet in height at road/driveway, road/railroad and road/road intersecttons The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear v�sion area Response The approved proposed HorNel office and warehouse structure meets the standards of a 30 foot triangle in both directions and is 30 feet back from the property line on all other types of uses There is no development proposed on the Metro Parcel, which has no frontage on a road/driveway, road/railroad and/or road/road �ntersection This partition action meets the requirement of this code provision Conclusion The proposed partition of tax lot 900 creates two parcels 1) a HorNel Parcel which includes a proposed and approved office/warehouse building, and 2) a Metro Parcel through which Fanno and Ball Creeks flow, and which Metro intends to restore and enhance the riparian and upland areas This application addresses and demonstrates compliance with the relevant sections of the City of Tigard Development Code The applicant and owner request approval of the proposed minor land partition as set forth in the application and accompanying documentation I�APRIL\TARGETAS\FANNOCRK\HORNEL\narr doc I 10 of 10 � Appendix #1 � _ �, � r � �C�ITY O�F T�IG��R�y �4�`4� , �� ^ � — i � " ,r s...•M'D'�.�i.,��1i�.��.� �`. ` ., �R;E�=,�PP�II R_y��101V�fC j� � �F�Ek � a�N�C�,��E��fN�O��E�S� � �� °��°�°��°� a °L` t t' 4� r M"" i �'S,� �] 1 i`� � T� � �.�� 4`j" � �� h Y}„�'Sa`�CC�CG�'��<y.�a�a.� r 74 J-�°�„y,,�.,,�yfiP"a'�w t�(c�f�/�,(})�(��(�//y � .h+ � t°�# Yi{rc�� 4 M lF� 1 KA �� ..�� "-'—"�'J � � �.��Pre--�!P�Iira�on�M�eting��otes�.��i��fo� �x�6)'�M°°��)��s� ' "" ��.�cr ,'�"� � NON-RESIDENTIAL �,�� 6 ti/oz - �� APPLICANT MET'Rp AGENT 1't r�I C�I�art�� Phone ( ) Phone (�3 797-�s y� PROPERTY LOCATION ADDRESS/GENERAL LOfATION I�g�S Si,✓7H�'' � 14775 �W ��J�'' TAX MAP(S�LOT #(� NECESSARY APPLICATIONS ML1� fM��orLu..d ��rt�?D�t oh� PROPOSAL DESCRIPTION ��I wo u.�u,� ��'[�z oe� b � � � MAP ESIGNATION �N � I� I n�v tv t u� ZONING MAP DESIGNATION �-� CITIZEN INVOLVEMENT TEAM(C I T)AREA Eas�' IONING DISIRICT DIMENSIONAI REQOIREMENTS [Refer to Code Secdon 18� D�l MINIMUM LOT SIZE � sq ft Average Min lot width �b ft Max buddmg height H5 ft Setback� Front�ft Side �2 ft Rear�ft Corner ft from street MAXIMUM SITE COVERAGE ��% Mmimum landscaped or natural vegetation area�% ❑ NEI6HBORNOOD MEEi1N6 [Refer to ihe Neighborhaod Meedng BandouU THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal A minimum of finro (2) weeks between the mading date and the meeting date is required Please review the Land Use Notification handout conceming s�te posting and the meeting notice Meetmq is to be held pnor to submittincLvour application or the application wdl not be accepted * NOTE In order to also preliminanly address buddmg code standards, a meetmg with a Plans Examiner is encouraged pnor to submittal of a land use application CITY OF TIGARD Pre-Applicabon Conference Notes Page 1 of 9 NON�denh�A�GcahorJPlamm�g Drvaron Secbon . � �BATIYE [Refer to Code��apter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards Fadure to provide a narrat�ve or adequately address cntena would be reason to consider an application inoomplete and delay review of the proposal The applicant should review the code for applicable cntena � IMPACT S1UDY [Refer to Code Secdons 18 390 040 aad 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 shali quantify the effect of the development on public fac�lities and services The study shall address, at a mirnmum, the transportation system, including bikeways, the dramage system, the parks system, the water system, the sewer system and the noise impacts of the development For each public fac�lity system and type of impact, the study shall propose improvements necessary to meet City standards, and to mmimize the impact of the development on the public at large, public fac�lities systems, and affected pnvate property users In situations where the Community Development Code reqwres the dedication of real property interests, the applicant shall either spec�fically concur with the dedication reqwrement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportionai to the pro�ected �mpacts of the development [� ACCESS [8efer to Chapters 18 705 and 181651 ��w �'ro p",��( w.Q �`f`�,��au s�� Mirnmum number of accesses I (�r „o�...�99y��, Minimum access width �� Mirnmum pavement width �` wl wrbS All driveways and parking areas, except for some fleet storage parking areas, must be paved Dnve-in use quewng areas ❑ WALKWAY REQUIREMEtiT'S [Refer to Code Secdon 18 705 0301 WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commerc�al, institutional, and industnat uses, to the streets which provide the required access and egress Walkways shall provide convenient connections between buddmgs in multrbudding commercial, institutional, and industnal complexes Unless impractical, walkways should be constructed between a new development and neighboring developments ❑ SPECIAL SETBACKS [�efer to Code Chapter 18 7301 ➢ STREETS feet from the centerline of ➢ LOWER INTENSITY ZONES �� feet, along the site's w�,S�' _boundary ➢ FIAG LOT 10-FOOT SIDE YARD SETBACK ❑ SPECIAL BUILDIN6 NE16NT P60VISIONS [Refer to Code Sectlon 18 730 010.BJ BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be budt to a height of 75 feet provided that ➢ A maximum budding floor area to site area ratio (FAR)of 1 5 to 1 wdl exist, ➢ All actual budding setbacks will be at least half('/z)of the bwiding's height, and ➢ The structure will not abut a residential zoned distnct ❑ BUFFERIN6 AND SCREENIN6 [Refer to Code Chapter 18 7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR yISUAL IMPACTS between ad�acent developments, especially between different land uses, the City requires landscaped buffer areas along ce�tain site perimeters Required buffer areas are descnbed by the Code in terms of width Buffer areas must be occupied by a mixture of deaduous and evergreen trees and shrubs and must also achieve a balance between vertical and honzontal plantmgs Site obscunng screens or fences may also be required, these are often advisable even if not required by the Code The reqwred buffer a�eas may o� be occx.�pied by vegetation, fences, ut�lit�es, and walkways Additional information on required buffer area matenals and sizes may be found m the Development Code CffY OF TIGARD Pre-Apphcabon Conference Notes Page 2 of 9 NOI�FResiden4�App6ca6oNPlannmg Dmsan Sec6on � The ESTIMATED REQI, .ED BUFFER WIDTHS applicable to x.,�r proposal area are feet along north boundary feet along east boundary feet along south bour�dary feet along west boundary IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG ❑ LANDSCAPING [Refer to Code Chapters 18145,18 765 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 right-of-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 trees should be spaced 20 to 40 feet apart depending on the branchmg width of the proposed tree species at maturity Further information on regulations affectmg street trees may be obtained from the Planrnng Division A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parkmg 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 These design features may include the use of landscaped berms, decorative walis, and raised planters ❑ RECYCLING [Refer to Code Chapter t8 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 withm a parkmg lot is prohibited Much of Tigard is within Pnde Disposal's Senrice area Lenny Hing is the contact person and can be reached at (503) 625-6177 �PARKING [Refer to Code Secbon 18 765 0401 ` ( REQUIRED parking for this type of use �� c.�. u-r a►,. �.,r�n� fv Parking SHOWN on preliminary plan(s) SECONDARY USE REQUIRED pa►'lcmg h� ��.r�tr«_ r.e.��«u� �»! nD:�s� SOU-u- Parkmg SHOWN on preliminary plan(s) 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 mches x 16 feet, 6 inches Note Parking space w�dth includes the width of a stripe that separates the parfung space from an ad�oining space Note A maximum of three(3)feet of the vehicle overhang area in front of a wheel stop or curb can be included as part of required parking space depth This area cannot be included as landscaping for meeting the m�nimum percentage requ�rements 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 Amencans with Disabdities Act (ADA) A handout is available upon request A handicapped parking space symbol shall be painted on the parking space surface and an appropnate sign shall be posted ➢ BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS B�cycle racks shall be located in areas protected from automobde traffic and in convenient locations ❑ LOADIN6 AREA REQUIREMENTS [Refer to Code Sec6oa 18 765 0801 Every COMMERCIAL OR INDUSTRIAL BUILDING iN EXCESS OF 10,000 SQUARE FEET shall be provided with a loading space The space size and location shall be as approved by the City Engmeer CITY OF TIGARD Pre ApplicaUon Conference Notes Page 3 of 9 NON-Resdenbal App6ca�oNPlanrung Drvaion Sechon ❑ BICYCiE RAC�S [Refer�o._de Secdoa 18 7651 BICYCLE RACKS are reqwred FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS Bicycle racks shali be located in areas protected from automobde traffic anci �n convernent locabons �' SENStTIVE LANDS [Referto Code 6hapter187151 No t�,e��✓�'" P� �''� The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND Staff will attempt to prelimmary identify sensitive lands areas at the pre- application conference based on avadable information HOWEVER, the responsibilit�r to preGSelv_ identify sensitive land areas. and their boundanes. is the responsibility of xhe applicant Areas meeting the defirntions of sensitive lands must be clearly indicated on Nlans�mitted v�nth the development application Chapter 18 775 also provides regulations for the use, protection, or modification of sensitive lands areas RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS ❑ STEEP SLOPES [Refer to Code Section 18 715 080 Cl When STEEP SLOPES exist, pnor to issuance of a final order, a geotechnical repo�t 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 indude spec�fic recommendations for achieving the requirements of Section 18 775 080 C � CLEANWATER SERYICES[CWSI BUfF�R STANDARDS [Refer to R a 0 96-44/USA Reguladons-Cdapter 3l LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and mamtain or create a vegetated comdor for a buffer vvide enough to protect the water quality functioning of the sensitive area Desi n Cnteria The EGETATED CORRIDOR WIDTH is dependent on the sensitive area The followmg table �dentifies the �eqwred widths TABLE 31 VEGETATED CORRIDOR WIDTHS SOURCE CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION 8�ORDER 96-44 � ,�� , � � � _ �'� ` �,�PE�►DJAC� WJD�H�OF E,G�ETCA�T�ED �. "'�,�-� S SIT M D��l IT ON � � �TO�SEI�IT{��REAd g,� �-ORRIDOR_PER�51D � w z° s ♦ Streams with intermittent flow drairnng <25% ► 10 to <50 acres 15 feet � >50 to <100 acxes 25 feet ♦ Existmg or created wetlands <0 5 acre 25 feet ♦ Ex�sting 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 • Streams with intermittent flow draining >25% ► 10 to <50 acres 30 feet � >50 to <100 acres 50 feet • Existmg or created wetlands >25% Variable from 50-200 feet Measure ♦ Rivers streams,and spnngs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow drairnng >100 acres point to the top of ravme(break in ♦ Natural lakes and ponds <25%slope),add 35 feet past the top of ravine6 Starting point fw measurement = edge of the defined channel (bankful flow) for sVeams/nvers delineated wetland boundary dehneated spnng boundary andlor average high water for lakes or ponds whichever offers greatest resource protedion Intermittent spnngs located a m�nimum of 15 feet vinthin the nvedsVeam or wetland vegetated cwridor shall not serve as a star6ng pant for measurement SVegetated corridor averagmg or reduchon�s aUowed only when the vegetated comdor�s certrfied to be in a margmal or degraded condiUon eThe vegetated comdor extends 35 feet fi-om the top of the ravine and sets the outer boundary of the vegetated corridor The 35 feet may be reduced to 15 feet,d a stamped geotechnical repoR confirms slope stabdity shall be mamtained�nnth the reduced setbadc from the top of rawne CITY OF TIGARD Pre-App6cahon Conferenoe Notes Page 4 of 9 NON�'.�den5al AppGp6orJPlarunng Drvisan Secfion Restnctions in the Ve � _.e Corridor NO stnactures, deve opment, construction activities, gardens, lawns, application of chemicals, dumpmg of any materials of any kind, or other activities shall be peRnitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as prov�ded for �n the CWS Desrgn and Construct�on Standards Location of Vegetated Comdor IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shali be contained in a separate tract, and shail not be a part of any parcel to be used for the construction of a dwelling unit `� CWS Service Provider Letter PRIOR TO SUBMITTAL of any land use appiications, the appiicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the-R&O 96-44 sensitive area req uirements If there are no sensitive areas, CWS must stili issue a letter statmg a CWS Service Provider Letter is not required `��,�� .�-a ��ri� P�o o5at rR ¢uwty aF crc� o��t ❑ SIGNS [Referto Code Chaptee181801 5P`�"' �`"`� � �"`} ''`"° ��°P"�`""� rS Pr°Po� SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN m the City of Tigard A "Gwdelines for Sign Permits" handout is available upon request Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application Alternatively, a Sign Code Exception appiication may be filed for Director's review ❑ "�REE REMOVAL PtAN REQUIREMENTS [Refer ta Code Section 18 790 030 CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, pa�tition, site development review, planned development, or conditional use is filed Protection is preferred over removal where possible 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 inches in caliper Mitigation must follow the replacement guidelines of Section 18 790 060 D according to the foliowing standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots � Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18 150 070 D of no net loss of trees, �1 Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two- thirds of the trees to be removed be mitigated according to Section 18 790 060 D , � Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18 790 060 D , � Retamage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation, ➢ Identification of all trees which are proposed to be removed, and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees dunng and after construction TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be mventoned as part of the tree plan above and wiil be replaced according to Section 18 790 060 D ❑ MITIGAflON [Refer to Code Sec�on 18190 060.E1 REPLACEMENT OF A TREE shall take place accordmg to the foliowing guidelines ➢ A replacement tree shall be a substantially simdar speGes considenng site charactenstics ➢ If a replacement tree of the speGes of the tree removed or damaged is not reasonably avai�able, the Director may allow replacement with a different speaes of equivalent natural resource value CITY OF TIGARD Pre-Appfica6on Conference Notes Page 5 of 9 NON-Resid�bal Ap�catpnRlannug Drvisan Secbon ➢ If a replaceme�, �ree of the size cut is not reasonably a�adable on the locat market or would not be viable, the Director shall reqwre replacement with more than one tree in accordance w�th the following formula � The number of replacement trees required shall be determined by dividmg the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably avadable replacement trees If this number of trees cannot be v�ably located on the sub�ect property, the Director may require one (1)or more replacement trees to be planted on other property �nnthm the aty, 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 � CLEAR YISION AREA [Refer to Code Chapter 18 7951 S�o� �� 1 u� s G� d r��e� The Ci requires that CLEAR VISION AREAS BE MA�NTAINED BETWEEN THREE (3) AND EIGHT�8) FEET IN HEIGHT at road/dnveway, road/railroad, and road/road intersections The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area ❑ WATER RESOURCES OVERIAY DISTRICT [Befer ta Code Secdon 18197 030D The WATER RESOURCES (WR) OVERLAY DISTRICT implements the policies of the Tigard Comprehensive Plan and is m�ended to resolve conflicts between development and conservation of significant w tlands, streams and npanan corndors identified in the City of Tigard Local Wetlands Invent Specifically, this chapter allows reasonable economic use of property while estabiishing clear nd obJ ective standards to protect significant wetlands and streams, limit development in desi ated npanan corndors, mamtam and enhance water quality, maximize flood storage capacity, pres e native plant cover, mmimize streambank erosion, maintain and enhance fish and wiidlife habita , and conserve scenic, recreational and educational values of water resource areas Safe Harbor The WR OVERLAY DISTRICT LSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL 5 (Natural Resources) an he"safe harbo�' provisions of the Goal 5 admirnstrative rule (OAR 660, Division 23) These provisio s require that "significant° wetlands and ripanan comdors be mapped and protected The Tualat River, which is also a "fish-beanng stream,A has an average annual flow of more than 1000 cfs Ma�or Streams Streams which are mapped as °FISH-BEA G STREAMS" by the Oregon Department of Forestry and have an average annual flow less than 10 cubic feet per second (cfs) ➢ Ma�or streams in Tigard include FANNO REEK, ASH CREEK (EXCEPT THE NORTH FORK AND OTHER TRIBUTARY CREEKS) D BALL CREEK Mmor Streams Streams which are NOT "FISH-BEARING STREAMS° a d�ng to Oregon Department of Forestry maps Minor streams in Tigard include Summer Creek, De Dell Creek, Red Rock Creek, No�th Fork of Ash Creek and certain short tnbutanes of the Tualatin Ri r Ripanan Setback Area This AREA IS MEASURED HORIZONTALLY FROM AND PARALL L TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANKS, OR THE EDGE OF AN ASSOC TED WETLAND, whichever is greater The nparian setback is the same as the "npanan comdor oundar�' in OAR 660-23- 090(1)(d) \ CITY OF TIGARD Pre-Applu�ahon Conference Notes Page 6 of 9 NON�F+esden5al Appfica�nfPlarimn9 Orvaan Secfion ➢ The standard TUALATIN RIVER RIPARIAN SETBACK IS 75 FEET, unless modified m 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 weUands� have no npanan setback, however, a 25-foot "water quality buffe�' is reqwred under leanwater Services (CWS) standards adopted and administered by the City of Tigard ❑ RIPARIAN SETBACK REDUCiIONS [Refer to Cade Secdon 18 7971001 The DIRECTOR MAY APPROVE A SITE-SPECIFIC REDUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS MUCH AS 50% to allew the placement of structures or impervious surfaces othenNise prohibited by this chapter, provided that equai or better protection for identified maJor stream resources is ensured through streambank restoration and/or enhancement of npanan vegetation in preserved portions of the npanan setback area Eligibdity for Ripanan 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 fime this regulation was adopted This determination must be based on the Vegetation Study required by Section 18 797 100 that demonstrates all of the following ➢ Native plant speGes currently cover less than 80%of the on-site npanan comdor area, ➢ The tree canopy currently covers less than 50% of the on-site npanan comdor and healthy trees have not been removed from the on-site npanan setback area for the last five years, ➢ That vegetation was not removed contrary to the provisions of Section 18 797100 regulating removal of native plant spec�es, ➢ That there will be no infringement into the 100-year floodplain, and ➢ The average slope of the ripanan area is not greater than 20% ❑ ADDI110NAL LOT DIMENSIONAL REQUIREMENi'S [Refer to Code Secboa 18 810 0601 MINIMUM LOT FRONTAGE 25 feet unless lot is created through the mmor land pa�tition process Lots created as part of a partition must have a minimum of 15 feet of frontage or have a mirnmum 15-foot wide access easement The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'h TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/Z times the minimum lot size of the applicable zoning district CODECHAPTERS _ 18 330�co�a�u�� 'I H 6ZO(Tgard Trergle Desgn S�ndards) 18 765�arst�t P�o�R��►�� _ 18 340�o�tors�,��r�mti«,� 18 630 Nv��s��R��c�� 18 775�s�m+e�R�� _ 18 350�P�a��,�,c� � 'I H�O5(AccesslEgresslCuatlation) _ �H 78O(Sgns) _ 18 360�srt��,c R�w� �8 7'I O(Aocessory Residenbal Un�) _ �H 7S5(fempo�ary Use Pemuls) _ �H 37O(VananceslAd�us6ne�tt�) 18 715�o�ny c«�,ms«�> 18 790 R�R� _ 18 380��ar�c n�a►�� 'I H�ZO(Desgn Car�paUb�Tdy SFar�dards) �18 795�v��c�►�a►�� 18 385�►�o�P�� 'I$725(Envuaimenfal Perfamar�e Star�dards) _ 'I H 797(Water Re.wu�oes(WR)Oveday D�strict) 18 390��P�a�,�n�,�a s�,ay> 18 730�o�p�To oe,�a�►�r s��> 18 798(wre�ess�ornmun�caton Faa7mes) � 18 410�t u�na�� 18 740��c ae�ay� �18 810(street�u�ty�mpmvement standards) 18 420(�and Partmons) 18 742(Home ooaipaeon Perm�) _ 18 430�s�nd�> 18 745��a s«�,�s�,aara�� _ 18 510�R��z«��a�� 18 750��a,�an�r�R��s�� 18 520(comrneraa�zoruny ostr�) 18 755(Muced soBd wast�tecyc6ng storage) � 18 530 p�a�i zo�,�o�� 18 760�r�,00�ro�,g s�r�� CITY OF TIGARD Pre-Appl'ica6on Conference Notes Page 7 of 9 NON-Re�den5al A�onfPlamnng Oiman Sec6on ADDIYiONAI CONCERNS OR COMMr.Pli'S. � � �/la�,•� �G o Bvl Y�t- fe-laT7►1 � Gri/ Or► w w� w '� c �G O�e�o ✓ �1 Gt. ('2t/l P.w A!b Ze,�st; !"I��R. S�/,Pc.-�j �t,��W�lffi5 SP�TrJ�i,l,�L.S N��m✓rn �c�n Scti�A�, G`e�lurrevw�' l � e,x_ t� r.��oUwtt.rl,�. C'�.y ,,,��ll a[( lx p�) _ �u c��a.-.��r.-.�,;� �- - c,� .--�1� � - -- - - - - - - - PROCEDURE � Admirnstrative Staff Review Public hearing before the Land Use Heanngs Officer Public hearing before the Planning Commission Public heanng before the Plannmg Commission with the Commission making a recommendation on the proposal to the City Counal An additional public heanng shall be held by the City Counc�l APPLICAflON SUBMIYTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Commurnty Development Department at Tigard City Hall offices PLEASE NOTE Applications submitted by mail or dropped off at the counter without Planning Drvision acceptance may be returned The Planning counter closes at 4 00 PM Maps subm�tted with an application shall be folded IN ADVANCE to 8 5 by 11 inches One (1), 8'/i' x 11" map of a proposed QroJect should be submitted for attachment to the staff report or administrative decision Application with unfolded maps shall not be accepted The Planning Div�sion and Engmeenng Depa�tment wdl perform a preliminary review of the applicat�on and wdl determine whether an application is oomplete within 30 days of the counter submittal Staff wdl notify the applicant �f additional informat�on or addi4onal oopies of the submitted matenals are required CIN OF TIGARD Pre-Applu�6on Conferenoe Notes Page 8 of 9 No��a�r�o��o�s�o� The administrative deci. � or public heanng wdltypically occu proximately 45 to 60 days after an application is accepted as being complete by the Planrnng Division Applications mvolving difficult or protracted issues or requinng review by other Junsdicbons may take additional time to review Wntten recommendations from the Planning staff are issued seven (7) days pnor to the public heanng A 10-day public appeal penod follo�,s all land use deGSions An appeal on this matter would be heard by the Tigard �l eur��ti p H�,.,Q� A basic flow chart which dlustrates the review process is av dable from the Planning Division upon request Land use applications requir�ng a publ�c heanng must have notice posted on-site by the appiicant 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 pnmary 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 BUILDIN6 PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED Final �nspection approvals by the Building Division w�ll not be granted until there is compl�ance with all conditions of development approval These pre-application notes do not include comments from the Building Drvision For proposed budd�ngs or modifications to exist�ng buildings, it is recommended to contact a Build�ng Div�sion Plans Examiner to determ�ne �f there a�e buildmg code issues that would p�event the structure from be�ng constructed, as proposed Additionaily, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underiying parcel for that structure will be elimmated when the new plat is recorded, the Ci 's lic is to a I those s stem development credits to the first buddinq permit issued m the development (UNLE S 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 e requiremen s an aspec s re a e o site planning that should ap ply to the develo ment of your site plan Failure of the staff to provide mformat�on required by the Code shall not cons�tute a waiver of the a�pplicable standards or requirements It is recommended that a pros�pective applicant either obtam and read t�e Community Development Code or ask an questions of City staif�relative to Code r uirements pnor to submitting an ap lication 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 Div�sion) � PREPARED BY vr �w (lilf OF TIGARD PLANNING IVISION - AAFF PERSON HOLDING PRE APP MEETING PHONE (503) 639-4171 FAX. (503) 684-1291 E-MAIL (smt�s 6rst name)a�a t�gard or us TITLE 18(ffT110F TIGARD'S fOMMUNITY DEYEIOPMENT(ODE)INTERNETADDRESS. www cLbgard.or.us H lpattylmasterslPre-App Notes Commeraal doc Updated 1-Nov 2001 (Engineenng sect�on preapp eng) CITY OF TIGARD Pre-Appl�ca6on Conference Notes Page 9 of 9 NoN-Resdental AppGca�nlPlarunng omsan se�on CITY OF TIGARD LAND USE APPLICATION CHECKLIST Piease read this form carefully �n con�unct�on with the notes provided to you at the pre- application conference This checklist identifies what is required for submittal of a complete land use application Once an application is deemed complete by Community Development staff, a decision may be issued within 6-8 weeks If you have additional questions after reviewmg 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 1v�.o�c�.,� R,�.u,, Date �vv�c, � ZbU�Z 1 BASIC INFORMATION ALL LAND USE APPLICATIONS REQUIRE THE FOLLOWING � Completed Application Fonn with property owne�'s signature or name of agent and letter of authonzation � Title transfer instrument or grant deed � Written summary of proposai � Narrative demonstrating compliance with all applicable development standards and approval cntena (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 sub�ect property Mading envelopes shall be standard legal-size (#10), addressed with 1° x 4" labels (see envelope submittal requirements) Property owner mading lists must be prepared by the City for a minimal fee (see request for 500' property owner mading list fonn) � Documentary evidence of neighborhood meeting(if reqwred) � Impact Study per Section 18 390 040 B 2 (e) � Copy of the Pre-Application Conference notes � Fding Fee 2 PLANS REQUIRED In addition to the above basic information, each type of land use application wdl 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 detads on what information to include on each plan) L�/ Vicirnty Map ❑ Prelimmary Grading/Erosion Control Plan Q' Existing Conditions Map ❑ Preliminary Utdities Plan ❑ Subdivision Preliminary Plat Map ❑ Preliminary Storm Drainage Plan 6d� Preliminary Partition/Lot Line Ad�ustment Plan ❑ Tree Preservation/Mitigation Pian D Site Development Plan ❑ Architectural Drawings ❑ Landscape Plan ❑ Sign Drawings � Public Improvements/Streets Plan Mu„� �o4-I�e,��,,f•� 3 NUMBER OF COPIES REQUIRED The City requires multiple copies of submittal materials The number of copies required depends on the type of review process FOR AN APPLICATION SUCH AS YOU ARE PROPOSING THE CITY REQUIRES �� COPIES OF ALL APPLICATION MATERIALS U� L 1 /1 �✓�W►�.}' 3 GoPttfj w6�'1 l v11�a4.� 5v7Y►��ll` �`�/Yy�CCIn� lV !"•"""- cc v/1 P�`'�C,��i /levtet,✓ City of Tigard Land Use Applica6on Checklist Page 1 of 5 4 SPECIAL STUDIES � � REPORTS Because of the nature of your pro�ect and/or the site you propose to develop THE FOLLOWING ADDITtONAL STUDIES WILL BE REQUIRED These studies must be prepared by certified professionals with experience in the appropriate field ❑ Local Streets Traffic Study ❑ Wetlands/Stream Corridor Delineation and Report ❑ Habitat Area Evaluation ❑ Geotechrncal Report O Geotechrncal Report must address liquefaction potential and sod bearing capacity O Other 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 aliows a site plan or subdivision piat to be shown on a single sheet Architectural drawings may be prepared at an architectural scale One copy of each plan must be submitted in photo-ready 8% x 11 format THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not inGude all of the information requested because you feel it is not applicable, please indicate this and provide a brief explanation) Vicin�ty Map � Showmg the location of the site in relation to • Ad�acent properties ❑ ♦ Surrounding street system including nearby intersections ❑ • Pedestrian ways and bikeways ❑ ♦ Transit stops [] • Utdity access ❑ Ex�sting Conditions Map � Parcel boundaries, dimensions and gross area ❑ � Contour lines(2'intervals for 0-10%slopes or 5'for slopes >10%) ❑ � Dramage patterns and courses on the site and on ad�acent lands ❑ � Potential natural hazard areas including • Floodplain areas ❑ • Areas having a high seasonal water table withm 24"of the surface for three or more weeks of the year ❑ • Slopes in excess of 25% ❑ ♦ Unstable ground ❑ • Areas with severe sod erosion potential ❑ • Areas having severely weak foundation sods ❑ • Locations of resource areas including • Wddlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ � Other site features • Rock outcroppings ❑ • Trees with>_6"caliper measured 4'from ground level ' ❑ � Location and type of noise sources ❑ � Locations of existing structures and their uses ❑ � Locat�ons of existing utdities and easements ❑ � Locat�ons of existing dedicated right-of-ways ❑ City of Tigard Land Use Application Checklist Page 2 of 5 Subd�v�sion Preliminary P�at Map � The proposed name of the subdivision � � Vicinity map showing property's relationship to artenal and collector streets � � Names addresses and telephone numbers of the owner,developer, engineer surveyor and designer�as appi�cabie> ❑ � Scale,north ar�ow and date [] � Boundary lines of tract to be subdivided � Names of ad�acent subdivisions or names of recorded owners of ad�oining parcels of un-subdivided land ❑ � Contour lines related to a City-established benchmark at 2 intervals for 0-10%grades and 5 intervals for grades greater than 10% ❑ � The purpose, location, type and size of all of the following (within and ad�acent to the proposed subdivision) ♦ Public and pnvate right-of-ways and easements � ❑ • Public and private sanitary and storm sewer lines ❑ ♦ Domestic water mains including fire hydrants ❑ • Ma�or power telephone transm�ssion lines(50,000 volts or greater) ❑ • Watercourses ❑ • Deed reservations for parks, open spaces pathways and other land encumbrances ❑ • The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures, and a statement of which structures are to remain after platting ❑ � Supplemental information including • Proposed deed restrictions(if any) ❑ ♦ A proposed plan for provision of subdivision improvements ❑ � Existing natural features includ�ng rock c5utcroppings,wetlands and marsh areas � The proposed lot configurations, lot sizes and dimensions, and lot numbers Where lots are to be used for purposes other than residential it shall be indicated upon such lots ❑ � If any of the foregomg information cannot practicably be shown on the preliminary plat, it shall be incorporated into a narrative and submitted with the application materials ❑ Preliminary Partition/Lot Line Ad�ustment Plan � The owner of the sub�ect parcei ❑ � The owners authorized agent ❑ � The map scale north anow and date ❑ � Proposed property lines ❑ � Descnption of parcel location and boundaries ❑ � Contour lines(2'intervals for slopes 0-10%or 5'for slopes >10%) ❑ � Location width and names of streets,easements and other public ways within and ad�acent to the parcel ❑ � Location of all permanent buddings on and within 25 of ali property lines ❑ � Locat�on 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 restrictions ❑ � Evidence that land partition wdl not preclude efficient future land division where applicable ❑ � Future street extension plan showing existing and potential street connections ❑ City of Tigard Land Use ApplicaUon Checklist Page 3 of 5 Site Development Plan � The proposed site and surroundmg properties � � Contour Ime intervals � � The locations dimensions and proposed names of the following • ExisUng and platted streets and other public ways ❑ • Easements on the site and on ad�oining properties ❑ • Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or proposed streets that require future extensions ❑ � The locations and dimensions of the following ♦ Entrances and exits on the site _ ❑ ♦ Parking and circulation areas ❑ • Loadmg and service areas ❑ • Pedestrian and bicycle circulation ❑ ♦ Outdoor common areas ❑ • Above ground utdities ❑ ♦ Trash and recyclable material areas ❑ � The locations,dimensions and setback distances of the foliowmg • Existing permanent structures, improvements, utdities and easements which are located on the site and on ad�acent property within 25'of the site ❑ • Proposed structures improvements, utilities and easements on the site ❑ • Sarntary sewer facilities ❑ • Existing or proposed sewer reimburs,ement agreements ❑ • Storm dramage facilities and analysis of downstream conditions ❑ � Locations and type(s)of outdoor lighting considenng cnme prevention techniques ❑ � The locations of the following e All areas to be landscaped ❑ • Madboxes ❑ ♦ Structures and their onentation ❑ Landscape Plan � Location of trees to be removed ❑ � Location, size and species of existing plant materials ❑ � General location, size and species of proposed plan matenals ❑ � Landscape narrative that addresses ♦ Soii conditions and how plant selections were denved for them ❑ ♦ Plans for sod treatment such as stockpding the top sod ❑ ♦ Erosion control measures that wdl be used ❑ � LocaUon and description of the irrigation system where applicable ❑ � Location and size of fences, buffer areas and screernng ❑ � 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 subdiv�sion ❑ Crty of Tigard Land Use Applica6on Checklist Page 4 of 5 Grading/Erosion Control P�an � The locations and extent to which gradmg wdl take place � � Existing and proposed contour lines � � Slope ratios � Utilit�es Plan � Approximate plan and profiles of proposed sarntary and storm sewers with grades and pipe sizes indicated on the plans ❑ � Plan of the proposed water distnbution system, showing pipe sizes and the locations of valves and meter sizes ❑ � Fire hydrants (existing and proposed) ❑ � Proposed fire protection system ❑ Preliminary Storm Drainage Pian � The location of all areas sub�ect to inundation or storm water overFlow ❑ � Location,width and direction of flow of ail water courses and drainageways ❑ � Location and estimated size of proposed storm dramage lines ❑ � Where applicable, location and estimated size and dimensions of proposed water quality/detention faality ❑ Tree Preservation/Mitigation Plan � Identification of the location, size and species of all existmg trees ❑ � Program to save existing trees or mitigate tree removal(Section 18 790 030) ❑ � A protection program defining standards and methods to be used durmg and after construction ❑ Architectural Drawings � Floor plans indicating the square footage of all structures and their proposed use ❑ � Elevation drawmgs for each elevation of the structure ❑ Sign Draw�ngs � Specify proposed location, size and height ❑ i\curpin�rnastersVevisedlchecklist doc 1&Sep-01 City of Tigard�and Use Applicat�on Checkl�st Page 5 of 5 Diane Parke - preappdesc doc Page 1 I i Proposed Use/Pre-App I Metro and Fanno Creek Acres,LLC w�sh to spl�t the 4 03 acre parcel through a mmor � land partition mto two parcels 1) a 1 72 acre parcel immediately ad�acent to Fanno Creek � which Metro will acquired, 2)a 2 31 acre parcel on wh�ch a commercial-industnal structure �s currently located,which Fanno Creek Acres w�ll retam ` Metro's dual purpose m acquinng a"green space'comdor in the Tigard area along I Fanno Creek�s 1)to close the rema�mng gaps' of the Fanno Creek Regional Trail and 2) i to protect and enhance the associated npanan and uplands areas of Fanno Creek In I addition,the acquisition of these properties is more significant smce the confluence of Ball Creek and Fanno Creek is located on either the Fanno Creek Acres or the HorNel property II Metro and HorNel, Inc ,LLC,wish to split the 1 27 acre parcel through a minor land partition mto two parcels 1) a 82 acre parcel immediately ad�acent to Fanno Creek which Metro will acyuired, 2)a 45 acre parcel on which a commercial industrial structure w�ll be built,whicb HorNel,Inc,LLC will retain Metro's dual purpose in acquinng a"green space"comdor m the T�gard area along Fanno Creek is 1)to close the rema�nmg"gaps' of the Fanno Creek Regional Trail and 2) to protect and enhance the associated npanan and uplands areas of Fanno Creek In I add�tion,the acqutsition of these properties is more significant smce the confluence of Ball Creek and Fanno Creek ts located on either the Fanno Creek Acres or the HorNel property 1�APRIL\TARGETAS�F'ANNOCRK\fannocrkacr� rea desc dce � P PP �dR�;�� ' � �� PrejAppsY (CD;�Mre�et�ings) �° � ` June 2002 ' x ` a p ry ,� S M T W T F S ` � 1 . j �^ y ` y- 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ° 16 17 18 19 20 21 22 � 23 24 25 26 27 28 29 Tuesday, June�04; 2002 30 s o0 8 30 9 00 Pre app April Olbrich w/ Metro 503 7�97 1548/74th/Bonita/;MLF�(2) � 9 30 W �z rv 10 00 Pre appLappt �� r; � , 4� s �. � �� 10 30 �, � < 3 b In2 � $�a� ;� d t ,. 11 00 �?�re ap�p � �,��,��'��p � �� r h � � ��; �K ah�.�� f s,,..,,��yyr'��r�� "�'�' �u� _ {� '� �� ° �'�'�•,S° �+.� �4��c^� �e.� � `� ��e�'� � � ��"��3� ��'� 11 30 � ��,,� °'a��,��_ � �� r��s � ��$��_ �_ �.M b � �'��"�� ,.� ` '", x`�'"'�'iro A a n ��' �.s 12 UU 12 30 1 00 1 30 2 00 2 30 3 00 3 30 4 00 4 30 5 00 5 30 6 00 11 03AM Thursday May 23 2002 , PRE-APPLICATION CONFERENCE REQUEST CITY OF TIGARD 13925 SW Hall Blvd Tigard OR 97223(503) 639-4171 FAX (503) 684-7297 GENERAL INFORMATION �� FOR STAEF USE ONLY Applicant Metro Parks & Greensnaces Dept. ^ ` }f{� y � � � Address 600 NE Grand Phone 503-797-1548 Case No '3�'�LB+S t�f'K ; "�{r .f7�' � � ,�rE f City Portland, OR Zip 97232 Rece,ip,�t No 4 �� - � � - -� Appl�cation Accepted By �' � ContactPerson April Olbrich Phone 503-797-1548 � -' _=��,- t t >�' {i � =Date �� ' � ° � �-} � ^�:„+ 4 �' , _ � 7 � � , � � � x � e ��. {.� af,ttt �k� ' "��°" �,� �` Property Owner/Deed Holder(s) Fannn �raak ArrPC- T.T.(: �`��,,Y� �� r� �,�ra, �� ,?„ �D�A''TE°OF PRE=�A�PP�� "��" r��,��,��, � m `�,.,�-.� 4�r..k�?" 5 a �� `�° g '"t' .��wr� n�a �3r-`estf+'^n �'^ .�"M q s � 1 R 1 TIME�OF,PRE=A},�PP��U '� �� q�. �U ��fi_ ��`'r�f�»`��4��as�,'�' �'�"�� ,,.�,3 �*f� .. Address 1 GF,RS cti ��r�, A�g��@ Phone sn� ��Q_,0�8 P�# _ �-�}� # � w RE AP�stiE�D{WITH � �^,.4zp�`'"�^.,i°t s,aar}"�� F p�j v�a' — YC'' Y b"i t � } C.z � L r �,a .� Cit TiQard, �� `' ` ��"° `� � y OR Z�p 9 7 2 2� Rev'"�2/6/2000�; �\curpin1masters�rev�sed�Pre'"-App Request doc c° �n�� F�n�,r, �'c.., �a.c r� r tn� f+�. � Property Address/Location(s) South of Bonita Road West of 74th Avenue, ad�acent to Fanno Creek REQUIRED SUBMITTAL ELEMENTS (Note applications will � be accepted without the requ�red submittal elements) Tax Map &Tax Lot#(s) 2S1W12AC 01200 �] Pre-Application Conf Request Form Site Size 4 03 2 COPIES EACH OF THE FOLLOWING ❑ Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that you would like to have staff research pnor 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 (� week �nor to officially schedulin4 a proposed lots and/or budding layouts pre-a�plication conference date/time to allow staff ample time to drawn to scale Also, show ttie location of the sub�ect property in refation to the prepare for the meeting nearest streets, and the locations of dnveways on the sub�ect property and A pre-application conference can usually be sch�duled within 1 2 across the street weeks of the Plannmg Division s receipt of the request for either Tuesday or Thursday mornm4s Pre-application conferences are ❑ The Proposed Uses one (� hour long and are typically held between the hours of ❑ Topographic Information Include 9 00-11 00 AM Contour Lines if Possible ❑ If the Pre-Application Conference is for a PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN MONOPOLE pro�ect, the appiicant must PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM attach a copy of the letter and proof in 8 00-4 OOIMONDAY-FRIDAY the form of an affidavit of mading that the collocation protocoi was completed IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE (see Section 18 798 080 of the Tigard PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Commu Lleuelo�ment Code) INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM � Fding Fee$240 00 �� ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP � �' �. �� - t `.T -��-- � � �`� �� - �. - - ` �~.,� �.. f_ �. �-~' �-� ' . f.E' -k, ^ 1( •l. - �� ' � � � � � �� ' � `� �_ �1 -t �, � � --:, ] , \ - _ � , � � � � , .. � � v ��y _� i ' � ? � 1� `�' 1 : a � �: �� .�� . , ; � � , -� ,. 1 .�.; ,' ' r �` 1, , .. �t 2.. � '�� ' {e �y� `1� ' '` a t..: ��._ �� - --j �..� .1 '� ' \1 . i .. ,� � ��5 't £ � ��,'� i r� _ � � �: ' I � � �:�� _ I� �� ' �� _/ 4 ` F �' . r 1 � "�'T� � 1 �\C } _-r �;�� 4 .s� � } _ �- ,� _` c . 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' • • � . • • � �'� ,t. • • � � � " . . _ f ., .... - _ / �i _. . ., :: 07/O1/02 13 51 FAX 503846�641 CLEAN WATER SERVICES 1�00� `� � �// �� C1eanWater Servzces Uur com�uilin�ul i, cic, ir July 1, 2002 Metro OfFce of General Counsel Attn Aprtl Olbnch 600 NE Grand Portland OR 97232 RE Part�tion of Tax lot 9p0 adJacent to Ball and Fanno Creeks,Tigard (CWS file 2130, Tax map 2S112AC, Tax lot 900) Clean Water Serv�ces has received your Sensit�ve Areas Certification Form for the above referenced s�te Staff has rev�ewed the Sens�tive Areas Cert�ficat�on Form, s�te cond�tions and the description of your pro�ect The pro�ect involves part�taornng off the ' sensitive areas and vegetated corndors from the developable properties Metro is purchas�ng the properties for riparian pratection and habitat Distnct staff concurs that the above referenced pro�ect vinll not significantly impact the existing sensitive areas found near the s�te In light of this result, this document will serve as your Service Provider letter as reqwred by Resolution and Order 00-7 Sect�on 3 02 1, and your Stormwater Connection authorizat�on from Clean Water Services as required by Ordinance 27, Section 4 B All required permits and approvals must be obta�ned and completed under applicable local, state, and federal law Pnor to any development on either part�tioned property the appl�cant shall obta,n a Service Provider Letter documenting the proposal's compliance w�th R$�O 00-7, Chapter 3 This letter does N4T eliminate the need to protect sensitive areas if they are subsequenUy identified on the s�te !f you have any questrons, please feel free to call me at 503-846-3613 Sincerely, ��t ��P Heid� K Berg Env�ronmenta) Plan Review � i E�Developmenc SvcslSP b0��SPR Le�errs�25112AC00900 Ball Creek Part�uon doc i55 N F�rst r4venue Su�te 270 • Hi(Isboro Oregon 971z4 Phone (503)846-86z1 • Fax. (503)84fi 3525 •www cleanwaterservices org 0,7/O1/02 13 50 FAX 503846a641 CLEAN V6ATER SERVICES f�001 ,� CleanWa�er Services FACSIMILE TRANSMISSION To Date �a�- 7- I-OZ Fax Number � aY La w�mv�� re.la r� s�3- ��- Ia l�o From Phone Number ��1 oU ��-3Co I� Fax Number 503-846-3525 We are sending a total of � pages, including this cover sheet Comments e�v(C� �f�c�vl G� l�`N�� C�eev�5 C-e 1��-I-� i-1'ov� �.o� �a-�e� d-� �-v�ho �, �a-!�C Co%�� 155 N First, Su�te 270, Hillsboro, Ore on 97124, Phone 503-846�8629 .,�r�•�� r �';.� � Exhibit #2 - , � e ?�, k N � � ::�1l��r 4 a y , �,,,� ` - �'� `� �' �� ,W�s . � �' �' � �� r �,� '��';, � ��, °'�+m . 2 q�'.'�j� w� 4 �� . 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LI � contours 5 ft ..�....�,-.�....�..,,...�,._._�......_._A.. .�..:.�___.._..�_�._.w,....... } � _µ�l;�.�,e. � 100yr Floodplain i inch equals 200 fset • _ �n�w, 'bt tlme:MaV 3,2002 J:\haeman�oroi�95212VannoMais\pltic hornel n2.mxd "°"`""i3 (� ^ Z �' R�(3s�'f'ER�D ;� �w �R��SStOfUAL °.�'.� a z LAP�D Sl1RVL�OR � � � -- � Z BLr4N0 CTF�N LN�/402 � W w �' s �� 0 L PORTLAND, OR£GON 977T5 / (SOJJ 291-939B �`''� (503)791-1613 FAX ` � � � �' £-MA/C.� sur.sying9YOndfechesp.com �� - V L ,AV 171T - RLC �y��w� � �� C.•/7000011�/alopping/Currenl Mops/7112PPf-Let(er.dwg y u�+��►7LJ�� ` SCALE 1 a 60' � � r��,�5/z•3/ —�� •r .L� � NB9 57'11� 442.74' � x r, W zt�.a�' �9�s�' 4� 30 FOOT S£H£R£AS£M£NT � � I AS PfR BOOK 862, PAGE 6B6 3 ^ OOCUM£Nl NO. 99-lJB520 I ►.�� I AR£A=SS,J42 SOUAR£F££T Z � w PARCEL 2 � u PARCEL 1 � 3I 37,B81 SF �o °. 17,�60 SF N lV W �I� £AS£M£NT FOR CONS7RUCALW Q� � � Z � A .:� AN OVFRFLOW CHANNEL AS PER ` 2 � y� $I^ DOCUMENT NO. 89-O7B56. �,�1 � h �� 75.00' I N8936'�16£ � �n �n � 589�07'1�"W SB37�'40"5 ,�'S�,9 � : I wIA 619 ��k� I y 0 � 75.00' S89"5620'W 357.61' 12/16/2003 ' �� Conditions Associated Wit6 9:27:29AM I�`:�� T I D E M A R K Case #: MLP2002-00008 COMPUTER SYSTEMS. INC. Gzin�t�tlan S!is1 u. C�>�i�i�4�l.>, ;aGuc�� :: ' 'i'itie H�� St�itu� CEzsut�;c*�I S� 'i'a�; �tf�kc� ��. _ _ _ 1 PAYS30 .aDDRES5I��G FEE Nonc �1ri 11 1S�?OU� 131)IZ 11 IS�2002 13�)I: 1. Prior to approval of the final plat, the applicant shall pay an addressiiig fcc in the amouiit ol S30.00. �STAFF CONTACT: Shirley Treat, Engineering). 1 GPS COORDINATES None Met 11/18/2002 BDR 11/18/2002 BDR 2. 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 measuren�e�its and the angle from north to grid nortli. These coordinates can be established by: -GPS tie networked to the Cit}�s GPS survey. -By random traverse using conventional surveying methods. 1 F-PLAT SUBMISSION REQUIREMENTS None Met 11/18/2002 BDR 11/18/2002 BDR 3. Final Plat Application Submission Requuements: 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. Attach a check in the amount of the current final plat review fee(Contact Planning/Engineering Permit Technicians, at(503)639-4171, ext. 2421). C. 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 We City of Tigard. D. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Departtnent indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. E. After the City and County have reviewed the final plat, submit two mylar copies of tlie final plat for City Eugineer si��ature(for partitions), or City Engineer and Community Dcvelopnient Director signatures(for subdivisions). 1 TRACT A DESIGNATED AS OPEN SPACE None Met 11/18/2002 MET 11/18/2002 BDR 4. Tract A shall be desi�iated as open space on the plat. The following note shall also be placed on the final plat: "No developme►it shall be permitted on Tract A that is inconsistent with the intent of providing open space. Public access and structures necessary for providing public access, provision of below grade utilities, and structures and grading for stormwater management may be permissible subject to prior seiisitive lands review and approval." 1 ACKNOWLEDGEMENT NO CONST/TRACT None Met 1/27/2003 MET U27/2003 ST 5. Tlie applica�it/owl�er shall certify their ackiio�vledgement that tlie approval of tliis partition does not authorize the construction of an access drive or any other site improvements on Tract A. Such improvements will require sensitive lands revicw and will further uced to meet the standards of Cl�apter 18.705. 1 RECORD TRACT A BLANKET EASEMENT None Met 1/27/2003 MET i/27/2003 ST 6. The applicant/owiier shall record either a blanket easeme�il to tLc City allowiiig a bikeway to be extended through Tract A, or shall coordinate with the City(Contact: Duane Roberts, ext. 2444)to establish a specific easement for the bikeway. Page 1 of 1 CaseConditions..rpt � b� . �� .+ EQ �� N � � � . �� a�� N , � � � � h "$a� ry �� • �k�@� �" �,� �� °nb� ��.'� a � ��''�°� � �'�'� � tl y � �� h � 6�g� �g'� � �� ; _ @�� a' � �� b Q �} a�� e ��9� �`�� g�� $ p � � '+ � � � � S � ��.�� g � $ � �0�� ! 9 � iQ [��•. � �� b p �� eYf a'g� ��43 G0 � '�� ~ � ��j O 8 � �t � � C �a� i�� N �� 6�� i N ��+�� . o tt e �.� � � � 4 � a� � �� _� � � g �� = b � � g � a� � � } d a� b� �} � �a � �� @��C�� °��G`� g� � ! � �g� i ��e�3 �� a� � �� hga�� Rp � �� 6 �� g �� g�� b �� *F i�s��l' @a ��Q e �� gyg�� u : � e � � �� ZQA��E� � �r�ua.ws k �� F e� � dy2 � �� y .LYltlV! 3MYAOQt i 5;� � p � t� �` �� L � ��gAe��k k Eq � � "Y a� �� F �e � � �� q �� 13��s� A Zy grv_ �.� y�Y �6 ��5 �� 9 �� n 9� l��9 � ¢� '`° � I �g� � � �# �"�8�� '�ed� �Yi �� €e �' �p� �£ a�� @��i� �°Ii�� $-� a�Q � �� ! i ��A� a �Q k� k �� @$kM �@��€� �� '� 5 � x� a 'a � �� k� � gg �� $�i��a�'e� ' g ` �a e ��"� �� a ��e�a��s�gg��a�g� O � �� 8� �[ �� 'y� �'g�b4��b�l� nrn'oT �� o R ��RQ'�1� ��p� S ��a14 � b �a �> @ Fg e! °� � �. �=3S � � E �� p � � �� '€4�aEib��6� � � 1� �� $ �y � �� 4 � R �� y � R6 + y�,� g �E �� aL3? � yp ��c � ��`��95&�e�br�y 2� k9 � a bQ � a��h�A3 � ti � $L � � � �y � �� d s � � g��3�e8$�� ; �� u a � ��a � �� a �� k � � e� ��@ �S �$ �a � � �5� p� ��H�a�� — � � �a '�� _ �� .��^1�� z r �3:a � �,.+ '� � ��„� �� ' �.�i—— ' �� A I� "� � �� y� � \ � �„� ��.�, y$ �a � �� .YiTSYIA.14Kt4t $I/.i�KW 9 3y��eR � `��1t W��L��iO I sfatvY�wy1awmam ! C�A ��.�.�.��.�.� fY 107 53d1�Y IIYHN/!p eshington County Oregon , ,. I08/2003 02 24 35 PM 2003-003114 3 O �'E �M=1 Btn=8 RECORDSI � S�0 00 S6 00 St t 00 Total=sq7 pp 1( After Recording Return To G� Joel E Morton 00237230200300031140064067 Metro, Office of General Counsel I,JsrryHanso�0lnctoro/A�a�sam�rrt�ndT�sdlon �nd E:-0fficlo County Cl�rk for Wachlnpton Courrty , � 600 NE Grand Avenue or.00� do hsr�by e�Rll�r that th�wlthln Instrument o! w writlnp wu ncdv�d�nd ncord�d In�book of Portland OR 97232 ncord�ol�ald couMy � �, �� J�rty R Hanao�Dtr�dor �sessm�rrt end Taxadon �`�T'c+.� Ex�fflclo Ceurrty Clerk BLANKET TRAIL EASEMENT HorNel, LLC, an Oregon limrted l�abilrty company, and Metro, a municipal corporation, do hereby grant to the City of Tigard, a mumcipal corporation and political subdivision of the State of Oregon, its successors and assigns ("Tigard"), sub�ect to the terms and conditions hereafter provided, a bicycle and pedestnan trail easement and nght-of-way for public use (collectively the "Blanlcet Easement") over the real property of HorNel, LLC and Metro, its successors and assigns ("Grantor") 1 Rights By this grant, Grantor grants and Tigard accepts a blanket easement over the Metro Property, situated in the County of Washington, State of Oregon, as more fully described below and on Exhibit A attached hereto and by this reference incorporated herein (the "Blanket Easement")providuig for the construction by Tigard, its agents or assigns of a 14-foot wide connected segment of public bicycle and pedestnan trail along Fanno Creek, passing between the north and south boundaries of the Property(the"Trail") The exact location of the Trail shall be determined after Tigard's design is complete and development approval have been received 2 Construction, Repa�r, Ma►ntenance Tigard, its agents and assigns shall be solely responsible for construction of the Trail improvements to be located within the Blanket Easement Tigard must not�fy Metro in wnting no less than 30 days pnor to the construction inception date and obtain all necessary governmental permits for such work pnor to Trail construction Metro hereby agrees to cooperate in good faith with Tigard in obtaining said development permits Tigard, its employees, agents and assigns may access the Metro Property for occasional pre-construction inspection,Trail design, survey and predevelopment engineering study Tigard, its agents and assigns shall be solely responsible for repair and maintenance of the Trail improvements to be located within the Blanket Easement 3 Durat�on—Poss�bil�ty of Reverter This Blanket Easement shall continue so long as the Tra�l reinains incomplete However, upon the completion of Tra�l construction, Tigard's interest in that portion of the Blanket Easement located 1) west of a line drawn 10 feet wcst of and parallel to the Trail's cent�rl�ne, and 2) east of a l�ne drawn 10 feet east of and parallel to the Trail s centerline shall automat�cally terminate, and that portion of the Blanket Easement shall �evert to Metro, rts successors and assigns 4 Co�enants The terms, conditions and prov�sions of th�s Blanket Easement shall e�ctend to and be bind�ng upon the suc.cessors and assigns of the parties hereto I'age I of3 E3LANKET TRAIL EASEMENT M\attorney\confid�nU+IWPRILITARGCTAS\FANNOCRK\HORNEL\Euement 131�n1.et Trail reversion doc � • 2003-3114 Gi antor represents and wanants that this Grant of Blanket Tratl Easement does not violate any of the terms or conditions of any other agreement to which Grantor is a parly, and that this Grant of Blanket Trail Easement requires no consent or approval of any party other than Grantor IN WITNESS WHEREOF, the parties have executed this instrument this 7��day of , 200� METRO, a municipal corporation TIGARD, a municipal corporation Q � P ��, - �Mike Burton, Executive Officer Its G L i-1-y �.-.ti i�eL,� HorNel, LLC An Oregon limited liability company, Gale Nels , Member Exhibrt A Legal Descnption, Blanket Trail Easement P3be z of� BLANKET TRAIL CASEMENT �1\attomc,y\confid�nu�11APRIL\TARGLTAS\I ANNOCRI.\FIORNLUCasement 131anket Trad reversion doc ei� � 111 2003-3114 State of on ) ss County of Multnom ) On th�s ��day of U.-....lN-- , 2002, before me �L / ��+c�, , the unders�gned Notary Public, pers lly appeared � �l� , as C��e� ?l��f"Metro, a municip orporatio rsonally known to me (or proved to be on t e basis of satisfactory evidence) to b person whose name �s subscribed to this instrument, and acknowledged that he e ted it c � c My com ission expires v—c 3—Z-U S J�2Q Gc.`�aW�-� �R�OFFICIAL L � ' V L APHIL OLBR' `� NOTARY PUBLIC-� State of Oregon ) " COMMISSION�� MY COMMISSION EXPIRES� ss County of Washington ) On this �]� day of , 200�, before me �,i4.,Le ry� ��e.-�s , the undersigned Notary Public, personall appeared �yas�i„ � �„�,,,,� , as of City of Tigard, a municipal o poration, personally known to me (or pro d to e on the basis of sat�sfactory evidence)to be the person whose name is subscnbed to this instrument, and acknowledged that he exccu d it � My commission exp y 7 0 3 OFFICIAL SEAL State of Oregon ) r DIANE M JELOERKS NOTARY PUBLIC-0REGON �G��Qf?Zl./o SS MY COMM�S ON D(PIR S SE�PT807 2000 County of�a6��i ) y � Y��yJ Yyi`l a�Y�, On th�s � da of �j, , �98�, before me D the undersigned Notary Public, personally appeared Gale Nelson, as member of HorNel, LLC , an Oregon limited liability company, personally known to me (or proved to be on the bas�s of satisfactory evidence) to be the person whose name �s subscribed to tlus instrument, and acknowledged that he exec,uted �t mmi � n expires ��.� � '"' �� OFFIGAL SEAL hyARY JO MC GAUVRAN NpTARY PUBLIC OREGON COMMISS�ON NO 354628 t�tY COMMiSS�ON EXPIHES MAY 30 200� I'abe 3 0� � BLANKET TIZAIL EASEMENT M\aitom�y\cunfidu�li�IWPRIL\fARGbTAS\fANNOCRK\IIORNEUCasement Dlanl.et Trad revers�on doc ( • -' 2003-3114 State of Oregon ) )ss County of Multnomah ) BE 1T'REMEMBERED, that on this 13th day of December,2002,the unders�gned, V L Apnl Olbnch, a Notary Publ�c for Oregon, personally appeared the within named Pete Sandrock, as Cliief Operating Officer for Metro, a municipal corporat�on, known to me to be the ident�cal �ndividual descnbed in and who executed the within instrument and acknowledged to me that he executed tl�e same freely and voluntanly IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal the day aiid year last above written 1f _ � , 1 v Notary Public for Oregon My comm�ssion expires � v,� 3_ ZUvS OFFICIAL SEAL V L APRIL OLBRICH NOTARY PUBLIC-OREGON COMMISSION NO 349624 MY COMMiSSION EXPIRES OC713,2005 I� �� 2003-3114 EXHIBIT A Beg�nning at the northwest corner of that tract of land descnbed on Exhibit "C" of that deed recorded October 31, 2000 as Document No 2000088349 and rumm�g thence South 88°42'33" East 244 87 feet to a set iron rod with yellow plastic cap inscribed "Land Tech," thence South 12°32'48" East 103 50 feet to a set iron rod with yellow plastic cap inscr�bed "Land Tech," thence South 88°42'33 East 60 48 feet to a set iron rod with yellow plastic cap tnscribed "Land Tech,"thence North 84°44'S6" East 75 19 feet to a set �ron rod with yellow plastic cap inscribed "Land Tech," thence South 51°24'03" West 61 9� feet to an iron rod with yellow plastic cap inscribed "Land Tech," thence North 88°43'24" West 357 61 feet to an iron rod with yellow plastic cap inscribed "LDC Design Group," thence North O1°26'14"East 131 75 feet to the point of beginning M�attorney\confidentialWPRIL\TARGETAS\FANNOCRK\HORNEL\blankeasmtexa.doc C'3 Z X ��F� � � � W e�,�� '� � Z L�4P�-�td�V�OR � � � LAND TECH, lNC � BBJS SW CANYpi✓LAN£ /!0? W B � �l w POR1L�n�0 pREGOn/ 97?25 0 � (SOJ)191-9J9B � � L (SOJ)791-16/J FiaX £-MAIC surovy,np�vond�echesP com � ' .w ��,z - rrcc �� U . G/10000HC/A/opping/Currenf Mops/l172PP7-Leflei dwg y GrYe�wr�..��M �+.n rr�rLL1 � r r i�y,��7 SCALE 1 a 60' � � � r�/�S'/Z�/ —c�L +� � r L X N89 57'll'E 442 74' ^ " a..e� .r JO FOOT SEN£R£ASEMENT J97B7 � � I AS PER BOOK B6? PAGE 686 � ^ w OOCUA/ENT NO 99-1JB510 3 I � I AREAa55 J�1 SOUAR£FEET � ? � — PARCEL 2 � 3I J�as, s� o o PARoEL 1 p - �� I1 EASE.VENT FOR CL4vS7RUC7JON LM' 2� N J p ti AN Ob£RFLOW CHANN£L AS PER � Z gl� DOCU�/EN7 NQ 89-O/B56 � _ � � Q 511 e H p 75 00 I �vB956 76 E �L � .�+ O 3 �, r� = h co,e � ' ,� 1 !r -M ` I til p 589571� w 56J7s�0 95 '4 19 ►� �m 8 6� �15��` � � N 75 00 h S89�6 20'W 357 61' , Routing Order: S u rveyo r: JRH Development Review Engineer BDR FINAL PLAT REVIEW CHECKLIST Plat Name: Metro Partition Plats Case Number(s): MLP2002-00008 1�775 Address/Location: 1�66 SW 74�'Avenue Contact name and phone: Sam Edwards/Land Tech/503/291-9398 Date Received: 10/17/02 Date Forwarded to City Surveyor: 10/28/02 SURVEY SECTION Check if Check if Considered Okay 1. Street alignment and width, continuity 0 N� ❑ 2. Curve, corner, cul-de-sac radii [��h ❑ 3. Dedication, vacation, easement conveyance [� ❑ 4. Residential Survey Certificate match the map []� � 5. Two Monument Ties to City GPS [�' [r� Comments: ; By: ��I� �� l�, -- z9-��z Surveyor's Signa re Date Page 1 of 1 �:��s+�.aa�.aa Re�sooa�:v�ro� � Routing Order: 1. Current Planning: MET 2. Engineering Tech I ST 3. Development Review Engineer BDR FINAL PLAT REVIEW CHECKLIST Plat Name: Metro Partition Plats Case Number(s): MLP2002-00008 Date Received: 10/17/02 Date Forwarded to Current Planning: 10/28/02 Planner: Morgan Tracy Planninq Division Check if Check if Considered Okay 1. Phase boundaries N H�❑ [� 2. Lot and/or tract size and configuration [� [� PaR��.2 � � 3. Lot numbers � �Ikti�jju[,�T�tc1'�¢ 4. Access restrictions, reserve strips [�°� � 5. Condition of Approval Satisfied � �T'KE'�'�"�'��1" c��n��r�yo�c.+dut 6. Public & Private streets (location, width, etc....,) N�❑ � °^ P�t. 7. Preliminary Plat approval date - 1 yr period OK []� [� 8. Special Deed Restrictions (CC&R's) [� []/ G o I'rt,l.T'Le�t otfj 9. Open Space (Deed or Dedication) []� ��o�c�(oK�l�- 10.SPECIAL SETBACKS ARE NJ1� Other Comments: By: �. lD�l2 g o Plan er's Signature Date FORWARDED TO ENGINEERING TECH I: !G/z5�'a2 Date Page 1 of 3 �:�w�-a�vo�,sv��-a�.a�� Revisbn date: 1/1/01 � r� • ENGINEERING DEPARTMENT (Engineering Tech) Check if Okay Street Names Acceptable ❑ Assign Address(es) ❑ Address Fee j lots/tracts @ $30 00/ea = $ � � ❑ Update City-wide maps ❑ ❑ Comments By ��t2P� rl(1 ��Z Engineenng ech Signature Date FORWARDED TO DEVELOPMENT REVIEW ENGINEER Date , Page 2 of 3 i�enB�rlv-0e�AfortnsVirfpat tlot Revlsbntlate 7I1A1 � Returned to Surveyor for Correction gY: �">�� i= J - DATE: ��(�/!��;� E-mail to County Surveyor: "OK to review" BY: S'� DATE: 1 � a2 I Corrections Reviewed and Approved BY: � �S� DATE: �( 1 �P�I�Z � � Forwarded for City Signatures BY: �r DATE: ��Z7��?3 Copy of Signed Plat Made and Put in File BY: `�" DATE: (�Zr'�� Released to Developer for Recording BY: �" DATE: �I��lI(� Authorize Eng. Tech I to release addresses BY: Sr"� DATE: II��J�C3 Copy of Signed Plat to Permit Techs BY: Sr DATE: I�2��v3 Lognote: OK to take in building permit apps. BY: `;' DATE: lI f�� Page 3 of 3 �:��aenrorm5wo-qa�.ao� Revision date:1/1/01