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MLP2003-00006I . � . NOTICE OF TYPE II DECISION - MINOR LAND PARTITION (MLP) 2003-00006 CITYOFTIOARD cvmmunicy�Developmenc BROWN MINOR LAND PARTITION S�Y1nS�7BetterC�munity 120 DAYS = 9/18/2003 SECTION I. APPLICATION SUMMARY FILE NAME: BROWN MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2003-00006 PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for Conditional Use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. APPLICANT/ OWNER: Mr•. and Mrs. Harry Brown 12345 SW 121S�Avenue Tigard, OR 97223 LOCATION: 12345 SW 121 St Avenue; WCTM 2S103BB, Tax Lot 6600. COMP. PLAN DESIGNATION: Medium-Density Residential. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. � � SECTION II. DECISION � Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Minor Land Partition subject to certain conditions, and based on the findings and conclusions in Section VI. MLP2003-00006 BROWN PARTITION PAGE 1 OF 17 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: u mit t e o owing to t e anning ivision ra i y , x or review an approval: 1. Prior to final plat approval, the applicant must provide a street tree plan to the Planning Division for review �nd compliance. .The street tree plan must provide street trees along the frontage of SW 1215 Avenue as required in Section 18.745.040(C). Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 2. A Public Facility Improvement (PFI) permit is required for this project to cover the sewer tap, driveway removal and any other work in the public right-of-way. Six (6) sets of detailed pubfic improvement plans shall be submitted for review to the Engineenng.Department. NOTE: these plans are in addition to any drawings required by the.Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public.lmprovement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 3. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will b�esignated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 4. The applicanYs construction plans shall show removal of the north driveway. 5. Prior to approval of final plat, the applicant shall pay an addressing fee in the amount of $30.00. (STAFF CONTACT: Shirley Treat, Engineering). 6. Prior to approval of the final plat the applicanYs engineer shall provide a sight distance certification. 7. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department pnor to recording. 8. The applicant shall plant street trees along the frontage of the site. 9. 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 (GC 22). 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 establishedby: . GPS tie networked to the City's GPS survey. . By random traverse using conventional surveying methods. 10. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice 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). MLP2003-00006 BROWN PARTITION PAGE 2 OF 17 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. The ri ht-of-way dedication for 121St Avenue shall be made on the finaf plat. E. NOT� Washin�gton 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 applicanYs sunreyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer si�nature (for partitions), or City Engineer and Community Development Director signa ures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: u mit t e o owing to t e anning ivision ra i y , x or review an approval: 11. Prior to the issuance of building permits on Parcel #2, the applicant shall provide the Planning Division with a site plan indicating that an approved fire turnaround is in place if the access drive exceeds 150 feet in length, and that vehicle turnouts are in place if the driveway is less than 24 feet in width and longer than 200 feet in length. 12. The applicant shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 13. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 14. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 15. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 16. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Vicinitv Information: A sin�le�amily residence currently occupies the site. The surrounding neighborhood is also developed with single-family residences. Property History: The property was developed as a single-family lot. A search of City records indicated only a minor buildmg permit to convert the heating system from oil to gas in 1991. Site Information and Pro osal Descri tion: e app icant is see ing approva o a -ot Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on parcel 2. However, the applicant could appIy for any of the uses that would be permitted on property zoned R-4.5. Parcel #2 will benefit from a 15-foot access provided by parcel #1. MLP2003-00006 BROWN PARTITION PAGE 3 OF 17 �I � SECTION IV. NEIGHBORHOOD COMMENTS All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal. The site was also posted during the public comment period. Staff received four letters from surrounding property owners. The primary concems brought up by the neighbors included loss of privac�, reduction in property values, aesthetics, and concem with having renters that do not have a vested in erest in the property. Most of the concerns were not specifically related to the division of property, but rather to the possibility of having a duplex placed in their neighborhood. However, The City of Tigard is limited by law m what it can do. Density requirements which are imposed by Re�ional Government (Metro) mean that the City can no lon�er allow less than 80% of the maximum density permitted in a zone. TF�e minimum density for this particular piece of property is 3 units. The applicant can choose to meet that requirement by any means necessary as long as the development meets the review criteria of the applicable chapters of the Tigard Development Code (TDC). If the applicant does choose to place a duplex on the property, they wi�l be subject to a separate permitting process which requires a hearin before the Tigard Hearings Officer. Again, it should be noted that as long as the review criteria is sa�isfied, the City must approve the permit. Whether a property is a rental or owner occupied is not a criterion for approval. Property values are subjective and are not regulated by the City. The City of Tigard is charged with Providing a variety of housing opportunities for all levels of income as lon as the development adheres to the relevant code sections. The developer and the market dictate the�ype of construction and costs of development. Property values cannot be used to arbitrarily limit development types. At this time, the applicant is seeking to divide the property, and as illustrated in the discussion below, the applicant can meet the standards necessary to accomplish this division. The placement of a duplex on the property will be reviewed under a separate process, and at that time, staff will review the proposal for compliance with the applicable code sections. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Partitions 18.420 (Land Partitions) B. Zoning Districts 18.510 (Residential Zoning Districts) C. S pecific Development Standards 18.705 Access, Egress & Circulation) 18.715 Density Computations) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 Visual Clearance) 18.390 Impact Study Section 18.390.040) D. Street and Utility Improvement Standards 18.810 (Street and Utility Improvement Standards) SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS LAND PARTITIONS: CHAPTER 18.420 Future re-division: Section 18.420.020.D MLP2003-00006 BROWN PARTITION PAGE 4 OF 17 � � When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The proposal is for a 2-parcel Minor Land Partition of .69 acres. The proposed configuration would not allow any future reparfitioning of the site unless all improvements were removed. This criteria is satisfied. A roval Criteria: Section 18.420.050 T e proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partitivn will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this application and review process through compliance with the conditions of approval. Therefore, this critenon is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff finds that adequate public facilities are available to serve the proposal. Therefore this cnterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the permit process and durin construction, at which time the appropriate review authority will insure that City and applicable agency s�andards are met. Based on the analysis in this decision, this criterion is met. All proposed lots conform to the speciFc requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width requirement in the R-4.5 zoning district is 50 feet for detached units and 90 feet for duplexes. Parcel #1 is 99.71 feet in width at iYs narrowest point, and parcel # 2 will require an east/west orientation to meet the minimum 90 feet in width. If developed as a single-family home, the applicant satisfies the 50-foot width requirement as the narrowest poinf of that parcel is 76.76 feet wide. Therefore, this criterion is met. � The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in �he lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for single-family units and 10,000 square feet for a duplex. Absent the area for access to the rear parcel, the lot sizes still exceed 10,000 square feet. The proposed parcels exceed the minimum lot sizes of the zone. Therefore, this criterion is met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. According to the plan, parcel #1 has 140 feet of fron�a e, and parc�l #2 will be served by a 15-foot easement. Both frontages are located along SW 121 �venue. 121 Avenue is a public right-of-way. This standard has been met. Setbacks shall be as required by the applicable zoning district. Setbacks for the existing house are compliant with the underlying zoning district. Future development of parcel #2 will be subject to all setback requirements at the time of development. This standard can be satisfied. MLP2003-000p6 BROWN PARTITION PAGE 5 OF 17 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. Parcel #2 is a flag lot and will be subject to the 10-foot side yard setback at the time the parcel is developed. This sfandard can be satisfied. A screen shall be provided along the properly 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. The proposed access and utility easement that serves parcel #2 is located 15 feet north of the nearest property Ime. Therefore, the screen is not required. However, it should be noted that the applicant chose that location so that none of the trees that currently screen the southerly prope�ty will have to be removed. This criterion is satisfied. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District provided comments that indicated that they have no conflicts with the proposal. This standard is satisfied. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. There are no proposed common drives with this development. This standard is satisfied. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access, Egress, and Circulation standards. This critenon is satisfied. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoming and within the floodplain._ This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. This property is no where near the one-hundred-year floodplain. Therefore, this criterion is not applicable. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370 Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) wi�l be processed concurrently. The applicant has not requested any variances or adjustments to the approval criteria. Therefore, this standard is not applicable. Residential Zonin Districts 18.510: Deve opment stan ar s �n resi ential zoning districts are contained in Table 18.510.2 below: (See Table 18.510.2 on the following page) MLP2003-00006 BROWN PARTITION PAGE 6 OF 17 � � TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Lot 1/Lot 2 Minimum Lot Size -Detached unit 7,500 sq.ft. 16,179 SF/13,590 SF -Duplexes -Attached unit Average Minimum Lot Width -Detached unit lots 50 99 feeU 76 or 125 feet depending on the -Duplex lots 90 orientation of the home -Attached unit lots Maximum Lot Covera e -. N/q Minimum Setbacks -Front yard 20 ft. Existing/Applied at the time of building -Side facing street on comer&through lots 15 ft. permit -Side yard 5 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district -Distance between ro e line and front of ara e 20 ft. Maximum Hei ht 30 ft.* unknown Minimum Landsca e Re uirement - - 'Development on flag lots are subject to the height requirements of 18.T30.020(C) [1]Single-family attached residential units permitted at one dwelling per lot with no mwe that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, however, the site size will be confirmed by survey prior to final plat approval. Development standards will apply to all future development of the sites. Findings: . The construction on parcel #1 is pre-existing, and there are no structures proposed to be placed on parcel #2 at this time. . All new construction on either parcel will be required to meet the development standards of the applicable zone at the time of construction. Cha ter 18.705 Access E ress and Circulation: Access Management (Section 18.705.030.H Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASNTO. The applicant has not addressed whether or not sight distance will be met at the southerly access. Prior to approval of the final plat the applicant's engineer shall provide sight distance certification. Section 18.705.030.H.2 states that drivewa�s shall not be permitted to be Qlaced in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic comrrionly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersectin� street to the throat of the proposed drivewa�. The setback may be �reater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. MLP2003-00006 BROWN PARTITION PAGE 7 OF 17 . y The existing north driveway is within 100 feet of the intersection at Ann Place. The southerly access is well over 200 feet away from the intersection at Ann Place and over 200 feet away from the intersection at Walnut Street. When development occurs along collector streets, access points should be restricted. The southerly access appears to serve both parcels and since the northerly driveway is within the influence area of a collector intersection, it should be eliminated. As a part of this project, the applicant shall remove the northerly access point. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The two existing driveways to this site are only 100 feet apart. Since the no�therly access point must be removed, as discussed previously, this criterion can be met. Public street access. All vehicular access and egress as required in Sections 18.705.030(H) and 18.705.030(I) shall connect directly with a public or private s{reet approved by the City for public use and shall be maintained at the required standards on a continuous basis. Both parcels will have direct access off of SW 1215t Avenue. 121St Avenue is a public street. This standard is met. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Minimum access requirements for residential use. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is 5%. Parcel #1 is 134 feet deep, and because of the existing house, there are no opportunities for an access drive in excess of 150 feet. However, there is the potential that parcel #2 would require an access drive in excess of 150 feet in length. This criterion is not satisfied. FINDING: The record and plans suggest that parcel #2 may be served by an access drive in excess of 150 feet in length. There is no evidence m the record to suggest that the access drive meets this standard. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backin� motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no proposed driveways associated with this project that are �reater than 200 feet in length. The access for parcel #2 will be reviewed at the time of building permit issuance, and lot 1 has existing access. Parcel # 2 could possibly have a driveway in excess of 200 feet in length. This criterion is not satisfied. FINDING: From the plans, it appears that parcel #2 may be served by a driveway in excess of 200 feet in length. The applicant has indicated that the driveway would be 10 feet wide, which would indicate a need for vehicle tumouts if parcel #2 is served by a duplex. CONDITION: Prior to the issuance of building permits on Parcel #2, the applicant shall provide the Planning Division with a site plan indicatin that an approved fire tumaround is in place if the access drive exceeds 150 feet in leng�h, and that vehicle tumouts are in place if the driveway is less than 24 feet in width and longer than 200 feet in length. MLP2003-00006 BROWN PARTITION PAGE 8 OF 17 Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Both lots will have access off of SW 1215t Avenue, which is classi�ied as a collector by the City of Tigard. The plans indicate that both driveway approaches off of SW 1215 Avenue are well over 20 feet in width. This standard is satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715. 18.715.020 Density a culation Definition of net develo ment area. Net development area, in acres, shall be determined by subtracting the ollowing land area s) from the gross acres, which is all of the land included in the legal description of the property to be developed: All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. All land dedicated to the public for park purposes; All land dedicated for public rights-of-way. When actual information is not available, the followin� formulas may be used: a. S�ngle-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. All land proposed for private streets; and A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Gross Developable area 30,056 SF Existin Home - 7 500 SF et eve opa e rea ,55 Calculatin maximum number of residential units. To calculate the maximum number of residentia units per net acre, divi e the num er o square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units that would be available to the site is 3. The proposal calls for two additional residential units for a total of three units including the existing house. The applicant has indicated that they intend to apply for a duplex. This standard has been satisfied. Calculatin minimum number of residential units. As reyuired by Section 18.510.040, the minimum number o residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number of residential units that can be accommodated is 2. This standard has been satisfied. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 equires t at e era an state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 o�fhe Tigard Municipal Code shall apply. MLP2003-OOOOfi BROWN PARTITION PAGE 9 OF 17 Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district, there shal be no use, operation or activity which results in a stack or other po�nt-source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Qualifiy (DEQ) rules for visible emissions (340-21-015 and 3d0-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is Permitted in any given zoning district which is discernible without instruments at the property ne of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily ecTtectable at any p0-028-090 na t ie property line of the use creating the odors is prohibited. DEQ rules for odors (34 ) pp y Glare and Heat. No direct or sky reflected glare: whether from floodlights or from high temperature processes such as combustion or welding, which is visible at fhe lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parkin� areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and Rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a land division, which is a permitted use in the R-4.5 zone, it is anticipated that none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met, and it is expected that these standards will be complied with at all times. These standards would be subject to code enforcement investigation if for some reason the above standards were in question. LANDSCAPING AND SCREENING: CHAPTER: 18.745. Street Trees: Section 18.745.040 ection .745.040.A.: All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The appI�cant has indicated in the narrative that they intend to place street trees along the frontage of SW 1215 Avenue, but has not provided a street tree plan. This criterion has not been satisfied. FINDING: The appl4icoation does not provide for street trees as required by the TDC Section 18.745 0 CONDITION:Prior to final plat approval, the applicant must provide a street tree plan to the planning department for review and co�npliance. The street tree plan must provide street trees along the frontage of SW 1215 Avenue as required in Section 18.745.040(C). Bufferin and Screenin : Section 18.745.050 is sect�on o t e evelopment code outlines the requirements necessary to provide buffering and screening when two different uses are adjacent to one another. The applicant is proposin to partition the lots to accommodate possible future construction of residences on the lots. At�he present time, there are no requirements for additional buffering of the use, because it is a single-family residence among other single-family residences. If parcel #2 is developed with a duplex, the applicant may be required to place a buffer befinreen the adjacent properties.. However, it should be noted that the required buffer width for a duplex adjacent to a single-family residence is only five feet. This criterion is not applicable at this time. MLP2003-00006 BROWN PARTITION PAGE 10 OF 17 :- r - MIXED SOLID WASTE AND RECYCLABLE STORAGE: Chapter 18.755 The mixed solid waste an source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are sub1'ect to full site plan or des�gn review; and are located within urban zones that allow, outright or by condition, for such uses. This section was inadvertently listed as a review chapter for this project, however, the criteria is only applicable to multi-unit residential buildings contaming five or more units and non-residential construction. Therefore, the criterion in this chapter is not applicable. OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765 This hapter is applicable or evelopment projects w en there is new construction, expansion of existing uset or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 1 new parcel. Submittals of detailed plans for the construction of an home within the development are not necessary at this time. Table 18.765.2 requires that one (1� off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for defached single-family dwellings. There is also no bicycle parking requirement for sin le-famil dwellings. If the applicant re uests Conditional Use a proval to lace a duplex on either pa c el, the parking sfandards wifl be reviewed for compliance during phat review process. This standard is met. TREE REMOVAL: CHAPTER: 18.790 Tree Plan Requirement: Section 18.790.030 Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a certi ie arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has provided an arborist's report from, Peter Torres of Multnomah Tree Experts, Ltd. The arborist states that there are 35 trees on site that are over six inches in diameter at 4 feet high. Of these thirty fve trees, nine are exempt either due to disease or a size less than 12 inches in diameter. Of the remaming 26 trees, the applicant is proposing to remove six, and leave 20. Therefore, the applicant is retaining-77% of the trees over 12 inches in diameter, and is not required to mitigate. The developer's arborist has also provided a protection plan that is required to be adhered to during construction. This criterion is satisfied. FINDING: The applicant has rovided a tree plan in compliance with Chapter 18.790, but in order to ensure that the pro�ection plan is followed, the following conditions shall apply: CONDITIONS: . The applicant shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. . The applicant shall notify the City Arborist when tree protection measures are in place so, that he may verify that the measures will function properly prior to construction. VISUAL CLEARANCE AREAS: CHAPTER 18.795 Visual Clearance Requirements: Section 18.795.030 At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. MLP2003-00006 BROWN PARTITION PAGE 11 OF 17 Obstructions rohibited. A clear vision area shall contain no vehicle, hedge planting, fence wall s ruc ure or em orary or permanent obstruction (except for an occasiona� utilifiy pole or �ree), exceedin� three �eet in height, measured from the {op of the curb or where no curb exists, from the stree center line grade, except that trees exceecling this heig�t may be located in this area, provided all branchesl�elow eight feet are removed. Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions con ri u e o e o s ruc ion o c ear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and tem orary or permanent obstructions shalf be further reduced in height or eliminated to comply wi�h the intent of the required clear vision area. Computations: Section 18.795.040 Non-arterial streets. on-a eria s ree s 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual c"learance area shall be a triangle formed by the right-of-way or prope�,-�y lines alon such lots and a straight line joining the right-of-way or property line af points whic�h are 30 fee� distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS � �. ��F � �� •: � 0 rJs�Y . � ��.i 30' - . . � �- i3 i i 3a' ' :•. . :�� ' '�•.� ,.:. ,. 40' 3D' --�f ,A'. � -- ��f Y ��,t The applicant has not identified visual clearance areas on the site, but staff has visited the site and observed no obstructions to the visual clearance areas. Any violations of the vision clearance triangle will be handled by code enforcement proceedings. This cnterion is satisfied. IMPACT STUDY: Section 18.390.040.B.e Rec�uires that the applicant shall include an impact study. The study shall address, at a minimum the transportation system, including bikeway.s, the drainage system, the parks system, t�e water system, the sewer system, and the noise impacts of the development. For each Public facility system and type of impact of the development on the public at large, public fac�lities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real propert� interests, the applicant shall either specifically concur with the dedication of real property. interest, or provide evidence which supports the conclusion that the real properiy dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has provided an impact study, and the agencies responsible for ensuring the maintenance and provision of public facilities have reviewed this proposal for impacts. There were no impacts identified that would require additional improvements.to any of the public systems. All impacts have been addressed elsewhere in this decision. This criterion has been satisfied. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 hapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: MLP2003-00006 BROWN PARTITION PAGE 12 OF 17 Street Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Wa and Street Widths: Section 18.810.030.E requires an arterial street to have an 80-foot right-o�way width and a 48-foot paved section. A local residential street must have a ROW width between 42 to 54 feet and a paved width from 24 to 32 feet wide. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adJ"acent to SW 121St Avenue, which is classified as a collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate an additional 5 feet of ROW. SW 121S� Avenue is a fully improved street, except for street trees. The applicant should plant street trees as a part of this project. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or ma�or collector street, the development design shall provide adequate protection for residential �roperties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the tra�c conflicts. The destgn shall include any of the following: • A parallel access street alon� the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen plantin� at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. SW 1215t Avenue is classified as a collector in the Tigard Transportation Systems Plan. Therefore, The applicant will be required to remove the northerly access point, thereby, reducing the impact on the collector street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be desi�ned with due reg�ard to providing adequate buifding sites for the use contemplated consideration of needs for 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 perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: . Where street location is precluded by natural topography, wetlands or other bodies of water or, pre�xisting development or; . For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. . For non-residential blocks in which internal public circulation provides equivalent access. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or stnct adherence to other standards in the code. The site is an infill lot surrounded by pre-existing development there are no further oppo►tunities to provide any connections. This standard is met. MLP2003-00006 BROWN PARTITION PAGE 13 OF 17 ' � Lots - Size and Shape: Section 18.810.060(A) �rohibits lot depth from bein� more than 2.5 times the average lot width, unless the parcel is ess than 1.5 times the minimum lot size of the applicable zoning district. The average width for parcel #1 is approximately 112 feet, and the depth is approximately 135 feet. Parcel #2 is 126 feet wide and 77 feet deep. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Both lots meet the minimum frontage requirements. Parcel #1 has roughly 125 feet of frontage, and Parcel #2 is served by a 10-foot easement and has 15 feet of frontage. This standard has been satisfied. 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. Private streets and industrial streets shall have sidewalks on at least one side. Sidewalk exists on 121 St Avenue. This criterion is satisfied. 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-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch sewer line in SW 1215� Avenue. The applicant will need to extend a new lateral to parcel 2. 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 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendmen}s). There are no upstream drainage ways that affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing draina�e facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). Residential partitions are not required to provide on-site detention. Therefore, the applicant shall pay the water quantity SDC for parcel 2. MLP2003-00006 BROWN PARTITION PAGE 14 OF 17 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, tem porary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: . The developer shall make all necessary arrangements with the serving utility to provide the underground services; . The City reserves the right to approve location of all surface mounted facilities= . All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and . Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made.. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-�rounding costs when the development is proposed to take place on a street where existing utilities which are not underg round will serve the development and the ap p.roval authority determines that the cost and technical difficulty of under-g rounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most commont but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of SW 121 st Avenue. This criterion is not applicable. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adJ'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. Southwest 121St Avenue is classified as a bike facility. Bike lanes exist along this section of the roadway. ADDITIONAL CITY ANDIOR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT TANDARDS: Public Water System: The site will be served from the City of Tigard water line in 121St Avenue. The applicant will need to coordinate with the City for a new water service upon construction of the home on parcel 2. Storm Water Quality: t e ity has agree to enforce Surface Water Management (SWM� regulations established by Clean Water Services (CWS) Design and Construction Standards adopted .by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee m-lieu on this application. MLP2003-00006 BROWN PARTITION PAGE 15 OF 17 . � Address Assi nments: The ity o Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. 5urve Re uirements The applicanYs inal plat shall contain State Plane Coordinates [NAD 83 (91)] on finro monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). 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 basms, 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�. SECTION VII. OTHER STAFF COMMENTS: City of Tigard Operations Department reviewed the proposal and stated that the water service is to be located in the landscape area only. City of Tigard Building Division reviewed the proposal but offered no comments. City of Tigard Forester has reviewed the proposal and stated that any subsequent removal of trees other than}hose designated for removal on the plan must be reviewed by the City. SECTION VIII. AGENCY COMMENTS Tri-Met has reviewed the proposal but offered no comments. Clean Water Services has reviewed the proposal and indicated that the design is required to meet R:O 03-11, and needs an erosion control permit from CWS. (Contact Lee Walker at CWS for more information). Tualatin Valley Fire & Rescue has reviewed the project and offered the following comments. SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants_for single-family wellmgs, du lexes and su -divisions, s all e p aced at each intersection. Intermediate fire hydrants are required i�any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for smgle- amily dwellings and uplexes shall be 1,000 gallons per minute. If the structure(s is are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appen ix ab e A-III- A-1. (UFC Appendix III-A, Sec. 5) MLP2003-00006 BROWN PARTITION PAGE 16 OF 17 ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and ire i�hting water supplies shall be installed and operational prior to any ' other construction on the site or subdivision. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected govemment agencies Final Decision: THIS DECISION IS FINAL JUNE 20, 2003 ON AND BECOMES EFFECTIVE ON JULY 8, 2003 UNLESS AN APPEAL IS FILED. T�A eal: ector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant,is the appellant, the hearing on an appeal from the Director's Decision shall be confined to tfie 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 JULY 7, 2003. 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. � �'`'� June 20, 2003 PREPARED BY: Brad Kilby_ DATE Associate Planner June 20. 2003 APPROVED BY: Richard Bew s rff DATE Planning M ager MLP2003-00006 BROWN PARTITION PAGE 17 OF 17 - .E W • � � GEOCR�PMiC INF00.MATiON 5+5'EM Q � � YICINITY MAP INE ST = � _ � _ _ _ _ MLP2003-00006 � ER � � BROWN PARTITION w = _ m m j LYN T , a = w x > � � N ANN > � � � a � REFER_ � ao Q� � BROO C = � -r R�' =,y�{ � FEPK. l ._?Y' � �� / ' r- � <i ., � � � ....i S�Ei �" .... il'{ ' ti � �� ' 4�' '. .' ^ BULI�Cf{;R QP ypNITA D. : ."" ��- '� � � ISW BAMBI LN W `"""--, �.._ J ^ j ~ gF{F6ENOR�r p qry • Y ft ST Q ��--- _ Q = �� - � Tlperd Me�Map � �� SW ER OL ST 1-=- ^ �P r . N � � 0 200 400 800 Fast TIPPITT P�- 1"=403 feal ST z J City of Tigard Infortnalion on this map i�for psnsnl loution ony�nd ahould bs veMed w11h Ms D�vNOpmsnt Sarvicas DMsion. T 13725 SW HNI Blvd Tlqard,OR 87223 (503)639-4177 htlp:!lwv.w.ei.tipud.Or,u� Community Development Plot date:May 23,2003;C:lmagicWIAGIC03.APR � ; , � f �� ' VATt.`'.TM � �Y,r�r�EGr F� ' `�,�;;�; r�ro u+rcN easw 1 -.,,�>;-.�--�' �� ` � •!i; .:; ` r i �• �, �5��' ` '�,c: 'r � ' W 1i � S'�� ' •_ -�_::1.'I f 3 L• � '� ` 1 � i-rs' � �l�5<li�R� � V�f' ' � t' � W ✓ `� -�.i�: � -_:�5„�-"�PdyE j __ ^ � ' ' , -�-�YF,;��1'Iy � + '�:. ; --`��" � ' � Tf�f(a 2 `\ ' Q 'T ! - - ""- J�- ' _�fARCEC 2, .� � YHOUSE. FN •-� p ' �~ :.r� .F� 13,5905�.�'/,. � ', 51r)A '�`t � ..+ . 1,. l N ;' , ^+ � . 1�„�( "i� ':� ;{ Z � � �' . ' N ,-: �,.-`� `� i !j� ' ��`.-�'`. �PAC)POSfa�" - r ' ` � i s � � �J� 1 �r' � .;. �f PARC6L� ` .`� � � ` a (, y� •y '! � � �,.'' QY16.t7ySO.FT. I ;'tt��'.vA�vAi��S�'d � ; . j P�QL��: � . �N R• _ -+ � � '�. ; :, i�I 1� . .. L � .'!. �.p'- � . ` i:e,. I 1;r � �l ti� � � � j5�,�� ,� i/+. i; 1 � .�.i RE��CU`JE �'''� � j � 1. �Ji;:j•� `�^r-�'J .•r —+— .L�� '�'1' :; i� .—^'EW.C�yNyEfi19CF �J�J '•'- i�� " � 4 ' — _ '-Na'L4�YVk7EN�SETEf7 �'� t l t J+� — , �. - • ��" � 'c ' .e. f r� �lNr.1l,Rf'lU7 i:�. _ � . �.. �,� .-`.fL_.,,_�..�---��:- �-.-+�,7ry��.;� L'�...�.� . --..�:�.� . .; �.r R(i.: �rASfUf+NifP�S �_.1 ..�• "' �i .f��T� r: , ,. � ,��VAIJL7,9 4Lti :^ �'� ' j � . . . .t x� �� '� 3 � .� f � 3� �rn v� �r. � �� + nl �� u�� , � . j �i $� �� c:u� rui G', ' u. � : �fj1 a a, z. z ' � , �� Q JI �,` � � f � �� f ) bi ;��Y---'� f � ~ � � ' iI f� j i { , j .. ! I I � CI� OF TIGARD � MLP2003-00006 �a,�..� s1T8 �iv N BROWN PARTITION Ma is not to scale I NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2003-00006 CITYOFTIdARD �ommunity�Development BROVIIN MINOR LAND PARTITION S�tapingABetterCommunity 120 DAYS = 9/18/2003 SECTION I. APPLICATI�N SUMMARY FILE NAME: BROWN MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2003-00006 PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for Conditional Use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. APPLICANT/ OWNER: Mr. and Mrs. Harry Brown 12345 SW 121St Avenue Tigard, OR 97223 LOCATION: 12345 SW 121St Avenue; WCTM 2S103BB, Tax Lot 6600. COMP. PLAN DESIGNATION: Medium-Density Residential. � ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twenty-five cents (25G) per page, or the current rate charged for copies at the time of the request. I SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: o�tice mailed to: X The applicant and owners —� Owner of record within the required distance —� Affected government agencies Final Decision: • THIS DECISION IS FINAL ON JUNE 20, 2003 AND BECOMES � EFFECTIVE ON JULY 8, 2003 UNLESS AN APPEAL IS FILED. ' Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 7, 2003. Questions: For further information please contact the Planning Division Staff Planner, Brad Kilbv at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. �-_, � � ............... ........ YICINITY MAP �, MLP2003-00006 ER BROWN PARTITION � � > � � � �� ea � J� � $ 't �1, � N � 71 �..0 w.i � Ciry o(Tigud T � '•',;;�":;,,;M• � � il�a..acrn.wre:�,• / � ryryGlC Aw ( � � .r•.�::-�';"��'' , » 1 . .:i....' � I' . W ,, � ��.��: . � �, ;. � � W �� S yi '�. " � `' � �x�ry � ��\_ �:�'r, .. � �i'�� , neaoioi'r r � �'r��°nu� � �NSE*!sK(= �1 •� �.. I ., �1 �"„�', v. f � / ,�- i:r W/ ��y . . I j >L e( I !' .{""°`��1` '...j +�R � t � ��' ..e»nwrrenr.. A i f� .� ' I ��Yl,- { �i ��,�_ , ,I,II� . ��t� ,�PFi^� � _„� '� u . V� �I ,�� . . �.��. � "� YW Y[m1C/ 'I ��i � vulW�it6P I�� .�.._! �.. ` , �rt� �;�-�' .{�r �.-�� w�kAy �,.,�,.. � � �gi � �� '� , �'� �; I ' �` I' � -. _ �_L�,�__� � I � ' � � �� CI� Of TIGARD � MLP2D03-00006 srrs r[wx N BROWN PARTITION M� Is nM to�ale �: A 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 CITYOFTIGARD M I N 0 R LAN D PARTITI O N Community�DeveCopment Skaping A Better Community DATE OF NOTICE: May 23, 2003 FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00006 FILE NAME: BROWN PARTITION PROPOSAL: The applicant is requesting approval of a Minor Land Partition of.69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 12345 SW 12151 Avenue; WCTM 2S10386, Tax Lot 6600. 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 �,�--�-t-,� 5:00 PM N�� :�003: All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at(503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIEU ABOVE IN OR�ER FOR YOUR COMMENTS TO BE CONSIDERED IN THE�ECISION-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 JUNE 19. 2Q03. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: . Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; . Raise any issues and/or concerns believed to be important with sufficient evidence to allow the Ciry to provide a response; . Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. / Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR�S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN � 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATIONIEVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." � .,........................ < YICINITY MAP I 5 =_______ MLP2003-00006 s BROWN PARTITION D > � � �� rr �..��e ST '� ,p� • N �� c.y ot rv.e T ......�d.+.�....�.. ��.n. ..+...s..�.� � - REQUEST FOR COMMENTS CITYOFTIGARD �ommunity�DeveCopment ShapingA Better Community �ATE: Ma]123,2003 RECEIVED PLqN T0: lohn Ro]I,Properq�Manager/Public Works Annex NING JU� 1 0 2003 FROM: Cit�of Tigard Planning Di�ision STAFF CONTACT: Brad IGib]I,Associate Planner[x24341 ��F T��RD Phone: [5031639-4111/Fax: t5031684-1291 MINOR LAND PARTITION[MLP)2003-00006 ➢ BROWN PARTITION Q REQUEST: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. LOCATION: 12345 SW 1215t Avenue; WCTM 2S103BB, Tax Lot 6600. ZONE: R- 4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 9 20Q3. 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 Blvd., Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to �a-� Please contact -�— r office. Please refer to the enclosed letter. � _ Written comments provided below: � � � ' IL . �� Name 8� Number of Person Commenting: , , MEMORANDUM CITY OF TIGARD, OREGON DATE: 6/16/03 TO: Brad Kilby, Associate Planner FROM: Kim McMillan, Development Review Engineer RE: MLP 2003-00006, Brown Partition Access Manaqement (Section 18.705.030.H) Sectian 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not addressed whether or not sight distance will be met at the southerly access. Prior to approval of the final plat the applicanYs engineer shall provide sight distance certification. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. The existing north driveway is within 100 feet of the intersection at Ann Place. The southerly access is well over 200 feet away from the intersection at Ann Place and over 200 feet away from the intersection at Walnut Street. When developments occur along collector streets access points should be restricted. The southerly access appears to serve both parcels and since the northerly driveway is within the influence area of a collector intersection it should be eliminated. As a part of this project the applicant shall remove the northerly access point. ENGINEERING COMMENTS PAGE 1 Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The two existing driveways to this site are only 100 feet apart. Since the northerly access point must be removed, as discussed previously, this criterion can be met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a 3-lane collector street to have a 70 foot right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 121St Avenue, which is classified as a collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate an additional 5 feet of ROW. SW 121 St Avenue is a fully improved street, except for street trees. The applicant should plant street trees as a part of this project. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide adequate protection for residential properties and shall separate residential ENGINEERING COMMENTS PAGE 2 access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with difFerent classifications, primary access should be from the lower classification street. The applicant will be required to remove the northerly access point, thereby, reducing the impact on the collector street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. ENGINEERING COMMENTS PAGE 3 PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Sidewalk exists on 121St Avenue. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and SurFace Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8" sewer line in 121St Avenue. The applicant will need to extend a new lateral to parcel 2. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction ENGINEERING COMMENTS PAGE 4 Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runofF caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). Residential partitions are not required to provide on-site detention. Therefore, the applicant shall pay the water quantity SDC for parcel 2. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 121St Avenue is classified as a bike facility. Bike lanes exist along this section of the roadway. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water Svstem: The site will be served from the City of Tigard water line in 121 St Avenue. The applicant will need to coordinate with the City for a new water service upon construction of the home on parcel 2. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 ENGINEERING COMMENTS PAGE 5 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Address Assiqnments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. 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 nefinrork (GC 22). 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 nefinrork. The applicanYs 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). ENGINEERING COMMENTS PAGE 6 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: . A Public Facility Improvement (PFI) permit is required for this project to cover the sewer tap, driveway removal and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). . The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. . The applicant's construction plans shall show removal of the north driveway. . Prior to approval of final plat, the applicant shall pay an addressing fee in the amount of$30.00. (STAFF CONTACT: Shirley Treat, Engineering). . Prior to approval of the final plat the applicant's engineer shall provide a sight distance certification. . A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. . The applicant shall plant street trees along the frontage of the site. ENGINEERING COMMENTS PAGE 7 . The applicant's final plat shall contain State Plane Coordinates on finro monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie nefinrorked to the City's GPS survey. • By random traverse using conventional surveying methods. . Final Plat Application Submission Requirements: A. Submit for City review four {4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in 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. The right-of-way dedication for 121St Avenue shall be made on the final plat. E. 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. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: ENGINEERING COMMENTS PAGE 8 . Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomyla�" copy of the recorded final plat. . The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. . Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). ENGINEERING COMMENTS PAGE 9 DA]'E: May 23,2003 �' � ��•. !ee Walke�.CiRAnW�tpr�rnr�ce�/c1NM prnnram �--. _ �� y 'U � �� o FAOM; C ofngard Plannio�Di�sloo ° �'b MAY � 7 20Q3 � a�� STAFF COATACT: 8rsd biby,Ass�ciate Planner[xZ4S41 Phone: I50�1689-41n/Fa� [5031884-7Y91 By "� n �� 2003 , r v� i iuHHD MINQR lAND PAltlii[ON[MIPI Y003-OOQOS �-� - • �. ➢ BROWN PARTII'lON Q REQUE�T: Tf1F1 a��Cc'tll± !S �Al7l1P_.Sflll� ar?�1�1►V?I [�f� �1A�rlrlr I �r�r,� P`-'rf;�:^;� Cf.�v �vi t,J. �f'.�SI liGi � rid3 ai i existing home on si#e, and according fo the applicant, they wiJl apply for conditional use approval fo place a duplex on Parce! 2. The I�t sizes for this devesopment would be 16,179 square feet and 13,590 square feet respectively. LOCATION: 12345 SW 921 Avenue; WCTM 2S903BB, Tax Lot 660fl. ZONE: R- w 4.5: Low-Density Residential District. The R-4.5 zaning district is designed to accommodate detached � single-family homes wi�h or without accessory residential units at a minimum iot size of 7,�00 square � feet. Duplexes and aftached single-family units are permitted conditionally. Some civic and �, institutional uses are also permitted oonditionafly. APPLICABLE REVfEW CRITERIA: Community a Development Code Cf�apters 18.390, 18.42D, 18.510, 18.70�, 18.715, 18.725, 18,745, '18.755, 18,765, � �8.790, 18.795 and 18.610. � � � Attached are the S(te Plan, Vlclnity Map and Appllcant's Informatlon for your review. Frorn information supplied by � various deparfinents and agencEes and from other information avaifable to our staff, a report ancf recomrr�endation wi�l be prepared and a decisPon will be rendered ort the pro osal in the near future, If you wish to comment on this application, - - �v� �� _ . -� � � - t� �~� You may use 1he space provided below or atfach a separate fetter to retum your comments. If vou are unable to respond by the above date, please phone the stafl contact noted above with your comments and confirm your comrnen�s in writing as soon as possible. If you have any questions, contact fhe Tigard Planning Division, 13125 SW Hall Blvd.,Tigard, OR 97223. N ,QL�►' E.�HE �K TH�= QL�O�VI{yC 1'�E�ll�T-F��pF� G •�-;� � m We have reviewed the proposal a�d have no objections to it. � _. Piease contact of our office. ° _ Please refer to the enclosed fetter. � � Written comments provlded below: R .� �E-51�.e.i.1 I�Cl �1� nn nl l.t 1 a 4 �"ln �Q l l�i �Ic?'�¢�a� ti Q � d �i � � o .� } 0 7 �.�-I � ' VV� /o�C...c O \ eM ° ^ � ` \ .� O �^� ,J "1�' � \ � � �n 6. C �e � , . . . � REQUEST FOR COMMENTS CITYOFTIGARD Community 4�eveCopment ShapingA Better Community DATE: Mey 23,2003 T0: Mark YanDomelen,Residentlal Plans Examiner �� FROM: Cit�of Tigard Planning Division � '� 1003 l.�� vr ��awHD STAFF CONTACT: Brad Nilby,Associate Planner[x24341 =" ^*'""•'"'�"""""��'�""'� Phone: [503]639-4171/Fax: [5031684-)297 MIMOR LAND PARTITION[MLPI 2003-00006 ➢ BROWN PARTITION Q REQUEST: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. LOCATION: 12345 SW 1215t Avenue; WCTM 2S103BB, Tax Lot 6600. ZONE: R- 4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan,Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 9, 2003. 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 Blvd., Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: ?� We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. _ Written comments provided below: Name& Number of Person Commenting: ,,./ nn.�v�"it C f GAa REQUEST FOR COMMENTS CITYOFTIGARD Community�DeveCopment S�iapingA BettesCommunity DATE: May 23,2003 T0: Matt Stine,Urban Forester/Public Works Annex FROM: City of Tigard Planning Division STAFF CONTACT: Brad Kilby,Associate Planner[x24341 Phone: [5031639-4171/Fax: [5031684-129) MINOR LAND PARTITION[MLPI 2003-00006 ➢ BROWN PARTITION Q REQUEST: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. LOCATION: 12345 SW 121St Avenue; WCTM 2S103BB, Tax Lot 6600. ZONE: R- 4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 9, 2003. You may use the space provided below or attach a separate letter to return your comments. If vou are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. ,� Written comments provided below: � �E� �tv��n��t'T ar� j�� c,��R �c�naJ �. �yo 63o.c. S N� Name 8�Number of Person Commenting: M REQUEST FOR COMMENTS CITYOFTIGARD Community<DeveCopment S(rapingA Better Community DATE: Ma]I 23,2003 T0: Dennis Koellermeier,Operations Manager/Water Department FROM: Cit�of Tigard Planning Division STAFF CONTACT: Brad Kilh]I,Associate Planner[x24341 Phone: [5031639-4171/Fax: [5031684-729) MINOR LAND PARTITION[MLPI 2003-00006 ➢ BROWN PARTITION Q REQUEST: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. LOCATION: 12345 SW 121St Avenue; WCTM 2S103B6, Tax Lot 6600. ZONE: R- 4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 9, 2003. 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 Blvd., Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our offce. Please refer to the enclosed letter. '� Written comments provided below: �Z�! ✓J/C/ -�t> 4?' ��.-! �F ' v�. GG�. Name 8�Number of Person Commenting: � '� REQUEST FOR COMMENTS CITYOFTIGARD Community�DeveCopment Sfiaping A Better Community DATE Mey 23,2003 T0: PER ATTACHED FROM: Cit�of Ti9ard Plannin9 Division STAFF CONTACT: Brad Kil6y,Associate Planner[x24341 Phone: [5031639-4111/Fax: [5031684-7297 MINOR LAND PARTITION[MLPI 2003-00006 ➢ BROWN PARTITION Q REQUEST: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. LOCATION: 12345 SW 121St Avenue; WCTM 2S103BB, Tax Lot 6600. ZONE: R- 4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 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 various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 9, 2003. You may use the space provided below or attach a separate letter to return your comments. If you are unable to res�ond 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 Blvd., Tigard, OR 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter. _ Written comments provided below: Name�Number of Person Commenting: CITY ' TIGARD REQUEST FOR C0� =NTS (� � � NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS FILE NOS.: L{� �('lO� - (�• �C�� FILE NAME: `> � r�� ` t� �-�-;� �'- �S CITIZEN INYOLYEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO CIT AREA: �ntral ❑East ❑South ❑West �Proposal Descrip.in Library CIT Book CITY OFflCES �ONG RANGE PLANNING/Barbara Shields,Planning Mgr. f�OMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. POLICE DEPTJJim Wolf,Crime Prevention Officer �BUILDING DIVISION/Gary Lampella,Building Official �NGINEERING DEPTJBrian Rager,DvlpmM.Review Ergineer y�VATER DEPTJDennis Kcellermeier,Operations Mgr. CITY ADMINISTRATION/Cathy Wheatley,City Recorder t!PUBLIC WORKS/John Roy,Property Manager �UBLIC WORKS/Matt Stine,Urban Forester ✓PIANNER—POST PROJECT SITE IF A PUBUC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.D./Sherman Casper,Permit Coord.rsoR;cua re i�iF) SPECIAL DISTRICTS TUAL.HILLS PARK 8 REC.DIST.►�/fUALATIN VALLEY FIRE&RESCUE� _ TUALATIN VALLEY WATER DISTRICT+! � CLEANWATER SERVICES* Planning Manager Fire Marshall Admi�istraGve Office Lee WalkerlSWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N First Avenue Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE IURISDiCflONS CITY OF BEAVERTON � CITY OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANOS _ Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge Irish Bunnell,o�eww��ns�� 18880 SW MaRinaai Avenue PO Box 59 775 Summer Street NE PO Box 4755 Tualatin,OR 97062 PoRland,OR 97207 Salem,OR 97301-1279 Beave�ton,OR 97076 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING � OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 PoNand,OR 97232 PO Box 23483 Bob Knight,Dafa ReSOUrte CerMer(2CA) US ARMY CORPS.OF ENG. Dufiam,OR 97281-3483 Paulette Allen,c�n,M�u�c��c+�� OR.DEPT.OF LAND CONSERV.B�DVLP Kathryn Harris _ Mel Huie,GreenspacesCooMi�ator(CPA20A) LBfry Ffef1CI1(Canp.PlanAmendmeirt50Ny) Routing CENWP-OP-G CITY OF KING CITY� Jennifer Budhabhatti,RepiorulPWmer(WeUands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,GmvMManapementServices Salem,OR 97301-2540 Portland,OR 9720&2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY +IF OR.DEPT.OF ENERGY�Powenirres in Area) _OR.DEPT OF AVIATION IMOnovo�e Towen> Dept.of Land Use 8 Transp. Bonneville Power Administration Tom Highland,Plannirq 155 N.First Avenue CITY OF LAKE OSWEGO� Routing TTRC—Attn: Renae Ferre�a 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 PoAland,OR 97208-3621 _Brent Curtis�cPn� Lake Oswego,OR 97034 Gregg Leion�can,� _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Anne LaMountain�icwuRe� CITY OF PORTLAND (Noury!or Wetlands and Pweruiai Em+ronmema��mpacu) _MefBh D8f11BIS0l1,Oevelopmern Review CooNina�nr Phil Healy��crwRei David Knowles,ai��e e�ea�o��. Regional Administrator Carl Toland, Right-of-Way Section tv�� Steve Conway�c��r.uos.� Portland Building 106,Rm. 1002 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer«o,�rz�o.�,• 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims czcn�Ms,s Portland,OR 97204 _Doria Mateja�zcn�Ms�s ODOT,REGION 1 -DISTRICT 2A� WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"811�(MOnopoh Towars) Jane Estes,Pe�a svea��c Dave Austin 5440 SW Westgate Drive,Suite 350 PO Box 6375 Portland,OR 97221-2414 Beaverton,OR 97007-0375 UTILI'IY PROYIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(eur�ington Nonhern�San�a Fe wR Preeecessw) Robert I. Melbo,President&General Manager 110 W. 10th Avenue Albany,OR 97321 ,• SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS AT&T CABLE �TRI-MET TRANSIT OVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer�n��g.acro�oo�Y> Pat McGann (If Pmjed is Within'/.Mile o!A Transk Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court .��;Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 ._, 710 NE Holladay Street Beaverton,OR 97006-4886 �_� ` Portland,OR 97232 �ORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY �RIZON _ QWEST COMMl1NICATIONS Ken Gutierrez,Svc.Design Consultant Scott Paimer,Engineering Coord. Ken Perdue,Engineering Jeri Ceila,Engineering 9480 SW Bceckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL OIST.#48 AT&T CABLE�a,,.E.af WlM.d9RV) Marsha Butler,Administrative Offices Jan Youngquist,Demographics 8 Planning Dept. Diana Carpe�ter 6960 SW Sandburg SVeet 16550 SW Merlo Road 3500 5W Bond Street Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portland,OR 97232 � INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTY FOR ANTIALL CITT PROJECTS(Projett Planner Is Respoosible For Indicating Puties To Notify). h:�pattyvnastersrRequest For Comrrents Notiecaeon�ist 2.doc (Revised: 1!3/03) � �� P��G� -o�� lune 5, 2003 REC�IVED PLANNING JUN 0 9 2003 City of Tigard Brad Kilby, Associate Planner CITY OF TIGARD 13125 SW Hall Blvd. Tigard, OR 97223 Dear Mr. Kilby: Thank you for the Notice of Pending Land Use Application regarding 12345 SW 1215t Ave. Tigard. I have objections to the partition proposal. I believe that a duplex will significantly lower the value of my neighborhood, which has a homeowner's association (Lake Terrace)with covenants that set certain standards. The surrounding area of homes are single family dwellings. We have concerns that the new owners are not long term residents,but speculative owners. That is within their rights, but I do not want to be a victim of their speculation. My home investment is a large part of my estate planning and putting a duplex adjoining my property will not enhance my investment. This parcel backs up to my property at 12415 SW 122°d Ave. I have lived at this address since 1986. My neighbor, the Young's at 12425 SW 122"d, have right of use on my driveway to access their home. Their home faces the property at 12345. We use to enjoy a screened view of this property, but lost that when the new owner cut down the laurel on three sides. There is a steep bank from my driveway and 122"d up to these properties on 121 S` and we have worked to control erosion with plantings. The laurel that spilled over provided shade,privacy, wild-life sanctuary and noise abatement. We will have to replant the top of the embankment. Please keep me informed of developments concerning this matter. Thank you, � � , , Linda A. Lewis 12415 SW 122"d Ave. Tigard, OR 97223 (503) 590-7544 ✓ �� ,, �,., �� 2003 (il I r Vr ��t:IHF�� PLANNING/ENGINEERING Brad Kilby, Associate Planner City of Tigard 13125 SW Ha11 Blvd. Tigard, OR 97223 Re: The Notice of Pending Land Use Application Minor Land Partition MI,P #2003-00006 Dear Mr. Kilby: We feel it would be irresponsible of the city to a11ow multiple family dwellings to be integrated into an area where there are single family homes that are owner occupied and which are governed by CC&R's. As a homeowner in the area we are against a decision to a11ow this. The traffic, parking, etc. is already a terrible problem in this area and multiple family properties would only make it worse. Historically rental properties, duplexes and apartments do not keep the yards and properties in good condition as are required by our CC&R's. Our area has had problems in the past with trespassers, vehicle vandalism&debris thrown in the lake on which we live. The vandals come from the direction of the apartment complex on 124"' & Walnut (rentals). We sincerely hope that you'll consider denying the request as stated in the Minor Land Partition. We can be contacted at the address or phone number below. Thank you. � � �� Dennis& Pat Pillar 12240 SW Ann Ct. Tigard, OR 97223 503-590-3132 or 503-703-7297 (cell phone) V June 5, 2003 � �,�� Jeff and Rachel Smith r) �:a Z003 12120 SW Ann Place . Tigard, OR 97223 �" �4�d��r;;',��U,�,^ City of Tigard, Planning Division Attn: Brad Kilby, Associate Planner 13125 SW Hall Blvd. Tigard, OR 97223 Dear Mr. Kilby: This letter is in response to the notice we received from your office regarding the pending MLP 2003-00006, submitted as the Brown Partition. The location of the proposed MLP is at 12345 SW 1215` We have lived at our current address for 1 year and the idea of having a duplex directly behind us is not at all desirable. There were several reasons for purchasing ow home, and one of them was the private backyard that we now have. With the addition of a duplex, this would certainly destroy any privacy that we now enjoy. Another aspect that worries us is that of safety. We looked at many different neighborhoods, and we chose this one because of the fact that all the homes were owner occupied. With the addition of a duplex, this would bring many short-term occupants. Generally, short-term residents do not have a viable interest in the value of the property that an owner would have. Additionally, we feel that a building such as a duplex would not esthetically nor monetarily fit into the neighborhood, thus reducing the value of all homes surrounding it. In case you are not aware, the current owner of the proposed lot already has the ability to rent out a portion of his existing house by means of a partitioned style apartment. Until approximately 1 month ago there were people residing in the before mentioned residence. Also, the prior tenants were indicative of what worries us about the addition of more rental units on a property directly behind our home. It is for the above reasons that we ask the request for the MLP be denied. Si ere , �� Jeff and Rachel Smith ✓ Nancy f. Bormon 12140 SW Ann PI. RECEiVED PLANNING Tigard,OR 97223 503-590-5724 MAY 2 8 2003 City of 7'igard,Planning Uivision CITY OF TIGARD Attn: Brad Kilby,Associate Planner 13125 SW Hall Blvd. Tigard,OR 97223 Dear 1Nr. Kilby: This letter is in response to the norice I received from your office on May 24, 2003 concerning pending MLP 2003-00006 submitted as the BROWN PARTITION.The location of this proposed MLP is at 12345 SW 121'�` . I have lived at my current address for twenty-two yeazs and am the original owner. 1 as most of neighbors am very distressed at the possibility of a multiple family dwelling such as a duplex being built in our immediate locale. Again, I, as all of the other long-term residents of this neighborhood originally bought our homes here because of the R-4.5 Low-Density Residential District classification. My greatest concerns are: • Lack of adequate space for supporting a multiple family dwelling. • Short term transient residents without a viable investment in the neighborhood. • Increased traffic. • Parking problems. • Noise pollurion. • Invasion of privacy • Destruction of neighborhood ascetics • Decrease in property values. • Potential absentee landlord if property is sold. • Decline of security in the neighborhood. I am also aware that the home where the petirioner currently resides already has tenants residing in a parritioned apardnent. This activity indicates to me that there is a concern about the number of short tem�;bransient occupants he is willing to move into the neighborhood. Probably the most desirable aspect of living in this neighborhood are the quiet, respectful, long term residents who have pride of ownership, and take care of their property. We all have a great deal of finances invested in our homes which I do not believe would be appreciated by the short term,transient popularion that would be sure to come if a project like the one proposed is approved. For the above stated reasons I request that permission for this MLP be denied. There are many other areas within the city of Tigard that are currently zoned to accommodate multiple family housing. Why destroy this stable beautiful,quiet neighborhood? Sincerely, � „�(/1�l'y2�'(/ �� Nancy F. Borman Bradley Kilby- Brown Partition.doc Page 1 , I TUALATIN VALLEY FIRE& RESCUE • SOUTH DIVISION ' COMMUN[TY SERVICES • OPERATIONS • FIRE PREVENTION � , i I k June 6,2003 I Brad Kilby,Associate Planner � City of Tigard 13125 SW Hall Blvd ' Tigard,OR 97223 �I Re: Brown Partition Dear Brad, I have reviewed the submittal for the above named project and have the following comments: � 1) SINGLE FAMILY DWELLINGS AND DUPLEXES-FIRE HYDRANTS: Fire hydrants for single family dwellings, ; duplexes and sub-divisions,shall be placed at each intersection. Intennediate fire hydrants are required if any portion ' of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside � of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec.903.4.2.2) i 2) SINGLE FAMILY DWELLINGS-REOU[RED FIRE FLOW: The minimum available fire flow for single family � dwellings and duplexes shall be 1,000 gallons per minute. (f the structure(s)is(are)3,600 square feet or larger,the I required fire flow shall be determined according to UFC Appendix Table A-II[-A-1. (UFC Appendix III-A,Sec.5) I 3) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access �'', roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site or subdivision.(UFC Sec.8704) Please contact me at(503)612-7010 with any additional questions. � Sincerely, �� Eric T. McMullen Eric T. McMullen ! Deputy Fire Marshal ! � � 7401 SW Washo Court,Suite 101•Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com ' AFFIDAVIT OF MAILIHG CITYOFTI6ARD �oninrw�ity�DeveCapment S(iapingA BetterCommunity I, �Patricia L. Lu orQ being first duly sworn/affirm, on oath depose and say that I am a SeniorAdmin�:rt�ative SpeciaCut for the City of 7"igar�7Nasfiington County, Oregon and that I served the following: �cr�a�oa�e m.c5�e�w} � NOTICE OF UECISION FOR: MLP2003-00OO6/BROWN PARTITION ❑ AMENDED NOTICE (File NoJName Reference) � City of Tigard Planning Director A copy of the said notice being hereto attached, marked El(hlblt"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhlblt"B",and by reference made a part hereof, on lune 20,2003,and deposited in the United States Mail on lune 20,2003,postage prepaid. �� / � _ , ; �' � �� ll��{J ,�� _. ,�, (Person t repare otice � ,S'�"A�I�'E O�F O�EGON ) County of`GVasj:ngton )ss. City of 7igard ) Subscribed and sworn/affirmed before me on the ��l� day o , 2003. :-o OFFICIAL SEAL �'� , �.o J BENGT�N � NOTARY PUBUC•OREGON COMMISSION NO.36�6 ,`MY COMMISSION Cz'�CPIRES APR.2�,2�� - - 7 � 2 My Commission E�ires: � EXHIBIT� NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2003-00006 CITYOFTIOARD Commumty�Devefopment BROWN MINOR LAND PARTITION S�Fnn9ABetterCommunity 120 DAYS = 9/18/2003 SECTION I. APPLICATION SUMMARY FILE NAME: BROWN MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2003-00006 PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for Conditional Use approval to place a duplex on Parcel 2. The Iot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. APPLICANT/ OWNER: Mr. and Mrs. Harry Brown 12345 SW 121S�Avenue Tigard, OR 97223 LOCATION: 12345 SW 121St Avenue; WCTM 2S103BB, Tax Lot 6600. COMP. PLAN DESIGNATION: Medium-Density Residential. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request for a Minor Land Partition subject to certain conditions, and based on the findings and conclusions in Section VI. MLP2003-00006 BROWN PARTITION PAGE 1 OF 17 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: u mit t e o owing to t e anning ivision ra i y , x or review an approval: 1. Prior to final plat approval, the applicant must provide a street tree plan to the Planning Division for review �nd compliance. The street tree plan must provide street trees along the frontage of SW 1215 Avenue as required in Section 18.745.040(C). Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 2. A Public Facility Improvement (PFI) permit is required for this project to cover the sewer tap, driveway removal and any other work in the public right-of-way. Six (6) sets of detailed pubfic improvement plans shall be submitted for review to the Engineering.Department. NOTE: these plans are in addition to any drawings required by the,Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public.lmprovement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 3. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate enti� who will �designated as the "Permittee", and who will provide the financial assurance for t e public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 4. The applicant's construction plans shall show removal of the north driveway. 5. Prior to approval of final plat, the applicant shall pay an addressing fee in the amount of $30.00. (STAFF CONTACT: Shirley Treat, Engineering). 6. Prior to approval of the final plat the applicanYs engineer shall provide a sight distance certification. 7. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 8. The applicant shall plant street trees along the frontage of the site. 9. 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 (GC 22). 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 establishedby: . GPS tie networked to the City's GPS survey. . By random traverse using conventional surveying methods. 10. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice 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). MLP2003-00006 BROWN PARTITION PAGE 2 OF 17 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. The right-of-way dedication for 121St Avenue shall be made on the final plat. E. 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 applicanYs surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer si�nature (for partitions), or City Engineer and Community Development Director signa ures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: u mit t e o owing to t e anning ivision ra i y , x or review an approval: 11. Prior to the issuance of building permits on Parcel #2, the applicant shall provide the Planning Division with a site plan indicating that an approved fire turnaround is in place if the access drive exceeds 150 feet in length, and that vehicle turnouts are in place if the driveway is less than 24 feet in width and longer than 200 feet in length. 12. The applicant shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. 13. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that the measures will function properly prior to construction. Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: 14. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 15. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 16. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Vicinit Information: A single- ami y residence currently occupies the site. The surrounding neighborhood is also developed with single-family residences. Pro ert Histo : he property.was developed as a single-family lot. A search of City records indicated only a minor building permit to convert the heating system from oil to gas in 1991. Site Information and Pro osal Descri tion: e app icant is see ing approva o a -ot Minor Land Pa�tition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on parcel 2. However, the applicant could appIy for any of the uses that would be permitted on property zoned R-4.5. Parcel #2 will benefit from a 15-foot access provided by parcel #1. MLP2003-00006 BROWN PARTITION PAGE 3 OF 17 SECTION IV. NEIGHBORHOOD COMMENTS All neighbors within 500 feet of the pro p.osal were given the opportunity to comment on the proposal. The site was also posted during the public comment period. Staff received four letters from surrounding property owners. The primary concems brought up by the neighbors included loss of privacy, reduction in property values, aesthetics, and concem with having renters that do not have a vested inferest in the property. Most of the concerns were not specifically related to the division of property, but rather to the possibility of having a duplex placed in their neighborhood. However, The City of Tigard is limited by law in what it can do. Density requirements which are imposed by Regional Government (Metro) mean that the City can no longer allow less than 80% of the maximum density permitted in a zone. The minimum density for this particular piece of property is 3 units. The applicant can choose to meet that requirement by any means necessary as long as the development meets the review criteria of the applicable chapters of the Tigard Develo�ment Code (TDC). If the applicant does choose to place a duplex on the property, they will be subjec to a separafe permitting process which requires a,hearin before the Tigard Hearings Officer. Again, it shoufd be noted that as long as the review criteria is sa�isfied, the City must approve the permit. Whether a property is a rental or owner occupied is not a criterion for approval. Property values are subjective and are not regulated by the City. The City of Tigard is charged with providing a variety of housing opportunities for all levels of income as long as the development adheres to the relevant code sections. The developer and the market dictate the type of construction and costs of development. Property values cannot be used to arbitrarily limit development types. At this time, the applicant is seeking to divide the property, and as illustrated in the discussion below, the applicant can meef the standards necessary to accomplish this division. The placement of a duplex on the property will be reviewed under a separate process, and at that time, staff will review the proposal for compliance with the applicable code sections. SECTION V. SUMMARY OF APPLICABLE CRITERIA A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as follows: A. Land Partitions 18.420 (Land Partitions) B. Zoning Districts 18.510 (Residential Zoning Districts} C. Specific Development Standards 18.705 Access, Egress 8� Circulation) 18.715 Density Computations) 18.725 Environmental Performance Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street Parking and Loading Requirements) 18.790 Tree Removal) 18.795 Visual Clearance) 18.390 Impact Study Section 18.390.040) D. Street and Utility Improvement Standards 18.810 (Street and Utility Improvement Standards) SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS LAND PARTITIONS: CHAPTER 18.420 Future re-division: Section 18.420.020.D MLP2003-00006 BROWN PARTITION PAGE 4 OF 17 When partitioning tracts into large parcels, the director shall require that the parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. The proposal is for a 2-parcel Minor Land Partition of .69 acres. The proposed configuration would not allow any future repartitioning of the site unless all improvements were removed. This criteria is satisfied. A roval Criteria: Section 18.420.050 T e proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition will comply with all statutory and ordinance requirements and regulations at the time of proposed development as demonstrated both by the analysis presented within this administrative decision and by this.application and review process through compliance with the conditions of approval. Therefore, this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff finds that adequate public facilities are available to serve the proposal. Therefore this criterion is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision. Improvements will be reviewed as part of the permit process and durin construction, at which time the appropriate review authority will insure that City and applicable agency s�andards are met. Based on the analysis in this decision, this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width requirement in the R�.S zoning district is 50 feet for detached units and 90 feet for duplexes. Parcel #1 is 99.71 feet in width at it's narrowest point, and parcel # 2 will require an east/west orientation to meet the minimum 90 feet in width. If developed as a single-family home, the applicant satisfies the 50-foot width requirement as the narrowest point of that parcel is 76.76 feet wide. Therefore, this criterion is met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for single-family units and 10,000 square feet for a duplex. Absent the area for access to the rear parcel, the lot sizes still exceed 10,000 square feet. The proposed parcels exceed the minimum lot sizes of the zone. Therefore, this criterion is met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Accordin to the plan, parcel #1 has 140 feet of fro s�age, and parc�l #2 will be served by a 15-foot easemen�. Both frontages are located along SW 121 �4venue. 121 Avenue is a public nght-of-way. This standard has been met. Setbacks shall be as required by the applicable zoning district. Setbacks for the existing house are compliant with the underlying zoning district. Future development of parcel #2 will be subject to all setback requirements at the time of development. This standard can be satisfied. MLP2003-00006 BROWN PARTITION PAGE 5 OF 17 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. Parcel #2 is a flag lot and will be subject to the 10-foot side yard setback at the time the parcel is developed. This sfandard can be satisfied. 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 a6utting 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. The proposed access and utility easement that serves parcel #2 is located 15 feet north of the nearest property line. Therefore, the screen is not required. However, it should be noted that the applicant chose that location so that none of the trees that currently screen the southerly property will have to be removed. This criterion is satisfied. The fire district may require the installation of a fire hydrant where the length of an accessway would have detrimental effect on fire-fighting capabilities. The Fire District provided comments that indicated that they have no conflicts with the proposal. This standard is satisfied. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. There are no proposed common drives with this development. This standard is satisfied. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access, Egress, and Circulation standards. This criterion is satisfied. Where landfill andlor development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway ad�oining and within the floodplain.. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. This property is no where near the one-hundred-year floodplain. Therefore, this criterion is not applicable. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant has not requested any variances or adjustments to the approval criteria. Therefore, this standard is not applicable. Residential Zonin Districts 18.510: eve opment stan ar s in resi ential zoning districts are contained in Table 18.510.2 below: (See Table 18.510.2 on the following page) MLP2003-00006 BROWN PARTITION PAGE 6 OF 17 TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 PROPOSED Lot 1/Lot 2 Minimum Lot Size -Detached unit 7,500 sq.ft. 16,179 SF/13,590 SF -Duplexes -Attached unit Average Minimum Lot Width -Detached unit lots 50 99 feeU 76 or 125 feet depending on the -Duplex lots 90 orientation of the home -Attached unit lots Maximum Lot Covera e -- N/A Minimum Setbacks -Front yard 20 ft. Existing/Applied at the time of building -Side facing street on corner 8 through lots 15 ft. permit -Side yard 5 ft. -Rear yard 15 ft. -Side or rear yard abutting more restrictive zoning district -Distance between ro e line and front of ara e 20 ft. Maximum Hei ht 30 ft.* unknown Minimum Landsca e Re uirement - - 'Development on flag lots are subject to the height requirements of 18.730.020(C) [1]Single-family attached residential units pertnitted at one dwelling per lot with no more that five attached units in one grouping. [2]Lot coverage includes all buildings and impervious surfaces. A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, however, the site size will be confirmed by survey prior to final plat approval. Development standards will apply to all future development of the sites. Findings: . The construction on parcel #1 is pre-existing, and there are no structures proposed to be placed on parcel #2 at this time. . All new construction on either parcel will be required to meet the development standards of the applicable zone at the time of construction. Cha ter 18.705 Access E ress and Circulation: Access Management Sec ion 18.705.030.H Section 18.705.030.H.� states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meetiny adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The applicant has not addressed whether or not sight distance will be met at the southerly access. Prior to approval of the final plat the applicanYs engineer shall provide sight distance certification. Section 18.705.030.H.2 states that drivewa�s shall not be permitted to be Qlaced in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersectin� street to the throat of the proposed driveway. The setback may be �reater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. MLP2003-00006 BROWN PARTITION PAGE 7 OF 17 The existing north driveway is within 100 feet of the intersection at Ann Place. The southerly access is well over 200 feet away from the intersection at Ann Place and over 200 feet away from the intersection at Walnut Street. When development occurs along collector streets, access points should be restricted. The southerly access appears to serve both parcels and since the northerly driveway is within the influence area of a collector intersection, it should be eliminated. As a part of this project, the applicant shall remove the northerly access point. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streefs along a local street shall be 125 feet. The two existing driveways to this site are only 100 feet apart. Since the northerly access point must be removed, as discussed previously, this criterion can be met. Public street access. All vehicular access and egress as required in Sections 18.705.030(H) and 18.705.030 I shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Both parcels will have direct access off of SW 121St Avenue. 121St Avenue is a public street. This standard is met. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Minimum access requirements for residential use. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, Paved surFace with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is 5%. Parcel #1 is 134 feet deep, and because of the existing house, there are no 0pportunities for an access drive in excess of 150 feet. However, there is the potential that parcel #2 would require an access drive in excess of 150 feet in length. This criterion is not satisfied. FINDING: The record and plans suggest that parcel #2 may be served by an access drive in excess of 150 feet in length. There is no evidence in the record to suggest that the access drive meets this standard. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backin� motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; There are no proposed driveways associated with this project that are �reater than 200 feet in length. The access for arcel #2 will be reviewed at the time of building ermit issuance, and lot 1 has exisfin access. Parcel p# 2 could possibly have a driveway in excess of �00 feet in length. This criterion is not satisfied. FINDING: From the plans, it appears that parcel #2 may be served by a driveway in excess of 200 feet in length. The applicant has indicated that the driveway would be 10 feet wide, which would indicate a need for vehicle turnouts if parcel #2 is served by a duplex. CONDITION: Prior to the issuance of building .permits on Parcel #2, the applicant shall provide the Planning Division with a site plan indicatin that an approved fire tumaround is in place if the access dnve exceeds 150 feet in leng�h, and that vehicle tumouts are in place if the driveway is less than 24 feet in width and longer than 200 feet in length. MLP2003-00006 BROWN PARTITION PAGE 8 OF 17 Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Both lots will have access off of SW 121St Avenue, which is classi�ed as a collector by the City of Tigard. The plans indicate that both driveway approaches off of SW 1215 Avenue are well over 20 feet in width. This standard is satisfied. DENSITY COMPUTATIONS: CHAPTER 18.715. 18.715.020 Density alculation Defnition of net develo ment 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: All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. All land dedicated to the public for park purposes; All land dedicated for public rights-of-way. When actual information is not available, the followin� formulas may be used: a. Single-family development: allocate 20% of gross acreage; b. Multi-family development: allocate 15% of gross acreage. All land proposed for private streets; and A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Gross Developable area 30,056 SF Existin Home - 7 500 SF et eve opa e rea , Calculatin maximum number of residential units. To calculate the maximum number of resi entia units per net acre, divi e t e num er o square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units that would be available to the site is 3. The proposal calls for finro additional residential units for a total of three units including the existing house. The applicant has indicated that they intend to apply for a duplex. This standard has been satisfied. Calculatin minimum number of residential units. As required by Section 18.510.040, the minimum number o residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number of residential units that can be accommodated is 2. This standard has been satisfied. ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725 equires t at e era an state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 o�he Tigard Municipal Code shall apply. MLP2003-00006 BROWN PARTITION PAGE 9 OF 17 Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district, there shall be no use, operation or activity.which results in a stack or other point-source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules forvisible emissions (340-21-015 and 3d0-28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discerni6le without instruments at the property line of the use concerned. Odors. The emissions of odorous gases or other matter in such quantities as to be readily e�able at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and Heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shall be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parkin� areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and Rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a land division, which is a permitted use in the R-4.5 zone, it is anticipated that none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met, and it is expected that these standards will be complied.with at all times. These standards would be subject to code enforcement investigation if for some reason the above standards were in question. LANDSCAPING AND SCREENING: CHAPTER: 18.745. Street Trees: Section 18.745.040 ection .745.040.A.: All development projects fronting 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. The appI�cant has indicated in the narrative that they intend to place street trees along the frontage of SW 1215 Avenue, but has not provided a street tree plan. This criterion has not been satisfied. FINDING: The application does not provide for street trees as required by the TDC Section 18.745.040. CONDITION:Prior to final plat approval, the applicant must provide a street tree plan to the planning department for review and co�npliance. The street tree plan must provide street trees along the frontage of SW 1215 Avenue as required in Section 18.745.040(C). Bufferin and Screenin : Section 18.745.050 This section o t e evelopment ,code outlines the requirements necessary to provide buffering and screening when two different uses are adjacent to one another. The applicant is proposin to partition the lots to accommodate possible future construction of residences on the lots. At�he present time, there are no requirements for additional buffering of the use, because it is a single-family residence among other single-family residences. If parcel #2 is developed with a duplex, the applicant may be required to place a buffer between the adjacent properfies. However, it should be noted that the required buffer width for a duplex adjacent to a single-family residence is only five feet. This criterion is not applicable at this time. MLP2003-00006 BROWN PARTITION PAGE 10 OF 17 MIXED SOLID WASTE AND RECYCLABLE STORAGE: Chapter 18.755 The mixed solid waste and source separated recyclable storage standards shall apply to new multi-unit residential buildings containing five or more units and non-residential construction that are subJ"ect to full site plan or design review; and are located within urban zones that allow, outright or by condition, for such uses. This section was inadvertently listed as a review chapter for this project, however, the criteria is only applicable to multi-unit residential buildings containing five or more units and non-residential construction. Therefore, the criterion in this chapter is not applicable. OFF-STREET PARKING AND LOADING RE(�UIREMENTS: CHAPTER 18.765 is apter is app ica e or deve opment pro�ects w en there is new construction, expansion of existing use, or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed project will create 1 new parcel. Submittals of detailed plans for the construction of an home within the development are not necessary at this time. Table 18.765.2 requires that one (1� off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for defached single-family dwellings. There is also no bicycle parking requirement for sin le-famil dwellings. If fhe applicant re uests Conditional Use a proval to lace a duplex on either par�cel, the parking sfandards will be reviewed for compliance duringpF�at review process. This standard is met. TREE REMOVAL: CHAPTER: 18.790 Tree Plan Requirement: Section 18.790.030 Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a certi ied arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The applicant has provided an arborisYs report from, Peter Torres of Multnomah Tree Experts, Ltd. The arborist states that there are 35 trees on site that are over six inches in diameter at 4 feet high. Of these thirty five trees, nine are exempt either due to disease or a size less than 12 inches in diameter. Of the remaining 26 trees, the applicant is.proposing to remove six, and leave 20. Therefore, the applicant is retaining 77% of the trees over 12 inches in diameter, and is not required to mitigate. The developer.s arborist has also provided a protection plan that is required to be adhered to dunng construction. This criterion is satisfied. FINDING: The applicant has provided a tree plan in compliance with Chapter 18.790, but in order to ensure that the protection plan is followed, the following conditions shall apply: CONDITIONS: . The applicant shall provide the City Arborist with a construction sequence including installation and removal of tree protection devices, clearing, grading, and paving. . The applicant shall notify the City Arborist when tree protection measures are in place so, that he may verify that the measures will function properly prior to construction. VISUAL CLEARANCE AREAS: CHAPTER 18.795 Visual Clearance Requirements: Section 18.795.030 At corners. Except within the CBD zoning.district a visual clearance area shall be maintained on t e corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. MLP2003-00006 BROWN PARTITION PAGE 11 OF 17 Obstructions rohibited. A clear vision area shall contain no vehicle, hedge planting, fence wall s ruc ure or em�orary or,permanent obstruction (except for an occasiona� utility pole or �ree), exceeding three eet in height, measured from the top ofi the curb or where no curb exists, from the streefcenter line rade, except that trees exceeding this heig'�t may be located in this area, provided all branches�elow eight feet are removed. Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions con ri u e o e o s ruc ion o c ear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and tem orary, or permanent obstructions shalf be further reduced in height or eliminated to comply wi�h the intent of the required clear vision area. Computations: Section 18.795.040 Non-arterial streets. on-a eria s ree s 24 feet or more in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or prope�_ lines alon such lots and a straight line joining the right-of-way or property line af points whicli are 30 fee� distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS � �. ��F ku� •: � 0 �►�Y . 1 �:� ,�� - . . / ��i ' � ' 3°� , _.-4 _ � -Lihti � , , -- � b0 3O ^��. ,A, ,�� w�.� ��.f The applicant has not identified visual clearance areas on the site, but staff has visited the site and observed no obstructions to the visual clearance areas. An�r violations of the vision clearance triangle will be handled by code enforcement proceedings. This cntenon is satisfied. IMPACT STUDY: Section 18.390.040.B.e Requires that the applicant shall include an impact study. The study shall address, at a minimum, the transportation system, including bikewa�s, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact of the development on the public at large, public facilities systems, and afFected private, property users. In situations where the Community Development Code requires the dedication of real propertY interests, the applicant shall either specifically concur with the dedication of real property interest, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. The applicant has provided an impact study, and the agencies responsible for ensuring the maintenance and provision of public facilities have reviewed this proposal for impacts. There were no impacts identified that would require additional improvements,to any of the public systems. All impacts have been addressed elsewhere in this decision. This criterion has been satisfied. STREET AND UTILITY IMPROVEMENTS STANDARDS: CHAPTER 18.810 hapter 18.810 provides construction standards or the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: MLP2003-00006 BROWN PARTITION PAGE 12 OF 17 Street Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to have an 80-foot right-of-way width and a 48-foot paved section. A local residential street must have a ROW width between 42 to 54 feet and a paved width from 24 to 32 feet wide. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies ad1'acent to SW 121St Avenue, which is classified as a collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate an additional 5 feet of ROW. SW 121St Avenue is a fully improved street, except for street trees. The applicant should plant street trees as a part of this project. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or ma�or collector street, the development design shall provide adequate protection for residential �roperties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: • A parallel access street alon� the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen plantin� at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. SW 121St Avenue is classified as a collector in the Tigard Transportation Systems Plan. Therefore, The applicant will be required to remove the northerly access point, thereby, reducing the impact on the collector street. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be desi�ned with due regard to providing adequate building sites for the use contem�plated consideration of needs for 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 perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: . Where street location is precluded by natural topography, wetlands or other bodies of water or, pre�xistin development or; . For blocks adjacen� to arterial streets, limited access highways, major collectors or railroads. . For non-residential blocks in which internal public circulation provides equivalent access. Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. The site is an infill lot surrounded by pre-existing development there are no further opportunities to provide any connections. This standard is met. MLP2003-00006 BROWN PARTITION PAGE 13 OF 17 Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from bein� more than 2.5 times the average lot width, unless the parcel is fess than 1.5 times the minimum lot size of the applicable zoning district. The average width for parcel #1 is approximately 112 feet, and the depth is approximately 135 feet. Parcel #2 is 126 feet wide and 77 feet deep. This standard is met. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or Private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. Both lots meet the minimum frontage requirements. Parcel #1 has roughly 125 feet of frontage, and Parcel #2 is served by a 10-foot easement and has 15 feet of frontage. This standard has been satisfied. 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. Private streets and industrial streets shall have sidewalks on at least one side. Sidewalk exists on 121St Avenue. This criterion is satisfied. 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-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an 8-inch sewer line in SW 1215� Avenue. The applicant will need to extend a new lateral to parcel 2. 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 18.810.100.0 states that a culvert or other drainage facility shall be larg e 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 amendmen�s). There are no upstream drainage ways that affect this site. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainaye facility, the Director and Engineer shall withhold approval of the develo�ment 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 ar�d including any future revisions or amendments). Residential partitions are not required to provide on-site detention. Therefore, the applicant shall pay the water quantity SDC for parcel 2. MLP2003-00006 BROWN PARTITION PAGE 14 OF 17 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, tem Porary 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 ap.prove location of all surface mounted facilities; . All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surFacing of the streets; and . Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-�rounding costs when the development is proposed to take place on a street where existing utilities which are not underg round will serve the development and the approval authority determines that the cost and technical difficulty of under-g rounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are no existing overhead utility lines along the frontage of SW 121 st Avenue. This criterion is not applicable. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments ad1'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. Southwest 121 St Avenue is classified as a bike facility. Bike lanes exist along this section of the roadway. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The site will be served from the City of Tigard water line in 121St Avenue. The applicant will need to coordinate with the City for a new water service upon construction of the home on parcel 2. Storm Water Quality: e ity as agree to enforce SurFace Water Management (SWM regulations established by Clean Water Services (CWS) Design and Construction Standards �adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. MLP2003-00006 BROWN PARTITION PAGE 15 OF 17 Address Assi nments: The ity of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be assessed. This fee shall be paid to the City prior to approval of the final plat. For this project, the addressing fee will be $30. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Re uirements The applicanYs inal 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 nefinrork ( C 22). 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 app IicanYs as-built 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�. SECTION VII. OTHER STAFF COMMENTS: City of Tigard Operations Department reviewed the proposal and stated that the water service is to be located in the landscape area only. City of Tigard Building Division reviewed the proposal but offered no comments. City of Tigard Forester has reviewed the proposal and stated that any subsequent removal of trees other than }hose designated for removal on the plan must be reviewed by the City. SECTION VIII. AGENCY COMMENTS Tri-Met has reviewed the proposal but offered no comments. Clean Water Services has reviewed the proposal and indicated that the design is required to meet R:O 03-11, and needs an erosion control permit from CWS. (Contact Lee Walker at CWS for more information). Tualatin Valley Fire & Rescue has reviewed the project and offered the following comments. SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single-family wellings, duplexes and sub- ivisions, sha e p aced at each intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an approved manner around the outside of the structure and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single- amily dwellings and dup exes s a I e 1, 0 gallons per minute. If the structure(s) is are 3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix ab e A-III- A-1. (UFC Appendix III-A, Sec. 5) MLP2003-00006 BROWN PARTITION PAGE 16 OF 17 ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and ire i�hting water supp ies shall be installe and operational prior to any other construction on the site or subdivision. (UFC Sec. 8704) SECTION IX. PROCEDURE AND APPEAL INF�RMATION Notice: Notice was mailed to: X The applicant and owners � Owner of record within the required distance X Affected govemment agencies Final Decision: THIS DECISION IS FINAL JUNE 20, 2003 ON AND BECOMES EFFECTIVE ON JULY 8, 2003 UNLESS AN APPEAL IS FILED. A��eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date theTlotice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant.is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific.issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, 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 JULY 7, 2003. Questions: I yo�e any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. /� -'`�� June 20, 2003 PREPARED BY: Brad Kilby - DATE Associate Planner June 20, 2003 APPROVED BY: Richard Bew s rff DATE Planning M ager MLP2003-00006 BROWN PARTITION PAGE 17 OF 17 E W . � � GEOGR�PHIC INFORM11TiON SYSiEM Q � YICINItY MAP RINE ST = _ _ _ _ _ _ _ r- MLP2003-00006 ERI = = BROWN PARTITION > m m j LYN T � Q _ > � co N � y ANN , � w � � t > a i— �.:�,��,R�.,:kH � vR� 0'j,� � BROOK C � J S F�"�< �?,��r.>-.. `'` --�� / "�[/ nyn,,, ` � � �{ y i �..�ce�u � s _. , -�,`.�..j..._ � ; '� �.1 a: �,' � ,�� --1.'uu'wrYt !�F Qr �eoNirr,t o SW BAM81 LN � -------�i • �� W 9EEF�N�R�. DURH R6 STQ > -- =-,., . a � TparE Mea Map � � �P�N�� SWER OLST � ♦ N � 0 200 400 600 feet TIPPITT P�- 1"=403 fxt ST z J City of Tigard Intormalion on this map ie lor peneral location only and ahauld be verified v.ith Me DeveloqneM Services Division. T 73125 SW Hall Blvd Tigard,OR 97223 (503)63&4171 ALBERTA ST nttp:nww.v.ci.tipard.or.us Community Development Plot date:May 23,2003;C:lmagicWIAGIC03.APR � � ' � �, �� -�nraECT Yr�'va�;r� ' ;i' �--rNTC�c;A�CH BASW I � ff t ✓ '• _.:��=��.!, ` � . �:� ; � - ,' `' �• 'Y''�� .s-l��i �• ` , . ,� �. �5 �'�� `K� ` W `�5�r �� '"�. -�I 1 ' Z `� ; J_�as i'r,_ `- _ �- ' ,4--� . r ; W � '��-!'�7��OS� E�(ISTfeJ(3 �\ � '�,,FA�E�I Jry � f,�,� t... l ��'.,r, �� - ------ �r .,c��cEC z. .(._ .�.,CC ��r p _ ' .� .F' }3.590S�.� � ,� G�.�yry�� -'I � �. N . 1r-� 'y ,:�� ' lf ? i T _ 1� , _ � N � 1 , �,� _- �, _ J� � ;� " �_. - � ��"- '- � ��Puc�ras�a - . � � + ;i ; � PAl�CEL 7 ..+ i, � ` � � '^ yPOC71�'�: �� Ii2N Q• lti.tNSO.FT- � �:,NE(4fRNAfFS� , i �'^ , _ �' ',. . � � � t .� � �� i f _ �.' .�+ l�jF � i r . .`.� , 1� � �l ,1� ��.. � . � I,'�� ., - �N' ' ; i � q'1 ti-.R[1C�C+�7E V7ti---=� �t ��r � • ��. ��--r--�J i '� � {��PFiO1NP� '� �� , �^ �. 1� �� f .r� , _._� , ,� _l ! � yEfi\•1Ct �1�J - _ " c _ _ - � 4�V'Ik71tN.�R ,,�R , ;�- �,�� r,� � ;� . _�. ..._�.�..�%��.,.. � �� ` '• �(� ' �; �_ ✓1H:.W�L'.RC�`�J � ' , ___.-�.. r �1—=`i'�..�_�.'�--�. �" cil-t'i'?7�1"[TFvan+aFV:f R5 t. , �_.. , ` �NC�U�UJL7.S � �1 �^�' �I i� ZI 1�- . � 4�� s �, � ,,,! w a 3� c�, , � n� v�$� r�� zi ?� >>, �LI �f; p �1 z� Uj : G: �� Q _n, t4� . . � Ji R � �� ----�--°Y'r.-�- !S—----,..f. i v, i 1 1 � j 1 + � ; .. i 1 � C'� OF TIGARD � MLP2003-00006 cm or no�eo srr8 rr.�uv N BROWN PARTITION Ma is not to scale EXHIBIT� Harry and Sally Brown 12345 SW 121St Avenue MLP2003-00006 Tigard, OR 97223 BROWN PARTITION Harry and Sally Brown 12165 SW Ann Place Tigard, OR 97223 Nancy F. Borman 12140 SW Ann Place Tigard, OR 97223 Jeff and Rachel Smith 12120 SW Ann Place Tigard, OR 97223 Dennis and Pat Pillar 12240 SW Ann Court Tigard, OR 97223 Linda A. Lewis 12415 SW 122"d Avenue Tigard, OR 97223 � AFFIDAVIT OF MAILING CITYOFTIGARD Community�Deve(apment SfiapingA BetterCommunity I, �Patricia L. Gu or�' being first duly sworn/affirm, on oath depose and say that I am a SeniorAdminutrative SpeciaCtst for the �'ity of7'�gar�`Washin�ton County, Oregon and that I served the following: �cn�naxo�r�ae eoxc5�eeww� � NOTICE OF DECISION FOR: MLP2003-00006/BROWN PARTITION � AMENDED NOTICE (File NoJName Reference) � City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhlblt"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked E1lhiblt"B",and by reference made a part hereof, on 11111@ 20,2003,and deposited in the United States Mail on IUIIC 20,2003,postage prepaid. � � ! �� . , � , �. ` � .��. � (Pe o a Prepared N ice) S'�A�E O�F O�C�ON ) County of`Washington )ss. �'icy of 7sgard ) Subscribed and sworn/affirmed before me on the �� day of � , 2003. � ��• OFI�I�IAL SEAL `i o J BENaTSON f NOTARY PUBLIC•OREGON � ' COMMISSION NO.368086 � MY COMMISSION�XPIRES APR.27,2007 ��f b My Commission Expires: � � � . • EXHIBIT� NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2003-00006 CITYOFTIGARD Community�Develapment BROWN MINOR LAND PARTITION SkapingABetterCommunity 120 DAYS = 9/18/2003 SECTION I. APPLICATION SUMMARY FILE NAME: BROWN MINOR LAND PARTITION CASE NO: Minor Land Partition (MLP) MLP2003-00006 PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for Conditional Use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. APPLICANT/ OWNER: Mr. and Mrs. Harry Brown 12345 SW 121St Avenue Tigard, OR 97223 LOCATION: 12345 SW 121St Avenue; WCTM 2S103BB, Tax Lot 6600. COMP. PLAN DESIGNATION: Medium-Density Residential. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS � FR(�M THE EFFECTIVE DATE OF TH1S DECISIDN. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for finrenty-five cents (25G) per page, or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners � Owner of record within the required distance —� Affected government agencies -:�,��. _�.. : , �; Final Decision: THIS DECISION IS FINAL ON JUNE 20, 2003 AND BECOMES EFFECTIVE ON JULY 8, 2003 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 7, 2003. Questions: For further information please contact the Planning Division Staff Planner, Brad Kilbv at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. � ..o...... ...... ...... ,� � � �, �---, �,_ ^ i � ' � �', YICINITY MAP ;� ___===== I MLP2003-00006 I , ________ , � BROWN PARTITION � � , � �- < � : , � � �� < � �_, � BR � I - � �' �-7I _--ii-,' J !h 5✓ ry �� ' :;N� W ♦ N / � -�r � � - � � ; �.� I j � TI I I I IL-.I �. w� ` � I � ~ � I ('iry ef TigarA � � � �I I I i I J I i __ r--__ _ _`�Ad�_��.___ _ _ -- . T ww..awnd,. . --- / .�;u`��°"k:;r^,. ( �. - � �;>.�—i' � � ::� � I r ��5 . -� , � � � }^� � I = �`"�' `1.,\� �=Tr{_r� ;µ �/ ns�ws I , � ��ui�'.H < � t . .` ��h A� �Y �l 1 � , � ��.' � .�, �.- � ', N � .�, MOP�SED I , F L i I � (� 11 .�,.��tl�IfY..Ofi � I� INEW�fln�lt5lu 1 . , .�°°°i7� ! `� N il �j. � , , � I � �,� 1�'� �t i�l r�_ � � �I ,� . �I � �t <(� ��' �E�=-° � - i.��r:.. .�� _ ��1�"^<'.__"a_ l�i �� w ��,<:� �J � , . � _ � " ' T._..„"�u� E« Y ' 1 — ��r=.Lc�i-� (:_��.� «w,� -*w�A. I'�' "� 's �.�. +,�4�x"��` � o� �,; �� ! �,, d �;'� � i� � � '`-1°^4'"---i � � � „ � .,� CITY oF Ti6ARD t M�� s�pUN N BROWN PARTITION MM N nd W ftaN 2S 103BD�00901 251036B-1 t 600 EXH 1 B IT` ALLEN STEVEN P&ELIZABETH A BOEKELHEIDE LEE AND 12540 5W 121ST AVE BECHARD MARGARET E TIGARD,OR 97223 12180 SW ANN PLACE TIGARD,OR 97223 2S1038A-01002 2S703B8-07000 ANDERSON EDWARD L& BOLEN RICHARD L&GERALDINE L MARY ANNE 12185 SW WALNUT ST PO BOX 1081 TIGARD,OR 97223 ST HELENS,OR 97051 2S 103BA-01001 251036A-0O800 ANDERSON EDWARD L& BOOTH DAVID&MARY P ANDERSON MARY ANNE 11865 SW WALNUT ST PO BOX 23593 TIGARD,OR 97223 TIGARD,OR 97281 2S 03BA-00103 2S103B8-11800 AN 5 DWARD L&MARY ANNE BORMAN NANCY F PO 93 12140 SW ANN PL ARD,OR 7281 TIGARD,OR 97223 2S 103BA-01003 2S 103B6-08801 ANDERSON EDWARD L 8 MARY ANNE BOWERS GERALD A AND BONNIE L 11975 5W WALNUT ST 12455 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 2S1036B-12900 2S103BB-08200 ARDINGER KEITH E&SHERRY A BOYCE FREDERICK G&E JEANETTE PO BOX 23459 12280 SW 124TH AVE TIGARD,OR 97281 TIGARD,OR 97223 2S1036A-01000 2S1036D-00400 AUSBIE DONNA D BRAK EDITH A 12400 SW 121ST AVE 823 S JUNIPER DR TIGARD,OR 97223 MOSES LAKE,WA 98837 2S 103B B-08800 2S 1036B-06600 BARRON KATHLEEN F BROWN HARRY E&SALLY M 12225 SW WALNUT ST 12165 SW ANN PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103BB-08900 2S 103B B-12300 BARRON KATHLEEN F BR H E&SALLY M 12225 SW WALNUT ST 1216 L TIGARD,OR 97223 T ARD,OR 97223 2S103BB-11500 2S103B8-12800 BAXTER PETER N/SUSAN E BURGESS SCOTT A&LADONNA A 12165 SW 123RD CT 12275 SW ANN CT TIGARD,OR 97223 TIGARD,OR 97223 2S10366-12500• 2S103BB-07900 CALEN KRIS D& HINDS THOMAS& KARNES DEBIL JUDY 12150 SW 123RD CT 12350 SW 124TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S103BB-10400 2S1036B-07901 CANOVA JOSEPH HENRY& HINDS TOM M&JUDY G FIONA MEEGAN 12350 SW 124TH AVE 12180 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 2S10388-13200 2S103BB-06700 CHANDLER STEPHEN L AND HUMPHREY GRETCHEN G CHERRYL A 12385 SW 121 ST AVE 12270 5W ANN CT PORTLAND,OR 97223 TIGARD,OR 97223 2S103BA-00900 2S103BA-00104 DUTY MARK L&JODI G HUTCHISON PERRY C 12330 SW 121ST 11890 SW ANN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1036B-07600 2S103BB-13000 EVANS DALE F JOANN JACKSON DAVID W&JEAN P 12502 SW 123RD AVE 12210 SW ANN CT TIGARD,OR 97223 PORTLAND,OR 97223 2S103BB-71300 2S103B6-12200 FLAMING DAVID J AND JEWELL GRANT E&MARJORIE A EDITH D Go ROBERTS KAREN R 12135 SW 123RD CRT 12125 SW ANN PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103BC-00300 2S 1 D3BA-00139 FLEWELLYN WILLIAM D&SUANNE E JEWELL GRANT E&MARJORIE A 12180 SW WALNUT ST 12150 SW 121ST ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BB-72400 2S103BD-0O600 FORD REGINA G JOHNSON DONALD R 8 CYNTHIA D 12160 SW 123RD CT 1197U SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S1036A-00700 2S10368-06500 GAARDE RICHARD J II 8 JUDITH A KEERINS HERMAN O&PATRICIA E 11825 SW WALNUT 12195 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 1 o3BB-077oo S 103B6 1 GRAHAM STEPHEN D&KAREN M RRACE 12430 SW 124TH AVE N OF ALL LOTS TIGARD,OR 97223 , 0 2S703E1B-08300 2S103BA-00137 T RACE PERCY JACK R&KATHERINE L OW ALL LOTS 11920 SW LYNN TIGARD,OR 97223 2S1038B-08400 2S103BB-13100 LEWIS LINDA ANN PILLAR DENNIS G AND 12415 SW 122ND AVE PATRICIA J TIGARD,OR 97223 12240 SW ANN COURT TIGARD,OR 97223 2S 7038 B-06900 2S 103BA-00111 LIGUID ANA L& PUGH THOMAS R AND BARBARA J LIGUID-MAHINAY SARAH 12005 SW ANN STREET 12435 SW 121 ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1038A-00113 2S103B6-10300 LUCKEROTH PAUL R CAROL RABAU MARLA S& 11885 SW ANN ST WOLF KEITH S TIGARD,OR 97223 12140 SW KATHERINE ST TIGARD,OR 97223 2S1038C-00700 2S103B6-06800 MASON JON D&KARI G RAM SANT 12220 5W WALNUT ST 12442 SW 122ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BA-00112 2S103B8-08700 MAYLENDER CAROLE J RICHEY WILL�AM L AND GRACE F 11945 SW ANN ST 12445 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 2S1036A-00110 2S103BB-08201 NOEL JOHN B AND MARALYN A ROHDE RICHARD A 12055 SW ANN ST 12260 SW 124TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S103BD-00602 2S703BB-12000 NORMAN JACK J JR AND SHIRLEY RAYMOND LEE MARY J 12100 SW ANN PLACE 11930 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S 1038B-11700 2S 7 03BD-0070D OTT ANITA B SHIVLEY JULIE A 6256 SW BURLINGAME AVE 12020 SW WALNUT ST PORTLAND,OR 97201 TIGARD,OR 97223 2S 103B B-08600 2S 103B B-10500 PAULSON ANGELA RENE REVOCABLE L SINHA RAVI&SARI S PAULSON JACK GUSTAV REVOCABLE LIVI 12240 SW KATHERINE 5T BY ANGELA RENE/JACK G PAULSON TRS TIGARD,OR 97223 PO BOX 11585 PORTLAND,OR 97211 •2S1036B-11900 2S103BC-00400 SMITH JEFFREY G 8 RACHEL R WIGGINS HAL C& 12120 5W ANN PL WIGGINS JOANNE A TIGARD,OR 97223 12200 SW WALNUT ST TIGARD,OR 97223 2S 10388-07800 2S 10386-08700 SPARWASSER RICHARD C WILKEY RAYMOND J JR AND KAREN M JUDITH A 12410 SW 124TH 12290 SW 124TH TIGARD,OR 97223 TIGARD,OR 97223 2S 1036A-00144 2S 1036 B-12100 STEVENSON MERLIN P AND WILLIAMSON ALONZO C AND THERESA CHRISTINE S PO BOX 230295 12105 SW ANN PLACE TIGARD,OR 97281 TIGARD,OR 97223 2 10388-10 2S 10366-7 0600 TI D OF WITTKOP JAMES G AND 131 LL PATRICIA A T ARD,OR 97223 12140 SW 123RD COURT TIGARD,OR 97223 2S103BA-00101 2S103BD-0O800 VANSANT JEFFREY WOOD ROLAND R 12070 SW ANN ST 12070 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S 1038C-00200 2S 10366-09001 � VRVILO WANDA I WORTENDYKE CAROLYN L 12565 SW 121 ST 12245 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S 103B6-07100 2S 103BB-08500 WASHINGTON COUNTY YOUNG JOHN G VIRGINIA F DEPT OF LAND USE&TRANSPORTAT�ON 12425 SW 122ND AV CPM DIV-RIGHT OF WAY SECTION TIGARD,OR 97223 1400 SW WALNUT ST MS#18 HILLSBORO,OR 97123 2S 103BD-00603 2S 7 036A-00102 SHINGTON CO TY ZARR JAMES A AND DONA J DE OF LAN E&TRANSPORTATION 12010 SW ANN ST CPM DI - HT OF WAY SECTION TIGARD,OR 97223 1400 WAL ST MS#18 LSBORO,OR 97123 zs�ossc-oo�oo HARRY & SALLY BROWN WASHINGTON COUNTY 12345 SW 121sr AvENUE BY LUT CPM DIVISION RIGHT-OF-WAY 1400 SW WALNUT ST MS18 T I GARD. OR 97223 HILLSBORO,OR 97123 2S1038B-11400 WEBB THOMAS E AND JUDY A 12145 SW 123RD CT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121 st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139�Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114� Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Patricia Keerins 12195 SW 121 st Avenue Tigard, OR 97223 CITY OF TIGARD - fENTRAI fIT SUBfOMMITTEE (i:\curpinlsetupllabels\CIT Central.doc) UPDATED: November 27, 2002 AFFIDAVIT OF MAILING CITYOFTIOARD Community�DeveCopment SFiaping A Better�ommunity I, �Patricia L. LunsforQ being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrative Specr'aCut for the �'ity of 7'�arc��INas(zington County, Oregon and that I served the following: ccne�nvwov�+�e eox�s)eerM ❑X MOTICE OF PENDIN6 LAND USE APPLICATION FOR: MLP2003-0OOO6/BROWN PARTITION � AMENDED NOTICE (File NolName Reference) � City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit"A",and by reference made a part hereof, was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhlblt"B",and by reference made a part hereof, on May 23.2003,and deposited in the United States Mail on May 23,2003,postage prepaid. ,� �-� , i�� (Person that P pare otice ,S7,A�lE O�F'O�GON ) Coun�y of'Washrngton )ss City of�I�ard ) , r Subscribed and sworn/affirmed before me on the� day of �,/��J� , 2003. � ,�•a OFFICIAL SEAL ° :o J BENGTSON �� 1 . ' NOTARY PUBUC-OREGON ��j��- � G� J� COMMIS510N NO.368088 MY COMMISSION EXPIFiES APR.27,2007 My Commission E�ires: �" � � • EXHIBIT� 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 CITYOFTIGARD M I N 0 R LAN D PARTITI O N Community�Development S`iapingA Better�ommunity DATE OF NOTICE: May 23, 2003 FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00006 FILE NAME: BROWN PARTITION PROPOSAL: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. LOCATION: 12345 SW 1215`Avenue; WCTM 2S103BB, Tax Lot 6600. 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 JUNE 9. 2003. All comments should be directed to Brad Kilby, Associate Planner in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at (503) 639-4171. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS. THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JUNE 19, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: . Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be applicable to this proposal; . Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; . Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with su�cient 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. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR�S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: . The application is accepted by the City . Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. . The application is reviewed by City Staff and affected agencies. . City Staff issues a written decision. . Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." .,.........o....e.....,. < , �I YICINITY MAP I � , _ r ———————— ' _ `� MLP2003-00006 ________ q BROWN PARTITION '� > ' - � � � < � �� 1 9 �� < r_ ` ;_� � aa � i i— �� . �__, �— , -�' �'� '�+ �r ��'I -- �;� ,.r...... , � ' i N n i a ,...a.„ sr � 11ry of Tig�M T «�1��X_� 2S 1036D-0090 f 2S 103B6-11600 EXH I B IT� ALLEN STEVEN P&ELIZABETH A BOEKELHEIDE LEE AND 12540 SW 121ST AVE BECHARD MARGARET E TIGARD,OR 97223 12180 SW ANN PLACE TIGARD,OR 97223 2S103BA-01002 2510368-07000 ANDERSON EDWARD L& BOLEN RICHARD L&GERALDINE L MARY ANNE 12185 SW WALNUT ST PO BOX 1081 TIGARD,OR 97223 ST HELENS,OR 97051 2S 103BA-01001 2S 103BA-00800 ANDERSON EDWARD L& BOOTH DAVID&MARY P ANDERSON MARY ANNE 11865 SW WALNUT ST PO BOX 23593 TIGARD,OR 97223 TIGARD,OR 97281 2 03BA-00103 2S103B8-11800 AN S DWARD L 8�MARY ANNE BORMAN NANCY F PO 93 12140 SW ANN PL ARD,OR 7281 TIGARD,OR 97223 2S 1036A-01003 2S 10388-08801 ANDERSON EDWARD L 8 MARY ANNE BOWERS GERALD A AND BONNIE L 11975 SW WALNUT ST 12455 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 2S103BB-12900 251038B-08200 ARDINGER KEITH E&SHERRY A BOYCE FREDERICK G&E JEANETTE PO BOX 23459 12280 SW 124TH AVE TIGARD,OR 97281 TIGARD,OR 97223 2S103BA-01000 257038D-00400 AUSBIE DONNA D BRAK EDITH A 12400 SW 121 ST AVE 823 S JUNIPER DR TIGARD,OR 97223 MOSES LAKE,WA 98837 2S103B8-08800 2S103B8-06600 BARRON KATHLEEN F BROWN HARRY E 8 SALLY M 12225 SW WALNUT ST 12165 SW ANN PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103BB-08900 2S 7 038B-12300 BARRON KATHLEEN F BR H E&SALLY M 12225 SW WALNUT ST 1216 L TIGARD,OR 97223 T ARD,OR 97223 2S 1038B-11500 2S 1036B-12800 BAXTER PETER N/SUSAN E BURGESS SCOTT A&LADONNA A 12165 SW 123RD CT 12275 SW ANN CT TIGARD,OR 97223 TIGARD,OR 97223 :` ;`�:�. 2S 7 03BB-1250Q' 2S 103BB-07900 CALEN KRIS D 8 HINDS THOMAS& KARNES DEBI L JUDY 12150 SW 123RD CT 12350 SW 124TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S103BB-10400 2S103B6-07901 CANOVA JOSEPH HENRY& HINDS TOM M&JUDY G FIONA MEEGAN 12350 SW 124TH AVE 12180 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 251038B-13200 2S103BB-06700 CHANDLER STEPHEN L AND HUMPHREY GRETCHEN G CHERRYL A 12385 SW 121ST AVE 12270 SW ANN CT PORTLAND,OR 97223 TIGARD,OR 97223 2S1038A-00900 2S1036A-00104 DUTY MARK L&JODI G HUTCHISON PERRY C 12330 SW 121ST 11890 SW ANN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1036B-07600 2S1036B-13000 EVANS DALE F JOANN JACKSON DAVID W&JEAN P 12502 SW 123RD AVE 12210 SW ANN CT TIGARD,OR 97223 PORTLAND,OR 97223 2S10366-11300 251036B-12200 FLAMING DAVID J AND JEWELL GRANT E&MARJORIE A EDITH D c/o ROBERTS KAREN R 12135 5W 123RD CRT 12125 SW ANN PL TIGARD,OR 97223 TIGARD,OR 97223 2S1036C-00300 2S1036A-00139 FLEWELLYN WILLIAM D&SUANNE E JEWELL GRANT E&MARJORIE A 12180 SW WALNUT ST 12150 5W 121 ST ST TIGARD,OR 97223 TIGARD,OR 97223 2S103B6-12400 2S103BD-00600 FORD REGINA G JOHNSON DONALD R&CYNTHIA D 12160 SW 123RD CT 11970 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 2S103BA-0D700 2S103BB-06500 GAARDE RICHARD J il &JUDITH A KEERINS HERMAN O 8 PATRICIA E 11825 SW WALNUT 12195 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 25103BB-07700 S 103B6 1 GRAHAM STEPHEN D&KAREN M RRACE 12430 SW 124TH AVE N OF ALL LOTS TIGARD,OR 97223 , 0 2S t 03B8-08300• 2S 103BA-00137 T RACE PERCY JACK R�KATHERINE L OW ALL LOTS 11920 SW LYNN TIGARD,OR 97223 2S103BB-08400 2S103BB-13100 LEWIS LINDA ANN PILLAR DENNIS G AND 12415 SW 122ND AVE PATRICIA J TIGARD,OR 97223 12240 5W ANN COURT TIGARD,OR 97223 2s�osss-ossoo 251036A-00111 LIGUID ANA L& PUGH THOMAS R AND BARBARA J LIGUID-MAHINAY SARAH 120a5 SW ANN STREET 12435 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BA-00113 2S1038B-10300 LUCKEROTH PAUL R CAROL RABAU MARLA S& 11885 SW ANN ST WOLF KEITH S TIGARD,OR 97223 12140 5W KATHERINE ST TIGARD,OR 97223 2S 103BC-00700 2S 10388-06800 MASON JON D&KARI G RAM SANT 12220 SW WALNUT ST 12442 SW 122ND AVE TIGARO,OR 97223 TIGARD,OR 97223 2S 103BA-00112 2S t 03B6-08700 MAYLENDER CAROLE J RICHEY WILLIAM L AND GRACE F 11945 SW ANN ST 12445 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 25103BA-00110 2S10386-082p1 NOEL JOHN B AND MARALYN A ROHDE RICHARD A 12055 SW ANN ST 12260 SW 124TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 103BD-00602 2S 1038B-12000 NORMAN JACK J JR AND SHIRLEY RAYMOND LEE MARY J 12100 SW ANN PLACE 11930 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S703BB-11700 2S1036D-00700 OTT ANITA B SHIVLEY JULIE A 6256 SW BURLINGAME AVE 12020 SW WALNUT ST PORTLAND,OR 97201 TIGARD,OR 97223 2S 10388-08600 2S 10388-10500 PAULSON ANGELA RENE REVOCABLE L SINHA RAVI&SARI S PAULSON JACK GUSTAV REVOCABLE LIVI 12240 SW KATHERINE ST BY ANGELA RENE/JACK G PAULSON TRS TIGARD,OR 97223 PO BOX 11585 PORTIAND,OR 97211 2S103BB-11900` 2S1036C-00400 SMITH JEFFREY G 8 RACHEL R WIGGINS HAL C 8 12120 SW ANN PL WIGG�NS JOANNE A TIGARD,OR 97223 12200 SW WALNUT ST TIGARD,OR 97223 2S103BB-07800 2S103B8-08100 SPARWASSER RICHARD C WILKEY RAYMOND J JR AND KAREN M JUDITH A 12410 SW 124TH 12290 SW 124TH TIGARD,OR 97223 TIGARD,OR 97223 2S1036A-00144 2S103BB-12700 STEVENSON MERLIN P AND WILLIAMSON ALONZO C AND THERESA CHRISTINE S PO BOX 230295 12105 SW ANN PLACE TIGARD,OR 97281 TIGARD,OR 97223 2 70388-10 2S703BB-10600 TI D OF WITTKOP JAMES G AND 131 Ll PATRICIA A T ARD,OR 97223 12140 SW 123RD COURT TIGARD,OR 97223 2S103BA-0O101 2S7038D-0O800 VANSANT JEFFREY WOOD ROLAND R 12070 SW ANN ST 12070 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 257 038C-00200 2S 1038B-09001 VRVILO WANDA I WORTENDYKE CAROLYN L 12565 SW 121ST 12245 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S1038B-07100 2S703BB-08500 WASHINGTON COUNTY YOUNG JOHN G VIRGINIA F DEPT OF LAND USE&TRANSPORTATION 12425 SW 122ND AV CPM DIV-RIGHT OF WAY SECTION TIGARD,OR 97223 1400 SW WALNUT ST MS#18 HILLSBORO,OR 97123 2S103BD-0OG03 2S1036A-00702 SHINGTON CO TY ZARR JAMES A AND DONA J DE OF LAN E&TRANSPORTATION 12010 SW ANN ST CPM DI - HT OF WAY SECTION TIGARD,OR 97223 1400 WAL ST MS#18 LSBORO,OR 97123 2s�ossc-ooioo HARRY & SALLY BROWN WASHINGTON CQUNTY 12345 SW 121sr AvErvuE BY LUT CPM DIVISION RIGHT-OF-WAY 1400 SW WALNUT ST MS18 T I GARD. QR 97223 HILLSBORO,OR 97123 2S103BB-11400 WEBB THOMAS E AND JUDY A 12145 SW 123R0 CT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigartl, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114� Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Patricia Keerins 12195 SW 121 st Avenue � Tigard, OR 97223 CITY OF TIGARD - fENTRAL fIT SUBfOMMITTEE (i:lcurpinlsetup\labels\CIT Central.doc) UPDATED: November 27, 2002 � i r AFFIDAVIT OF POSTING NOTICE C�F A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS P4STED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: MLP2003-00006 Land Use File Name: BROWN PARTITION I, Brad Kilby, Associate Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) i��ti5 �. ��is+ Rd� �Slc�3B(�- O��l�(1^ and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territ�, a copy of said notice being hereto attached and by reference made a part hereof, on the a 3 day of T�„ , 2003. � � � � Si nature of erson Who Performed Posting (In the presence of the Notary) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) STATE OF OREGON ) County of Washingto� ) ss. ��,-�y �f� T i J�.�� Subscribed and sworn/a�d before me on the C� day of l�l. �1 � , 20� ..-o OFFICIAL SEAL '� ° J BEN(3TSON '`?� ;iro NOTARY PUBUGOREQON COMMISSION N0.388088 `MY COMMISSION�XPIRES APR.27,2007 ��,-�, ,-'�'"�,-� NOTA PUBLIC OREGON My Commission Expires: l.� �3,��U� h:Voginlpattylmasters\affidavit of posting for staff to post a site.doc i M I NOR LAN D PARTITI O N (M LP) 2003-00006 REQUEST: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16, 179 square feet and 13,590 square feet respectively. LOCATION : 12345 SW 121 St Avenue; WCTM 2S103BB, Tax Lot 6600. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single- family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division �staff contact: Brad Kilb at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. D �� < , m AREA NOTIFIED ��~ ., (500') �.�, ��,� ,�..,,,_ ,.,�. . LYNr m�amw m�w�u� liMiWFN1 itM7N111n ltNi14M� itMNM�F77 �M�ry� fiN704N1 w '"'"'"' �,,,�, Q ,�,�,,,,, FOR: Bob Price TtM7�IMN� lt11�1�YM/ mMU�m =n�u°m ttwwumt llM�llp� T�M1W�711 RE: 2S103BB, 6600 ,�...,� ,�.,a,� qNN ----------- ----------- m�a�mw � m�smm Ti1�Wq11� ttl�i��il1M m wn W TiMM�MM lfMiW�MI ,�...�.. ,�.�..� > ""'Ww' ,..a..,., Property owner information Q �� is valid for 3 months from munw�. ��• the date printed on this map. m�sunn riM�MM �OK C . m�w m�w�a� nw�w�n ftNa�mN ftwwuuw m�ww� fiM�qMM liNM�MM� lt717YRM� � 7iY1W1M� }iMIW1M1 _! riMi�M1M ffMM�M�N ttM1MMM� \� �-�� N � � �� li07��NN1 Z m�rr ri1WMW ri1�7�1�iM� � N rv � ,�,�»�. ST ,�,� �,..�», ,�..�w. � riN7�CN1N �y�� 0 100 200 300 Feal I��MN t�ron i t"=206 feel �( mwew� w� Nv� �,��.,� S �N P�' �.,��. • City of Tigard In/ortnation on this map is for genenl bcation anly and ahould be verified with Me Developranl Servicea Division. t - 73725 SW Hall Blvd TigaM,OR 97223 (�3)639-1171 �' http:l/www.ci.tigard.or.us I Community Development Plot date:May 12,2003;C:lmagicWIAGIC03.APR 2S103BD-00901 2S103BB-11600 ALLEN STEVEN P&ELIZABETH A BOEKELHEIDE LEE AND 12540 SW 121 ST AVE BECHARD MARGARET E TIGARD,OR 97223 12180 SW ANN PLACE TIGARD,OR 97223 25103BA-01002 2S103BB-07000 ANDERSON EDWARD L& BOLEN RICHARD L&GERALDINE L MARY ANNE 12185 SW WALNUT ST PO BOX 1081 TIGARD,OR 97223 ST HELENS,OR 97051 2S103BA-01001 2S1036A-00800 ANDERSON EDWARD L& BOOTH DAVID&MARY P ANDERSON MARY ANNE 11865 SW WALNUT ST PO BOX 23593 TIGARD,OR 97223 TIGARD,OR 97281 2 03BA-00103 2S703B8-11800 AN S DWARD L&MARY ANNE BORMAN NANCY F PO 93 12140 SW ANN PL ARD,OR 281 TIGARD,OR 97223 2S103BA-01003 2S103BB-08801 ANDERSON EDWARD L&MARY ANNE BOWERS GERALD A AND BONNIE L 11975 SW WALNUT ST 12455 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 2S1D38B-12900 2S1038B-08200 ARDINGER KEITH E&SHERRY A BOYCE FREDERICK G&E JEANETTE PO BOX 23459 12280 SW 124TH AVE TIGARD,OR 97281 TIGARD,OR 97223 2S 1036A-01000 2S 1036 D-00400 AUSBIE DONNA D BRAK EDITH A 12400 SW 121 ST AVE 823 S JUNIPER DR TIGARD,OR 97223 MOSES LAKE,WA 98837 2S 1036B-08800 2S 103BB-06600 BARRON KATHLEEN F BROWN HARRY E&SALLY M 12225 SW WALNUT ST 12165 SW ANN PL TIGARD,OR 97223 TIGARD,OR 97223 2S 103B B-08900 2S 7 03B8-12300 BARRON KATHLEEN F BR H E&SALLY M 12225 SW WALNUT ST 1216 L TIGARD,OR 97223 T ARD,OR 97223 251038B-11500 2S1038B-12800 BAXTER PETER N/SUSAN E BURGESS SCOTT A&LADONNA A 12165 SW 123RD CT 12275 SW ANN CT TIGARD,OR 97223 TIGARD,OR 97223 2S 1038 B-12500 2S 103BB-07900 CALEN KRIS D& HINDS THOMAS& KARNES DEBIL JUDY 12150 SW 123RD CT 12350 SW 124TH AVE TIGARD,OR 97224 TIGARD,OR 97223 2S103B8-10400 2S103BB-07901 CANOVA JOSEPH HENRY& HINDS TOM M&JUDY G FIONA MEEGAN 12350 SW 124TH AVE 12180 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 2S103B6-13200 2S103BB-06700 CHANDLER STEPHEN L AND HUMPHREY GRETCHEN G CHERRYL A 12385 SW 121ST AVE 12270 SW ANN CT PORTLAND,OR 97223 TIGARD,OR 97223 2S 7 03BA-00900 2S 1038A-00704 DUTY MARK L&JODI G HUTCHISON PERRY C 1233a SW 121ST 11890 SW ANN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 1036B-07600 25103BB-13000 EVANS DALE F JOANN JACKSON DAVID W&JEAN P 12502 SW 123RD AVE 12210 SW ANN CT TIGARD,OR 97223 PORTLAND,OR 97223 2S1038B-11300 2S103BB-12200 FLAMING DAVID J AND JEWELL GRANT E&MARJORIE A EDITH D Go ROBERTS KAREN R 12135 5W 123RD CRT 12125 SW ANN PL TIGARD,OR 97223 TIGARD,OR 97223 2S 1036 C-00300 2S 103BA-00139 FLEWELLYN WILLIAM D&SUANNE E JEWELL GRANT E&MARJORIE A 12180 SW WALNUT ST 12150 SW 121ST ST TIGARD,OR 97223 TIGARD,OR 97223 2S 1036B-12400 2S 103B D-00600 FORD REGINA G JOHN50N DONALD R&CYNTHIA D 12160 SW 123RD CT 11970 SW WALNUT ST TIGARD,OR 97223 TIGARD,OR 97223 zsioseA-oo�o0 2S103BB-06500 GAARDE RICHARD J II 8 JUDITH A KEERINS HERMAN O&PATRICIA E 11825 SW WALNUT 12195 SW 121 ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103B8-07700 ?�S103BB 1 GRAHAM STEPHEN D&KAREN M RRACE 12430 SW 124TH AVE N OF ALL LOTS TIGARD,OR 97223 , 0 2S103B8-08300 2S1038A-00137 T RACE PERCY JACK R&KATHERINE L OW ALL LOTS 11920 SW LYNN TIGARD,OR 97223 2S1038B-08400 2S1036B-13100 LEWIS LINDA ANN PILLAR DENNIS G AND 12415 SW 122ND AVE PATRICIA J TIGARD,OR 97223 12240 SW ANN COURT TIGARD,OR 97223 2S103B8-06900 2S1036A-00117 LIGUID ANA L& PUGH THOMAS R AND BARBARA J LIGUID-MAHINAY SARAH 12005 SW ANN STREET 12435 SW 121ST AVE TIGARD,OR 97223 TIGARD,OR 97223 2S 103BA-00113 2S 103BB-10300 LUCKEROTH PAUL R CAROL RABAU MARLA S& 11885 SW ANN ST WOLF KEITH S TIGARD,OR 97223 12140 SW KATHERINE ST TIGARD,OR 97223 2S 103BC-00700 2S 103BB-08800 MASON JON D&KARI G RAM SANT 12220 SW WALNUT ST 12442 SW 122ND AVE TIGARD,OR 97223 TIGARD,OR 97223 2S103BA-00172 2S103BB-08700 MAYLENDER CAROLE J RICHEY WILLIAM L AND GRACE F 11945 SW ANN ST 12445 SW 122ND TIGARD,OR 97223 TIGARD,OR 97223 2S 103BA-00110 2S 103BB-08201 NOEL JOHN B AND MARALYN A ROHDE RICHARD A 12055 SW ANN ST 12260 SW 124TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S 1038D-00602 2S 103BB-12000 NORMAN JACK J JR AND SHIRLEY RAYMOND LEE MARY J 12100 SW ANN PLACE 11930 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S103BB-11700 2S103BD-00700 OTT ANITA B SHIVLEY JULIE A 6256 SW BURLINGAME AVE 12020 SW WALNUT ST PORTLAND,OR 97201 TIGARD,OR 97223 2S103B8-08600 2S1038B-10500 PAULSON ANGELA RENE REVOCABLE L SINHA RAVI&SARI S PAULSON JACK GUSTAV REVOCABLE LIVI 12240 SW KATHERINE ST BY ANGELA RENE/JACK G PAULSON TRS TIGARD,OR 97223 PO BOX 11585 PORTLAND,OR 97211 25103BB-11900 2S103BC-00400 SMITH JEFFREY G&RACHEL R WIGGINS HAL C 8 12120 SW ANN PL WIGGINS JOANNE A TIGARD,OR 97223 12200 SW WALNUT ST TIGARD,OR 97223 2S10388-07800 2S103B6-08700 SPARWASSER RICHARD C WILKEY RAYMOND J JR AND KAREN M JUDITH A 12410 SW 124TH 12290 SW 124TH TIGARD,OR 97223 TIGARD,OR 97223 2S103BA-00144 2S103B6-12100 STEVENSON MERLIN P AND WILLIAMSON ALONZO C AND THERESA CHRISTINE S PO BOX 230295 12105 SW ANN PLACE TIGARD,OR 97281 TIGARD,OR 97223 2 103B6-10 2S 103B6-10600 TI D OF WITTKOP JAMES G AND 131 LL PATRICIA A T ARD,OR 97223 12140 SW 123RD COURT TIGARD,OR 97223 2S 103BA-00101 2S 1036 D-00800 VANSANT JEFFREY WOOD ROLAND R 12070 SW ANN ST 12070 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S 103BC-00200 2S 1038 8-09001 VRVILO WANDA I WORTENDYKE CAROLYN L 12565 SW 121ST 12245 SW WALNUT TIGARD,OR 97223 TIGARD,OR 97223 2S103B6-07100 251036B-08500 WASHINGTON COUNTY YOUNG JOHN G VIRGINIA F DEPT OF LAND USE&TRANSPORTATION 12425 SW 122ND AV CPM DIV-RIGHT OF WAY SECTION TIGARD,OR 97223 1400 SW WALNUT ST MS#18 HILLSBORO,OR 97123 2S103BD-00603 2S103BA-00102 SHINGTON CO TY ZARR JAMES A AND DONA J DE OF LAN E&TRANSPORTATION 12010 SW ANN ST CPM DI - HT OF WAY SECTION TIGARD,OR 97223 1400 WAL ST M5#18 LSBORO,OR 97123 2S 103BC-00100 WASHINGTON COUNTY BY LUT CPM DIVISION RIGHT-OF-WAY 1400 SW WALNUT ST MS18 HILLSBORO,OR 97123 2S1038B-11400 WEBB THOMAS E AND JUDY A 12145 SW 123RD CT TIGARD,OR 97223 Jack Biethan 11023 SW Summerfield Drive#4 Tigard, OR 97224 Brooks Gaston 10272 SW Meadow Street Tigard, OR 97223 Don & Dorothy Erdt 13760 SW 121stAvenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114� Place Tigard, OR 97223 Nathan and Ann Murdock PO Box 231265 Tigard, OR 97281 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 CITY OF TIGARD - CENTRAL fIT SUBfOMMITTEE �i:\curpin\setupllabels\CIT Central.doc) UPDATED: November 27, 2002 FROM' :Rob�rt Price,Consultant FAX N0. :503-281-1447 �ay. 12 2003 09:09AM P1 . 05'i�'20Qa 09:09 FA.T 5036$4?��, L"ity oP Tigard �001 ClTY OF TIGARD COi4MilNlYlf DEifELOPME#1T DEPARTNENT Pl.ANNl�1G 1�lYlSIOM cn„a�T�n,�eo 13125 SW HAU. BOULEYARQ (',on�viunity 7�atulopn�eat TIGAaD, OREGON � ►NOYE_ 503�63�111 � 507-6Q1-T29T�At61: Pat[y/Pl2ilRlAg) S'�p��ttr��7O�at�ai� � � 0 � � � �� os4 � ra �f � o � L�Jl1 LWU U Property owner information is valid for 3 months from the date of your reguest lfdDlCATE AL�. PROJECT MAP & TAX LOT NUMBERS �i.e. �5�34AB,Y�x�oc oo�oo� OR THE ADDRESSES FOR All. PRO.IECT PARCELS BE�4W� �S 1 - 3�� 12'��S Sv� 1?�'� Ar�_� IC-�4�? �i1� � INDICATE WHETHER YOU ARE REQUESTING 1��1R 3 SETS OF LABELS: (NOTE: A rrinknum of 2 se�s of labels will be p�ovic;ed(uniess oniy h'a�ding a neigfiborhood mee�ing at this dme)to plaoe on your 2 se#s of envelopes that a�llcants are �equired to sutxrit at th� tlme of applicaticn submittad. If e neighbofiood meetittg is requ'ueed and yoo have not yet he{d that meeCng,you can re�uest 3 sets prov+�ed your la�d use applicaGon will be sut�rnitted and deemed complele by the Planning Division rvilhin 3 rnonths frart lh�+request � � �-X� �1=�� NAME pF CONTACT rERSON: �� C!/ PHONE: y/� is request may e maited, ax or han defiver to e City o �g� . ease al ow a 2,riay mmimum for proc�ssing regues�s. Upon compieti�n of your request, the cont�ct person wiil be called to pick up their reyuest that w�ll t�e placed in "W�lI Ca1f" by the�r last r�ame, at t�e CommuniEy Qevelapment Reception Desk. The cost of processing your request must be paid �t the time of pick u�, as sxact cost can not be pre-determined, PLEASE NOT�: FOR REASONS 0� ACCURACY, ONLY ORlGINAL MAlE.ING LABELS PROVIDED BY THE CITY VS. RE•TYPED MAILING LABELS WILL BE ACGEPT�D, Cost�esc�i[�tior�: 311 lo t,}e�erdte�e ma�ing 6si,plus E2 per:heet for printfng ths I�st on�o labels(20 addresses pe�sheeq- 7hen, mu � the ca.:i to ' I ooe set ot labeis b the numberoi sets r sted. �XAMPtE COST FOR THIS REQU�ST 4 sheet5 of la6eis x Z21shL'et=.8.00 x 2 sets= �16.00 shee:(s}o(labets x S2/sheet=S 1� x r sets= '1_sheefis of labels x�?Js'�eet f4r CIT s►e'a x 2 sets�$ 4.00 ,�sheet(s)nt labefs x g2/st�eet CIT srea= � x�sets°� GENEFi��EIlST -511.� �� G�V�R TELIST = i TOTAL =�39.00 \\, ��y T4TAl. =3 � V� 2S103BB-06600 BROWN HARRY E&SALLY M 12165 SW ANN PL TIGARD,OR 97223 CITY OF TIGARD Commu�:ity�DeveCopment S�apingA BetterComrnwiity LAND USE PROPOSAL DESCRIPTION 120 DAYS = 9/18/2003 FILE NOS.: MINOR LAND PARTITION (MLP) 2003-00006 FILE TITLE: BROWN PARTITION APPLICANT/ Harry and Sally Brown OWNER: 12345 SW 121StAvenue Tigard, OR 97223 REQUEST: The applicant is requesting approval of a Minor Land Partition of .69 acres. Parcel 1 has an existing home on site, and according to the applicant, they will apply for conditional use approval to place a duplex on Parcel 2. The lot sizes for this development would be 16,179 square feet and 13,590 square feet respectively. LOCATION: 12345 SW 121St Avenue; WCTM 2S1036B, Tax Lot 6600. ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.755, 18.765, 18.790, 18.795 and 18.810. CIT AREA: Central DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV DATE COMMENTS WERE SENT: MAY 23, 2003 DATE COMMENTS ARE DUE: JUNE 9. 2003 ❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:OOPM ❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:OOPM ❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 7:30PM �STAFF DECISION [TENTATIVD DATE OF DECISION: JUNE 19. 2003 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: Brad Kilby, Associate Planner�503) 639-4171, Ext. 2434 �� ' '^ i PRE-APP.HELD B� , CITY QF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# M LP��'� ��4>0�� Other Case# p�{� � p�,; _ ��,, v�° � Date � �� 3 gy C`� Receipt# Date Application Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmenWariance (I or II) � Minor Land Partition {II} ❑Zone Change(III) ❑ Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑Zone Change Annexation (IV) ❑ Conditional Use(III) ❑ Sensitive Lands Review(I, II or I11) ❑Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) ❑ Subdivision (II or III) � ress i avai a e ��Z��-S �,� � 2� - � � l� �� S �-1 � 06�a 4 �c, ��o .r�5b sf� l� -�I- -S , /' -� � �ar�� 12-3�-s SUJ �z � � _ ��2,z 503-�9�- �S � S� - a - �ZZ � �C� C��,�SL � 503 - ��1 - b3 : 3 -� I � is i more an one /'� - ' � / � � C 2� b3- - - � *When the owner and the applicant are diffe ent people, the appli ant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the s ace rovided on the back of this form or submit a written authorization with this a lication. ease e spea ic T �i APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. A� � r� THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All 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, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. .�°w—�-= X ��VL� Owner's Signat ate ,> �.. X �- 4U �ZD� wner's Si nature ate Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/A�enURepresentative's Signature Date Applicant/Agent/Representative's Signature Date —_�. ,, �� CITY OF TIGARD OREGON May 21, 2003 Robert Price 3935 N E 72"d Ave. Portland, OR 97213-5711 RE: Notice of complete Application Submittal – MLP2003-00006 (Brown Partition� Dear Bob: I am writing in response to your request for a minor land partition for the property located at 12345 SW 121 S' Ave. and described as WCTM2S103BB, tax lot 06600 in Tigard. This letter is to inform you that the application has been deemed complete, and is scheduled for review. A decision on the application can be expected around June 19, 2003. If you have any questions, contact me at 503-639-4171 ext. 2434. Sinc ely, �� Brad Kilby, AICP Associate Planner c: MLP2003-00006 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 l.�NQ USE APPLI� TION D teect,� R� �N PQr�.�,o� -- , -� COMPLETENESS REVIEW � �� ;J;; `fU COMPLETE �NCOMPLETE i,r DARD INF MATION: [�Deed/Title/Proo(Of Ownership , , ees ❑ Impact Study (18.390) SA Service Provider letter ❑ # Sets Of Application Materials/Plans �re-Application Conference Notes � Envelopet With Postage (Verify Count) �a PROJECT STATISTICS: ❑ Building Footprint Size ❑ % Of Landscaping On Site ❑ %Of Building Impervious Surface On Site [� lot Square Footage N DIMENS ONED: Building Footprint ar ing pace ime ' n u e ccess� e g) ❑ � e -�-$trrl�mg-Ik+ght� [� Access Appraach And Aisle [� Yisual flearance Triangle Shown ADDITIONAL PLANS: ❑ Yicinity Map i e ura ❑ Tree Inventory [;� Existing Conditions Plan � I endr�ane Pl�n [,� Site Plan [I�LiQhtino P aa TREE PLAN/MITIGATION PLAN: a ❑ a o ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ 0 0 RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Cone�oo��u:e� ❑ 18.620 R�a r��u��s�,e�� I 8.765(oe-sme v��gno�eing kquirtmena) ❑ I 8.340�a��,�c��Rtio�� ❑ I 8.630(wuhi�gto�sq��kcoo�li�ur) ❑ 18.11 S��o�W�r�� ❑ 18.350(��e oe��op��q [a' 18.705(ka�gr��uuo�) ❑ 18.180(�� ❑ I 8.360�t�o��c�n�w� ❑ I 8.710�a�«��e��o�u�,�u� [�, I 8.785�r�uu P��a� ❑ I E.3�O(Yuimas/Adjusonenb) (� I 8.7 I 5(�ens�ry Caapunuonz) [� I 8.190�r�� ❑ I H.38O(loning N�p/Text Miendments) � I H.�ZO(Design Compzobiliry St�nduds) [�I 8.195�r�w�a��tt n�u� ❑� I 8.385�n�aN�r��a� � I S.1ZS(Enrimnmental Perfartunce Snnduds) ❑ 18.191�w�a��o�n�r o�o;�c► Q� I A.39O(Deeision Milcing Procedures/Imp�a Smdy) � I B.73O SExcepuons To Devebpment iunduds) ❑ �8.�98�rtku Cortununinoon F�alices) ❑ 18.41 O�ne une wj�:mx��s► ❑ 18.140�uco�o��r� �I H.H I O(�treet 6 U61iry knprorement Stinduds) Q� I 8.420�e r�oa�� ❑ I 8.742�x�o�P�o�r��a� ❑ I 8.430�ubd�o�s) � I E.�4S(Lmdx�ping 6 Saetning Sdnduds) � I 8.510(Resieenu�Io�i�g ouou�) ❑ ;-18.150(��t�wrtd/M�e��H��uu�� ❑ I 8.520�Cmmera�1on�ng uisvicu) [�' I 8.755(Mixed Sdid Wuoe�ec�n6 Smnge) ❑ 18.530 p�d�so-��o�ioq uisouu) [�/ I 8.160(�or�krm�q s�m�uor�) ADDITIONAL ITEMS: 1:lcurpin�masterslrevisedUand use application completeness review.dot REVISEO: 17-Jan-01 CITY OF TIGARD OREGON March 19, 2003 Robert Price 3935 NE 72"d Ave. Portland, OR 97213-5711 RE: Notice of Incomplete Application Submittal — MLP2003-00006 (Brown Partition) Dear Bob: I am writing in response to your request for a minor land partition for the property located at 12345 SW 121St Ave. and described as WCTM2S10366, tax lot 06600 in Tigard. This letter is to inform you that the application has been deemed incomplete. The following items are needed in order to deem your application complete and schedule it for review. 1. A tree plan prepared by a certified arborist in compliance with Tigard Development Code section 18.790.030. We require a tree plan of every development in Tigard. If trees are not to be removed, then the arborist needs to speak to the potential impacts that could occur during construction, the protection of the trees, and the health of the trees. 2. I have searched the City records for a record of a building permit for the pool house as it is located too close to the property line. I didn't find anything, so I suspect that it was constructed around the same time as the pool. The structure would therefore, be considered non-conforming. It would be important for you to discuss the future of the building with the Brown's and discuss it in more detail in your narrative for the conditional use application. 3. The envelopes that you provided need postage. 4. The labels that are provided for the envelopes are from Washington County. Unfortunately, we have a policy that requires that your labels be generated from the City. So, the labels on the envelopes need to be changed. 5. Brian Rager, the development review engineer has indicated that he needs more information on the stormwater provisions for the site. His extension is 2471. Please submit an additional 12 copies of all the submittal items for processing at the same time you submit the items listed above. Should you have any questions with regard to these items, please contact me at 503-639-4171 ext. 2434. Sincerely, ��"� `e7 Brad Kilby, AICP Associate Planner c: MLP2003-00006 Land Use File 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 • ��a�a�c�w To: Mr. rnd Ma. Haery E Srown 123�6 SVY 1 Z7 st Awnw T, �..�J ort k�a�. , . . , 8TATU'i�RY $PECIA�. VI�ARRANTY QEED � • . WidMrtaton Mutu�l S�nk. FA, Succ�ssors�by Corporttt M�ier to (irNt Wat��t �arNt, • t�d�sl savh�� b�nk. s C��Cerporatl�n, Grarttor; conveys �r�d specially warrant� ta Hairy E Mo�w�n �nd 8t11y M &own. Hwb� snd Wlh, �ra�tea, the follawln� d�scAD�d ro�i prcpsrty, free �nd olsK of�nauA�bnnca cr�atsd or suftered by th Grantor sxcept ss�pecifically set brth bslow, situ�tad in ths County of WMhFnqton, 9rne ol Ore�or►, 8EE ESW181T ONE ATTACHEO NERETCl Af�D MADE A PART NEREQF W�� u1�ot to �nd �xofptln�: fiNC . Property taxe� � lien not yet due and psyable #or the �iscal yuir 200?-2003. � � � � , N TF11g IM�UM�NT 1MILL NOT ALLQW US�t?F THE PROPERTY DESCRIBED IN THf3 INSTRUMENT tN VIOLATION OF N A�lLICABIE LAND USE LAWS AND REG LATIONS, BEFOR� Sf(3NINQ 4R ACCEPTtNO THIS {NSTRUMENT THE � P@�SON ACaUIRINQ FEE TITLE TO 7HE �OPERTY SHOULb CHECK WITH THE APPROPRIATE CITY OR CDUNTY � PUNI�NNCi DEFAPTMENT TO VERIFY ApP�i�VED USES AND�0 OETfRMfNE ANY LIMtT$QN IAWSUITS AGAINST � FANMINQ OR F�REST PRACTICES AS �E�kNEO IN ORS 30.9�0. � . V� THE TRUE i[ND ACTUAL.CONSIQEA{AT{ON FOR T'HIS CC)MVEYANCE 13 �212,000.00 (Ses ORS 93.030! 0 OATED: September 3, 2002 Wuhin�ton MutuN Bank.FA,Succesaon by Corponte Me�ger to(�reat Westem 6snk, s federal savi�qa b�nk; a Caflf mis cotpontion � �.�. �� Drewann Ross „' � , . �1��9 . 8TA"T� CF - �puMn oF � 7h�s iratrumeM wia ackno ladpad before�me on bY , This iq�t►�yre� ws� scknowkdped bsforo;me on ""r�=:+�: �I-�l"lj� � 'i'�� . _ . � Orewann Ross ; �0°`iD�,'��1� } AssfStBntViceWre��u;;;;� �� 1'R�-c�nht. c� ,"�� Ve►�tup COu '�"w�<�•.�;�TCbn,�,'„�'n�Rsb2K,� . N for�Or�Dn ' My Conn ssion Expiros: FOIlD�311 (Rw 2I98P 51'ATUTOl1Y SP�CUI WdNAANTY DEED _..;,,. �. , � w�M�fe�p C��pufy Or+1�en � f�' ` �' ZOOZ 10�408 . . GM'i�l�Op�OZ;�l:10!�M RECARDIN� REaUESTED BY A'� �� K��'�LD 6'Id�lky Nstion�l Tide CompanY oi Orapon t+a.a a.eo t+�.ao u+�.ee •row.es�,ee tiPUNTOR��~�/1ME ' Wathlnpton Mutua! Bank, FA, Successora by Carporste t 1 ' 4 d+nY�a�D�n�Mr�rAw�nn+an rw�u�tt�n M�r�and to Grest Westem B�nk, a federal aavinpt bank Mha�n.�ay�.»e«.�ae+«rn.w..nr��.,,e.�,�y, was w��(yw�� M M��M�M M hM/M� (3RANTEE'S NAME ' "'r•""4`' �,�,,,;,�:� U H�ry E Brown snd Ss�h► M 6rown r«+Y�w��.�.+w�.►ti -------— (o UntN Furth�r Natice Send Future Tax Statamenta To: � � M►. a�d Mrs. HarrY E &ovrn i t 93dFi SW 121at AveMlue � I .t� ... . . .. . . . • . . . _;�;.�,. „ , _{, RO�eC"t �rice P�annin� Consu�tant PI,. 5o3-ZSi-io37 3935 N�E.� 7Znd Avenue Fax 503-281-144J CJNfd�3N��N3lJNINN'd1d Port�and, Of�97213-57� � �,,Hn�� n � �1!� rPrice5956@cs.com May 9, 2003 �1'�� `"�� Brad Kilby, AICP ��n�� Associate Planner City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 Subject: MLP2003-00006 (Brown Partition) Dear Brad: Enclosed please find twelve (12) copies of the completed application for the Minor Land Partition proposed by Mr. and Mrs. Harry Brown. In accordance with your letter of March 19, 2003, we have completed the items you identified as d�cient in the initial submittal. We have had a tree plan prepared by Peter Torres of Multnomah Tree Experts, Ltd. This tree plan complies with Section 181.790.030 of the Tigard Development Code. In addition, we have had Don Cushing Associates (DCA) provide additional technical information on stormwater provisions for the site. DCA has prepared a plan for the management of stormwater for the site. This plan is included in this application padcage. Also, as required, we have provided new mailing labels through Patty Lunsford, and we have affixed postage to the envelopes. These twelve copies of the application represent the most recent, updated and accurate information fw the application package. if you require any clarification or additional information, please cafl me at 503-281-1037,fax me a# 503-281-1447, or e-mail me at rprice5956@cs.com. Otherwise, we will conGude that the application is being processed in accordance with the aty's stated procedures for this Type II apptication. Thank you. Sincerely, -, . � ��11/ED Robert Price � 1003 P�-t+NNW vr �►uAAD G/ENGfNEERING . - -:,�. . . —._._ ,..-,.,._ �,.�. �o�ert rice �..,,;. �� `� - �,r�;�� ,_ P�ann�n� Consu�tant � � �V�p'''� � PI,. 5o3-ZS�-�037 �``7 i.t 3935 N•E.� �2ndAvenue �:�'.�� ,��J Fax503-281-f44J Port�anc� 9 21 I I ��" `�� •�-:;::RIN� ,OR , 7 3-57 1�� ` ... -->��,,.. .we_ rPrice5956@cs.com �`�'�'._ 4 Memorandum To: Kristie Peerman, Permit Technician Brad Kilby, Associate Planner From: Bob Price Date: March 17, 2003 Subject: Mr. & Mrs Harry Brown, MLP at 12345 SW 1215`Avenue Attached please find a copy of the recorded "Statutory Special Warranty Deed"for the subject site. At the time I submitted the MLP application, Kristie identified this item as something that would be required. I believe that all other necessary and required materials and information was contained in the application package. Please keep me informed of the progress of this application, in order that I might start work on the Conditional Use application for the duplex. Thank you. 1 � ~ " i! �\t CleanWater Services Oiii ��nnitnilin��iii i, � Ir;�r. January 27, 2003 Robert Price 3935 NE 72nd Ave. Portland, OR 97213 RE: Minor land partition located at 12345 SW 1215t Ave., Tigard, OR CWS file 2624 (Tax map 2S103BB, Tax lot 06600) Clean Water Services has received your Sensitive Area Certification for the above referenced site. District staff has reviewed the submitted materials including site conditions and the description of your project (see attached site plan). Staff concurs that the above referenced project will not significantly impact the existing sensitive areas found near the site. In light of this result, this document will serve as your Service Provider letter as required by Resolution and Order 00-7, Section 3.02.1, and your Stormwater Connection authorization from Clean Water Services as required by Ordinance 27, Section 4.B. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. This letter does NOT eliminate the need to protect sensitive areas if they are subsequently identified on your site. !f you have any questions, please feel free to call me at 503-846-3553. Sincerely, G%i� Chuck Buckallew Environmental Plan Review Site plan attached E:�Development Svcs�.SP 00-7\Concurrence L.etters�2S]03BB06600-no impact to water qualiry.doc 155 N First Avenue,Suite 270• Hillsboro,Oregon 97124 Phone:(503)846-8621 • Fax: (503)846-3525•www.cleanwaterservices.org � �l , ' ' � � --� .- �' ��C � File Nwnb�r • � 2 6�.�+ CleanWater \ Services Our commitmcnt is �t��. - - = SeRSitive Area Pre�Scrsening Site Assessment Jurisdiciion C Date Map 8 Tax Lo# - Owner , Site Address Contact Proposed Activity Address J Phone .. � ) , Olhcia/use on/y below this rne Y N NA Y N NA � � � Ma #Ve�S(�mposite Map � � � Stormwater Infrastructure maps P �._ QS# � 3 . n � � Locally advptecE steadies or maps Ot�e� I_._.! gpe�Y ❑ ❑ � SP�;fY 6ased on a revlew of the above tnformatlon and the �equl�ements of Ctean Water Services Design and Coastru�on Standards Resolutio� and Orde�No.00-7: � Sensittve areas patentlally exlst on sitA or within 200' of the site.THE APPLICANT MUST PERFORM A 5lTE CERTIFICATIQN PRIOR 70 tSSUANCE OF�A SERVICE �'� PROVIDER LETTER OR STORMWA'fER CONNECTION PERM17. It Serts�vs Areas exist o�t the sfte or wkhin 200 feeE on adjacent pt'operties, a Natural Resources /lssessment Report may atsa be rsQuired. ❑ Sensitive areas do avt appear to exlst on site or within 200'of the s�te.Thls p�e- screening site assessment does NOT elfminate th• need to evaivate and p�otect water quality sensitiva areas if they are subsequently dtscovered on your groperty. NO FURTHER SITE ASSESSMEPiT OR SERVtCE PROVIDER LETTER t5 REQUIRED.TH15 FORM W1LL.SERVE AS AUTHORIZATiON TO lSSUE A STORMWATER CONNECTION PERMIT. ❑ The proposed acdvity does nct me�t the definitlon of deveiopmant. NO SITE ASSES3MENT OR SERVICE RROVIDER LETTER iS REQUIRED. Cvmmerrts: . Reviewed BY: �i1� /`�:�- Date: ii/�/o�, Returned to Applfcant Mail� Fax Counter Date ��o.t By� 155 N FusL Averlue,Suiie 270•FfisOoro.Oregon 97124 Pt�one: {�Q3)8A6�86T1 .Fa�c (Sai)84&-352$•www.cfeanwaterscrv"�•.•••e ,; I� ;� . � c .,_ �_ YJl/lb/LrJb.j b1:41 56.;5910618 RHEA ENVIROPd��1r�lTAL C PAGE e2 � � p � C� C� OdC�� Fik N►amber G'�eanW�t�er Services JA N � 3 2003 Uur samnitaent is ticrr. $vnsi#iv�e Areas Ger�ficatlon Form �w�r oMrn.r �` M r � t�1�s � rc� ��-c�� rti � 1Z3+�,5 �uJ_ 12l�� 1,e._ �- �`"��`T�`�p,(�_ Q 2 T W 1\�iJI.L_� U�t'rW`I I ? 'f�]� FT-�(a�' ��l T �1 �`� Ear►ail I►u111df17+�d Apu1t "�"° �he� Qn�- ��.�+c�.ca I�ri� � � �q�,5 N� `�2�.a m,v� �'�' r (�. q� Z 1� — 5�-I 1 T�"�o3 --Z$1 -� l d3�- ��50� -28 � - � E.�ror��.�.��_ �l.g�,_C s . c�Om _ Projeat L.�catlo� SN�st,road�or a1M► iotmAion l Z?�t.� � 5 L� l2l S+ Pt�1� �(iaQr`d d 12 �.��a..arlplian: --�-�.._ � BeCti T°� � ?0 L�'I� �� '� 5`� _ne�er{dfy bown) Tax MaP�$� T 19�� Wa Rivar I�fls LwI1M�de Lapitudr Ad nt P Mbm+alen: S�t��osd�ar atlwr d�sCr�Iot9A�on L�pwl p�prlptlan; atdfE�r g�p� �p �� In or nr�r(aih a lown} T�x M�p M Tax Lat M WaYtrwiay �,. Rlwr Mla 1.a11ude longiWde_ �� .•`.a, ,F: 91!16/2003 01:41 5035910618 RHEA EtvVIRONb9�JTfiL C PAGE 93 , . + � File Nurnber An onslm,�r�hr•quNHy�nsltivs a�r�connalss�na was Gompld�d on: gy r� �� ComPsny � � � �� -- �-SI� 5 s�r �� A. Exishflp Of W�tM�W�Y$�fliitlw AfN/ '' 1J� ��' ��!�j:"�•Q��`�' AB dsfinsd in tlt+DisMct's DesiQn artd CO�d��derd��'�u�e�i�re� ar � ao do not.x�t«�.�ts cd,sd�epwopria�a box�. l�e� �' S�o�t zsiWA ❑ do ❑do nd eo�i=t wltMn 200'on e�soer�t properti�t,o�unabls b eveluata�d�oen[` Pr�rtY fd�sck sOproPrlala box)• �CAS f`�V�. . !f wator�uaYty-saruitivr a�oxi�R oomplota Section 8 below. ' �' '�"` �� . If water�aHty-senakMe aroes do nd exist,skip 3sdion B,sipn th�fam ahd submH b the Distrid wiTh pan approval pedcaqe. 8.Typa of WrOM'�usflty�naltiva Ar�s The fype(s)ot waber-yua�ty-ssnaitiv�8r��e)th9!aacur on sfto or withn 200 fl on adja�:aant prc�portia�e are(check al thet apply): ❑ww1�^d(o) C�aPr►^g(Q� ❑�rnermEt�snt streerr+(sJ O PerennW�tresm(s) ❑Pnnds Sk�n thla form�nd oubmK b the Dislnd wilh plsn aPP�PaC��o'��'�)�PY ct tl►e Natural Roaourco�A�rnartt R�pott(ir�FornliMion and frnma aro avelleble through ths Distrld). • 'I"he Netural Resax�Msessment Rsptxt indudes: . Wnllr�d D�IfneeHon Re�sat per OSL!Corps roporting roquiromente(if wetlanda P��ent). • RBpid Stfi�Ar11 ACR�1�n1 TOdlAiqi�F4rm prld ma(JB br dhir Dlelr�t-Spprotlad assasarnaM(if ooRabtix�icn or discherga ic proposod inb,thrcwgh�or ecxosc an IMarrnMlenl or parenn�l slraems). • Vepeteted mrtidor documen6ation,inciidinp a haee map and phdopraphs showing the awvey�s[!location uf aN�ensitivs araee.veDstated aorridors,and vapdatsd axridor coridlHon. 1 osrtify that I am f8m�iar with the infarmetion oonfeined in this documeM,and to ffw baet d my knoMAedpe and beliaf,thia Mfcxrrtntion is trus.GOmpbts.8nd�ccur�ts. Prop�rt�r owne��}�1-hA�i��.'d Ao�['l�"�" , —._ �� V � � �r ��c � .�/�'J•2 � buro — - Data - j:::: : 1 ' _ ..,._._ . . � :1;:::: . ....... , i:_::.: � . .. .. _ 1 _ F _". Y N N �� Z v s t m - - � ._ j •= . n 1 . J�.� �I + �� 1 LYIyN i• � I' . � .i _ .. . � ;.�� : � . � .::� ��, ;,� A ��"—`� 2S703B606500 � 1 � ANN 1 �_ 1 ANN � ��i• �� , �� ": ` �... ... ..:'.'.. ......' `: . ............... • -�.�,.:.�.................�. . - - 2S103BA00900 2 F c`�v 1 2S103B606600 �. � I ' ..... ' -- _ � : 1 .� �::.:: : ;:::::t`.:: j 2S1036B06700 1:: � - I � . . � j " • G • .�. I �� . � . ' N ..w—�°� • � � • ' � ':.:::�.' � .'.�::::d��::.� � �i::' � 1 �. ��.,� •�� '„- s°�'A�� • � • � • � ♦ � • � • -�.,,�, j I % � TIPPITT . I / . . ! 1 � Introduction Mr. and Mrs. Harry Brown have purchased the property located at 12345 SW 121� Avenue in Tigard, and have determined that it is large enough to partition. This partition will be a Minor Land Partition to divide the site into two parcels, with three (3) dwelling units placed on the two parcels under the provisions of the city's "Residential Density Calculations" of Chapter 18.715 of the city's Code. An existing single family detached dwelling exists on the front portion of the parcel, while the partitioning action will create a new parcel on the rear portion of the site where a duplex will be constructed to comply with the minimum density calculations. The existing site is .69 acre in size, or approximately 30,056 square feet. The proposed partitioning will create two parcels of slightly different sizes. The front parcel with the existing dwelling will be approximately 16,200 square feet, while the rear parcel will be approximately 13,600 square feet in area including the flag stnp to provide access to SW 121�Avenue. The effective (usable or buildable) area of the rear parcel will be approximately 11,600 square feet and the flag pole portion of the parcel will be approximately 2,000 square feet. In order to make way for the flag strip, an existing carport and shed will be removed from the existing dwelling. In addition, because there are several large trees that the applicants wish to preserve, an easement that is somewhat different from the flag stnp will be created and provided to the buyers of the rear parcel. This easement, as marked on the graphic exhibit accompanying the application, will avoid all trees while still meeting the basic requirement for driveway width. An existing driveway/curb cut on SW 121�`Avenue will continue to be used for direct, practical access to the rear parcel. A second existing driveway/curb cut will continue to be used for direct access to the existing garage for the existing dweiling on the front parcei. These two curb cuts are approximately 100 feet apart center to center, and approximately 70 feet befinreen nearest apron edges. A paved area between the two driveways/curb cuts that crosses the front yard setback area of the existing dwelling will be removed and replanted with lawn. Backaround The subject site is a parcel roughly trapezoidal in shape. It is 260 feet in length (east-west dimension) and 115 feet in width at the midpoint (north-south dimension). The site slopes very slightty from southeast to northwest. The existing parcel is not part of a recorded subdivision, but is generally in the midst of other developed subdivisions that have been platted over the years. It appears the subject property may have been part of a larger tract (Tax Lots 6600 through 7100) that has been steadily partitioned over the years. Some of these parcels, such as the subject parcel, may be large enough for further partitioning. The subject parcel has been developed with a single family dwelling for many years. The existing dwelling has been remodeled and added on to several times, creating a large rambling single level house that is larger than it appears. !n the 1960's, a swimming pool was constructed in the rear yard area. Reportedly, this pool was hand dug by two women who decided that a pool was needed for the home. A pool house exists directly adjacent to the pool on the north side. It is a "typically `60's" pool that may need some repair to bring it back to full usability. This pool will be part of the new rear lot to be created through the proposed Minor Land Partition. Access to the existing parcel is taken through two driveways/curb cuts on SW 121�` Avenue. The northetiy driveway provides direct access to the existing garage for the dwelling, while the southerly driveway provides access to the carport, one of several additions to the original dwelling. Over the years, a significant portion of the front yard area has been paved over to connect these two driveway areas. Sanitary sewer and water currently serve the site, as do all necessary and available utilities. The street, SW 1215t Avenue, is paved to full width with curb and gutter and has a sidewalk on the applicant's side of the street. The sidewalk is curb-tight, and there is no planting strip. The street is finished to ultimate line and grade. The site is just north of the signalized intersection of SW 121�`Avenue and Walnut Street. According to city information, the site is not within the established FEMA flood plain, and is a designated "C" zone. The topography of the site ranges from 100 on the southeast corner to 92 on the northwest comer. Proiect Description The applicants propose a Minor Land Partition of the existing parcel in order to create two parcels. The front parcel will retain the existing single family detached dwelling, while the rear parcel will retain the existing swimming pool as an accessory to the proposed duplex that will be constructed there, subject to further regulatory review and approval by the C�y. The front parcel will retain all but 15 feet of the existing frontage on SW 1215t Avenue, resulting in a frontage of approximately 155 feet. The rear parcel will have only 15 feet of frontage on SW 121�`Avenue, in the form of a flag strip that is parallel to and directly adjacent to the southerly property line. In order to avoid the need to remove any existing trees on the site in the area of this flag stnp, there will be an access easement that will be roughly parallel to the flag strip, but in a slightly different location that runs between the existing trees. The applicant has determined that the existing trees are too valuable to remove simply for the purpose of having the access driveway run purely over the flag strip. Cross easements for use of this access driveway wilt be prepared as part of the creation and sale of the rear parcel. The front parcel will be approximately 135 feet in length (east-west dimension) and appro�mately 125 feet in average width (north-south dimension). The rear parcel will be approximately 125 feet in length (east-west dimension) and approximately 87 feet in average width at the midpoint (north-south dimension). For the rear parcel, a possible building envelope with provide approximately 4,000 square feet for a footprint, unless the pool is removed. If the pool is removed, the building footpnnt will enlarge considerably. The applicants propose to either develop the rear parcel with a duplex, or sell the rear parcel to another party who will instead develop the duplex on the parcel. The current applicants will take the regulatory review and approval process through to completion in order that a duplex is approved and can be developed on the new rear parcel by any party. Comuliance with Tiqard Community Development Code As part of the process, the applicants conducted a Pre-Applica#ion Conference with city staff in order to obtain all of the required information and become fully aware of the requirements, standards, and criteria related to the proposed minor land partition. This Pre-Application Conference was held on October 8, 2002 with Brad Kilby, Senior Planner for the City of Tigard Community Development Department. A copy of the Pre-Application Conference summary notes is attached to this application. • Sec6on 18.510—Dimensional Requir+ements Comment.� The proposed partition leaves two parcels that will be 16,000+and 13,000+ square feet each in area, thus exceeding the minimum lot size allowed. Lot widths for both parcels will exceed the stated minimum for the R4.5 zoning district, and all required setbacks have been or will be met. Therefore, all requirements contained in this Section will be complied with. • Chapter 18.390—Narrafive Comment� The above narrative that provides Introduction, Background, and Project Descriptio� information contains a complete description of the existing and proposed elements of the proposed partition. The applicable approval criteria are addressed throughout this application and are cited in accvrdance with the format of the "Pre-Application Conference Notes" as prepared by Brad Kilby of city staff. Throughout the total application, it is noted where the proposal complies with the applicable criteria. • Secfions 18.390.040 — Impact Sfudy Comment: The proposed partition will be a Type II process. In accordance with Section 18.390.040.6.2.c., an "Impact Study" is required to "quantify the effect of the development on public facilities and services". The following are the issues within the Impact Study that are required to be addressed. ♦ Transportation system —The existing parcel has two driveway accesses onto SW 121�`Avenue, and those finro driveways will remain to provide separate access to the two parcels. There will be no new curb cuts. These driveways cannot be consolidated because they are at opposite ends of the property and the connection between them will be removed. This connection is a paved area within the front yard setback that will serve no purpose once the carport and shed are removed. In addition, the paved connection requires an immediate 90-degree turn from either driveway after entrance onto the site from SW 121�`Avenue to access the other property. In addition, because this paved connection is within the front yard setback, it reduces the amount of landscaping for the existing dwelling and adversely impacts the aesthetic values of the site. Southwest 1215t Avenue is fully developed in terms of paved width, including curb, gutter and curb-tight sidewalk. At the present time, it is not near capacity for traffic load, and is capable of carrying additional vehicles that would be generated by the proposed partition. At the present time, the existing dwelling generates approximately 10 vehicle trips per day. The new parcel, because it will be proposed for development as a duplex through a separate application, will generate approximately 20 vehicle trips per day. This additional vehicle Ioad should not adversely impact the ability of SW 121St Avenue to carry the burden. The proposed partition should have no adverse impact on local bikeways, although one does not exist on SW 121�Avenue. However, the street is such that bicycling is possible within the paved roadway or on the sidewalk. Development of a duplex on the new rear lot should create no significant additional demand for local bikeways. Access to the street will be taken over the paved access driveway from both units of the proposed duplex. ♦ Drainage system —Existing drainage from the existing dwelling is to SW 121 St Avenue. Although the site slopes very slightly from the southeast to the northwest, the slope is very slight and will not interfere with the opportunity to drain the new rear parcel to the street. ♦ Parks system —One additional parcel that will be developed as a duplex will not put significant additional burden on the existing parks system. A duplex can be expected to contain approximately five (5) persons, a number that will not result in an adverse impact on local park and recreation facilities and programs. ♦ Water system —Water is currently available to the existing site and dwelling, and can be easily extended to the new rear parcel to serve the proposed duplex. This will be residential service that will not create an undue hardship on the existing water system, or the provision of potable water by the provider. ♦ Sanitary sewer system—As with water, the site and existing dwelling are currently served with sanitary sewer service. Development of the new rear parcel will require residential service that will not create a significant demand on existing service such that the system will have to be enlarged to serve the proposed duplex on the new rear lot. ♦ Noise impacts—The creation of one additional residential lot in an area where the density is reiative low, and the development of a duplex on the new rear lot will create only slight additional amounts of residential type noise, primarily from personat vehicles. The occasional service truck (i.e., garbage disposal) will be one that makes a call at the duplex on its regular service run. Any noise resulting from the traffic on the access driveway will be mitigated, at least in part, by the landscaping along the property line and the low speed of the vehicles. All required elements of the Impact Study have been addressed, and no adverse impacts have been identified that might result from the proposed lot partition or the future development of a duplex on the rear parcel. Therefore, this criterion has been met. • Chapters 18.705 and 18.765—Access Comment: According to the Conference Notes,the minimum number of paved accesses will be one (1), which must be a minimum overall width of 15 feet with a minimum of 10 feet of paved width. The proposed partition is accomplished using a flag lot. The flag pole portion of the new rear lot is 15 feet in width and is oriented along the southerly property line. However, because there are several large#rees within the 15-foot flag stnp, a separate easement is included that will align the actual travel lane and utility corridor between the trees and outside the 15-foot flag strip. This way, no trees will need to be removed from the site. This 10-foot easement is identified on the proposed partition map. As part of the sale of the rear lot, a cross easement between the applicants and the buyers will be negotiated and recorded. This easement will protect the large mature trees and prevent their wholesaie removal from the site by the buyers of the rear parcel. The flag strip and easement will be served through the ewsting southerly driveway/curb cut. The carport and shed illustrated on the partition map will both be removed. The northerly driveway/curb cut will remain to serve the existing dwelling. The paved connection between the two driveways will be removed and the landscaping in the front yard setback area will be restored. All aspects of these two chapters have been satisfactorily addressed such that approval of the proposed partition can be given.. • Chapter 18.715—Residential Density Calculation Comment.� The net development area was calculated by staff at the Pre- Application Conference, but has been re-calculated here. There are no sensitive lands on the subject site that need to be accounted for, such as lands within the 100- year floodplain, slopes exceeding 25%, drainageways, and wetlands. Using the standard public right-of-way dedication that applies to all single family dwellings (including duplexes), 20% will be deducted from the gross site acreage. Finally, because there is an existing single family dwelling on the site that will remain, the minimum lot size for the R4.5 zoning district will be deducted. This amounts to 7,500 square feet. Essentially, the fo►mula is as follows: 1. 30,056 sf minus 20% (6,011 s� = 24,045 sf 2. subtract the minimum lot size in the R4.5 zoning district to account for the existing dwelling to remain (7,500 sfl, the result is 16,545 sf. 3. Therefore, the net development area is 16,545 sf. 4. Required density is the net development area divided by the minimum lot size of the R4.5 zoning district, or 16,545 = 7,500 = 2.21 units. 5. Because the required density is a fraction and less than 2.5 units, the required density is rounded down to 2.0 units. 6. However, under Section 18.715.020.C. of the Tigard Code, the minimum density is calculated by required density from 5. above by 80%. Therefore, minimum density if 2.0 x .80 = 1.6 units. 7. Because the result is a fraction greater than .5, the end result is a requirement of 2.0 units. The proposed lot partitioning will require that the new rear lot have at least 1.6 units, or because the fraction is greater than .5, the number is rounded up to 2.0 units. Hence, the future proposed application for a duplex on the new rear lot which is 13,600 square feet in gross area. • Section 18.730— Specia/Setbacks Comment: The partition has been planned to meet with all setbacks for existing structures that will comply with the requirements of this Section. This will include the 10-foot side yard setback for primary structures on flag lots. No new accessory structures will be constructed on either parcel that will exceed the 528 square foot limitation for parcels#hat are less than 2.5 acres in size. Therefore, this criterion has been met. • Section 18.730—Flag Lot Building Height Provisions Comment: The maximum height of 1'/z stones or 25 feet is the acknowledged standard. However, when an application for Conditional Use approval for a duplex on the rear parcel is submitted, it will include a request for an additional height allowance. • Chapter 18.745—Buffering and Screening Comment.� Because the proposed driveway is in an easement that is substantially different than the pole portion of the flag lot (see partition map), the 15-foot wide pole stnp will serve as the buffering and screening area. A deed restriction will be included for the new rear parcel that will not permit any development within this 15- foot pole portion in order that it might act as the buffering and screening area. Additional plantings within this 15-foot pole portion of the new rear parcel will be completed, if required. Thus, this criterion has been complied with. • Chapters 18.745, 18.765. and 18.705—Landscaping Comment: At the present time, there are no street trees along the frontage of the site. However, the applicants wish to have trees on the front part of the parcel, along with either a fence or a masonry wail. Some form of street tree planting will take place along the frontage of the front parcel, either inside or outside the fence or wall, but within the required six (6)feet of the right of way boundary. Because proposed landscaping will meet the requirements of these chapters, compliance is fu11 and complete. • Chapter 18.755—Recycling Comment According to Julia at Pride Disposal Service, the current dwelling is already being served and a new parcel there can also be served. At the time of actual site development, Pride Disposal Service will review the service conditions, which may include a requirement that containers be brought to curbside for direct service form the street. This criterion has been met. • Chapter 18.765 and 18.705—Parlcing Comment: The proposed development of the new rear parcel will comply with the stated requirements for single family development in the R4.5 district. The area will exist for the accommodation of the needed and required parking. Therefore, this chapter has been fully and satisfactorily addressed. • R 8 O 96-44— CWS Buffer Standards Comment: The required Certification from Clean Water Services (CWS) is included as part of the application package for the minor land partition. This Certification indicates that the site and the proposed development does not and will not have a negative impact on local resources, thereby assunng compliance with this crrterion. • Section 18.790.030.C— Tree Remova!P/an Requirements Commenf: There will be no trees on this site that will be removed to accommodate either the proposed partition, or the future planned development of a duplex on the new rear parcel. In fact, afthough the pole portion of the new rear parcel (which is a flag lot) includes several mature, large trees, a separate adjacent easement for access purposes has been created for the express purpose of saving the trees. Because no trees will be removed from this site, this Section does not apply. • Chapter 18.795— C/ear Vrsion Area Commenf: Access to both the existing dwelling on the front parcel and the future duplex on the new rear parcel will be through the use of existing driveway and curb cuts on SW 121�`Avenue. The clear vision area for these driveways has already been established and will not be adversely impacted by the proposed partition or the future development of the duplex on the new rear parcel. • Section 18.810.030.F—Futu� Str+eef Plan and Extension of Sfreets Comment: The flag lot will not require a future street plan nor the extension of any street. Although SW 122"d Avenue is near the rear southwesterly corner of the existing parcel, it is not contiguous and does not provide any opportunity for connection with that street. Because no future street plan can be developed as part of the proposed partition, this Section does not apply. • Section 18.810.060—Addrtional Lot Dimensiona/Requirements Comment: The frontage of the new rear lot will be 15 feet, which is the minimum frontage dimension permitted with a flag lot. Because there is the effort to save the mature, large trees on the site, the access to the new rear parcel has been "revised" to accommodate the real paved access in an adjacent easement. ln addition, the dimensions of both of the parcels that will result from this partition meet the requirement that the depth of the parcels shall not exceed 2'/z times the average width. Because the proposed parcel dimensions meet all requirements of this section, compliance is assured. • Section 18.810.090—Blocks Comment. This section does not apply because the proposed partition does not create any lots, blocks or other situations where the standards of this section might be applicable. Therefore, this Section does not apply. SummaN The information provided through this narrative, plus the Partition Map, illustrate that all required standards and criteria have been met for approval of the proposed Minor Land Partition. Following the approval of the partition, an application for Conditional use approval to allow a duplex on the new rear parcel will be submitted. Much of the information contained in this application package will continue to apply to the Condi#ional Use application for a duplex, and will be re-included in that particular application. Other information that may be more applicable to the Conditional use than the Minor Land Partition will be prepared and included in the future application. Because this application for a Minor Land Partition meets all of the requirements, s#andards and criteria, approval can be granted to the request. � Multnomah'I'ree Experts 8325 SW 42nd Ave. Portland OR 97219 (503)452-8160 Fax (503) 452-2921 3 April 2003 Robert Price 3935 NE 72"d Ave. Portland, OR 97213-5711 RE: 12345 SW 1215` Ave. Mr. Price: Enclosed is the report you requested. Please refer to the site plan that you supplied. The numbers coincide with the numbers in the report. I have added one tree- tree no. 35- due to a technicality of measuring, but the tree is of no consequence. Please revise your species and measurements to agree with my report. If you have questions, of course, call me and I'll find answers. in rely, �_ � , Peter R. Torres 12345 SW 12151 Ave Apri13, 2003 Arborist Report for 12345 SW 121 S` Ave., Tigard, Oregon This arborist report is made at the request of Mr. Robert Price, for the property located at 12345 SW 12151 Ave., Tigard, Oregon. This property will undergo a minor land paRition. In accordance with the City of Tigard Chapter 18.790.030, Tree Plan Requirement, this tree plan is submitted. There are thirty-five trees on this property (woody plants six inches or more in caliper size measured four feet above grade.) The trees are numbered here and on the site plan only, and not in the field. In the tree table below, the tree number, the species, and the caliper size in inches are noted. Tree status and protection zone are also noted. Trees smaller than twelve inches are exempt from any further tree plan requirements. The developer has the option of removing these trees or preserving them. There is no requirement to protect these exempt trees, nor to mitigate their removal. In addition, Tree No. 28, which has basal decay, is a hazard tree. This tree is also exempt from mitigation and can be removed without a permit(Chapter 18.790.050-D.2.) Exempt trees are noted in the Tree Table. There aze nine exempt trees. The remaining twenty-six trees are viable, and larger than twelve inches in caliper. The proposed improvements include a ten foot wide access and utility easement, demolition of the e�sting carport and shed, and construction of a forty by forty foot building between the existing pool and proposed Parcel 1. Many of the twenty-six subject trees are remote from the proposed improvements, and do not need any special protection measures. These aze the trees with"save" in the Status column, and "no precautions needed" in the Protection Zone column. Due to their proximity to construction or disturbance, certain subject trees will be protected with special measures. These have "protect" in the status column, and the particular protection plans are discussed separately. Six of the subject trees will not be protected in this Tree Plan. These can be removed by the developer if that decision is made. Twenty trees are being preserved out of twenty-six subject trees, which is a 77% retention rate. No mitigation is required for the removal of these six trees. Tree Table No. DBH Species Status Protection Zone 1 8 holly exempt 0 2 17 Douglas-fir save no precautions needed 3 7 shore pine exempt 0 4 8 shore pine exempt 0 Multnomah Tree Experts, Ltd. Page 1 of 5 12345 SW 12151 Ave April 3, 2003 5 13 shore pine save no precautions needed 6 17 Sitka spruce save no precautions needed 7 24 western red-cedar save no precautions needed 8 14/12/12/19 western red-cedar save no precautions needed 9 13 mt. ash save no precautions needed 10 20 bigleaf maple save no precautions needed 11 11 magnolia exempt 0 12 7 holly exempt 0 13 28 hemlock save no precautions needed 14 16 shore pine save no precautions needed 15 13 shore pine save no precautions needed 16 24 Sitka spruce save no precautions needed 17 13 cherry save no precautions needed 18 22/27/18/24 western red-cedar save no precautions needed 19 14 western red-cedar save no precautions needed 20 13 Oregon myrtle cut cut 21 21 hemlock protect see discussion 22 18 shore pine protect see discussion 23 17 English walnut cut cut 24 24/8 western red-cedar protect see discussion 25 14 western red-cedar protect see discussion 2( 7 hawthorn exempt 0 27 12 sweetgum cut cut 28 17 bigleaf maple hazard-exempt 0 29 17 bigleaf maple cut cut Multnomah Tree Experts, Ltd. Page 2 of 5 12345 SW 1215` Ave April 3, 2003 30 9 cypress exempt 0 31 19 hemlock cut 0 32 21 bigleaf maple protect see discussion 33 26 beech cut cut 34 16 bigleaf maple save no precautions needed 35 9 Japanese maple exempt 0 Discussion Tree No. 24 and No. 25 are growing on an elevated grade above the proposed access and utility easement. The root protection zone for these trees will be a radius of fifteen feet from the tree trunks. Tree No. 21 and No. 22 are also growing on an elevated grade. To prevent disturbance to these root systems, the root protection zones will be a radius of fifteen ft. Tree No. 32 is approximately fifteen ft. from the proposed lot line. To prevent disturbance to this root system, the root protection zone will be a radius of fifteen ft. These five subject trees with special protection needs will be protected with a construction fence placed at the edge of the root protection zone. All fencing will be installed before construction starts, and will be kept in place until construction is complete. Fences will be either 6 ft. high orange plastic, secured to 8 ft. metal posts in the ground, or 6 ft. high steel on concrete blocks. Within the root protection zones, none of the following will occur: 1. New buildings; 2. Grade change or cut and fill, during or after construction; 3. New impervious surfaces; 4. Utility or drainage field placement; 5. Staging or storage of materials and equipment during construction; and 6. Vehicle maneuvering areas during construction. For purposes of surveying, measuring, or sampling, the root protection zones may be entered by people only. Upon completion of said task, the fence will be closed. If the developer chooses to remove Tree No. 20, No. 33, or No. 26, the protection fences will have to be temporarily removed. However, no equipment other than a stump grinder will enter the protected zone, and this protected zone will be temporarily marked on the ground with paint. The trees will not be uprooted, nor will the stumps be dug out. Stumps can be ground below grade with a stump grinder. Multnomah Tree Experts, Ltd. Page 3 of 5 12345 SW 121s1 Ave April 3, 2003 Conclusion There are thirty-five trees. Nine of these are exempt from tree cutting permits, and twenty-six are subject to pernuts. Of the twenty-six subject trees, six can be removed without mitigation. Twenty trees will be preserved, and five of the preserved trees require special protection measures. The developer is not required to remove any trees whatsoever, if that is the decision. Any changes to this Tree Protection Plan must be approved by the City of Tigard before being implemented in the field. Scientific Names holly Ilex sp. Douglas-fir Pseudotsuga menziesii shore pine Pinus contorta beech Fagus grandifolia mt. ash Sorbus aucuparia hemlock Tsuga heterophylla Sika spruce Picea sitchensis western red-cedar Thuja plicata bigleaf maple Acer macrophyllum English walnut Juglans regia Leyland cypress xCupresocyparis leylandii Japanese maple Acer palmatum magnolia Magnolia sp. cherry Prunus sp. Oregon myrtle Umbellularia califorica hawthorn Crataegus sp. sweetgum Liquidambar styraciflua Multnomah Tree Experts, Ltd. Page 4 of 5 12345 SW 1215` Ave Apri13, 2003 Assumptions and Limiting Conditions Multnomah Tree Experts, Ltd. 8325 SW 42"� Ave. Portland, OR 97219 1. Any legal description provided to the consultant is assumed to be conect. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. 2. Care has been taken to obtain all information from reliable sources. All data have been verified insofar as possible; however, the consultant can neither guarantee nor be responsible for the accuracy of information provided by others. 3. The consultant shall not be required to give testimony or attend court by reason of this report unless subsequent contractual arrangements are made, including payments of an additional fee for such services. 4. Unless required by law otherwise, possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person or entity to whom it is addressed, without the prior e�cpressed written or verbal consent of the consultant. 5. This report and any values expressed herein represent the opinion of the consultant, and the consultant's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. 6. Sketches, drawings and photographs in this report, being intended as visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by architects, engineers, or other consultants on any sketches, drawings or photographs is for the express purpose of coordination and ease of reference only. Inclusions of said information on any drawings or other documents do not constitute a representation by the consulting arborist, or by Multnomah Tree Experts, Ltd., as to the sufficiency or accuracy of said information. 7. Unless expressed otherwise, information covered in this report covers only those items that were examined and reflects the condition of those items at the time of inspection. The inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring, unless otherwise stated. 8. There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. 9. Loss or alteration of any part of this report invalidates the entire report. 10. Production of a site plan, and the construction and enforcement of tree protection measures, are not included in this contract. ��C,��ul C'uns�,��'o � �ry � i`�' 1 !^/ � '�' �: Peter Torres, M.F. �+ ` ��,u�� r� N � CCB:89108�.�� 1� �t' e� borist PN 0650 ASCA Reg. 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LEGEND �� 58. =o � '� $ �'�;;��- • = FOUND 5/8" IRON ROD SITE PLAN 24 � � �` � ' O = FOUND IRON PIPE AS NOTED i G�� N°I�+ l/ M j� = CONTROL POINT fOR MR. HARRY BROWN —�--�--�-- d~ � --- -- � � '% : ( — x� = FENCE IN THE N.W. 1 4, SECTION 3, T2S, R1W, W.M. f�T /i " , ,i'��!' � � ---f� SP!t�'�e 7��TJ��_ . . : � � , -a--� 1�� = ASPHA�T CITY OF TIGARO � ' f f /� C'?7 n . , � a CATCH BqSIN WASHINGTON COUNTY, OREGON _� T�' P � C v'��u`�a ---------- __�___ " � � = CABLE ETV PEDESTAL SCALE 1" = 20' FEB i 8, 2003 � g� 1� ��n2 $�� ,�� ' 1 W � = TRANSFORMER --- --zi--�-�------------- _ � t^y 1 � p � TELEPHONE PEDESTAL -----, ---�_ �yr ---�rot:__...�3r�_ __C�u��4-- _ I � ( •o.. = POWER POLE �---��' �rlj��S f��vC< Sr'4�q " z 1 � = OVERHEAD POWER LINE 2o t5 to 5 o io 20 ao -- _._._ - ---- i -ra- = P.G.E. UNE 7. 3��; Ge�a.�__ oZY�� CU�C - � � � � = P.G.E. PEOESTAL - ------ ---- � � I •- -ur..- = C.A.T.V. LINE CONTROL POINT — �--'b,�---- -��----tY_-1�_�.�-t� . v = P.G.E. METER ' �-�-�- I _. _ __ � �j � = MAILBOX " ' POINT DESCRlPTION ELEVATION --"— � ----- v = WATER METER -- --- —r+s— = GAS IINE � PK NAIL 100.00 ��' � __ » �.. ___ ---� _ ' 0 - GRAVEL .�i�+f�' y� c = GAS METER - .--- 3 � 111 SPIKE 90.60 /6 ----- - - -- - � - WATER VALVE 346 SPIKE 98.10 � i __�3�!yt,�j`�,� " � ' � = fIR 443 SPIKE 95.42 _-� �P�' ,. a�� - -- i-<. I � = FIRE HYORANT ELEVATIONS BASED ON AN ASSUMED ELEVATION �� { �'I ' ��' II� Muy ��dkj �1N _� � � Q = SANITARY MANHOIE AT CONTROL POINT N0. L � - - -Y_.___L — s— = SANI7ARY LINE —��. /� bol��( •-7/� y - �-J � d� L-- ----- . = MAPLE ELEVATION = 100.00 � .L3 `.1G` �r � �� ----._. —vn�— = VERIZON L1NE -- �-nt-�_ --� �_�wl.�k��, _ _ __ - - / _ __. � ��._ ---r°- ___(_� P�nP �eh?or_ �o = CEDAR • l� �)t� I.3 _./l „ _ !_____ _ 3p e = CHERRY REGISTERED � � �IfE PROFESSIONAL DCVCLOP�IIL=I�I� � � s .�R = PINE ANO SUR YOR comz�uci�on �`�R I�Y Sctk� S�r u�7 r� /�_---- o - = DECIDUOUS � t� � -- - �� v�ce�, inc. � /r __l� ��' �_-�: _ -- _--- � _ �ECK OREGON HI19S80R0!OREGONiJ�123 (503) 648-4959 �/�� _ �� g� 3 HOLLY �,�Y,a�0,9 a a a��,��/ _ JOHN M1856TERSON -- /�� -�i7 t-��--�`-'12-L,�� - •--------_r.__ _ �� _ G`r ly wu�---- . 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"'": ':.1.:.'•.1RMleAM11 � � 723�5 SW 127ST STREET � BRpWN PROPERTY MINOR PAFiT1Tl4N ��,�c„�,��:.",:�.,<: ' � �. ��os� __.._...._..._ .._..----_.. _._.._._._..._ , �.,,�..a,.,..� . ,.. ;....._.,._._.. - � .:4 or ^I.4-!.^ �JF'/�lk�V 5�1�RR.S . . __...... ..___. ........ 6750 fwNn S:�o:t.5.��H.Lted.Ofl g::3 . CITY OF TIGARD PRE—APPLICATION CONFERENCE NOTES �a�°�ry��p�°n� SFurping�7 BetterCommuniiy (Pre-Application Meeting Notes are Yalid for Siz (6) Months) RESIDENTIAL F... . _ . . ....._ .-:_ -.-..... .:..._._..� f�FEP Iv1G 0� O 02 �fFl�TFi�lFP: II1C C�P. APPUCANT: u�c�RU ��n,�,,l AGENT: SAt�►E Phone: �se3) ��- �7s� Phone: � ) PROPERTY LOCATION: ADDRESS/GENERAL LOfATION: ��" `- `' ' � � ' °i - ��345 S1�1 1a-l� r TAX MAP(S)lLOT #(S): `a5 I a 3�6 8(D(fl d0 NECESSARYAPPLICATIONS: (�',�, � p��n �Fl irr►r�ul _0,1��c�C�ol �F ��r+�� ar� _ � 1�x PROPOSAL DESCRIPTI�N: proonsF� �c� (3��v�c�e .�r� PGRES 1 n��o 3 ��nn 1�e=�'a�l..T Ir��'s COMPREHENSIVE PLAN MAP DESIGNATION: � flE�ts,z�. .�,flE,.�-r;�,_ ZONING MAP DESIGNATION: Q �.S CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: CC��t��- IONIN6 OISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Secdon 18. S�O ] MINIMUM LOT SIZE:'1�500 sq. ft. Average Min. lot width: `'� ft. Max. building height: � ft. S�tbacks: Front a� ft. Side�_ft. Rear�S_ft. Corner i 5 ft. from street. MAXIMUM SITE COVERAGE: -- % Minimum landscaped or natural vegetation area: —� %. GARAGES:��ft. ❑ NEI6HBORNOOD MEETIN6 [Refer to the Neigh6orhood Meedn andoutl THE APPLICANT SHALL NOTIFY ALL PROPERTY WNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AN HE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) week etween the mailing date and the meeting date is required. Please review the Land Use Notif ation handout conceming site posting and the meeting notice. Meetin is to be held rior to bmittin our a lication or the a lication will not be accepted. * NOTE: In order to also pr minarily address building code standards, a meeting with a Plans Examiner is enco aged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residen6al AppGcatiaJPl�ning Division Section [�NARRATIVE [Refer to Cede Chapt�r 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failu�e to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. �IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transpo�tation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either speafically concur with the dedication requirement, or provide evidence which suppo�ts the conclusion that the real properly dedication requirement is not roughly proportional to the projected impacts of the development. [�ACCESS [Refer te Chapters 18.105 and 18.765) , Minimum number of accesses: 1 Minimum access width: I� Minimum pavement width: 10 ❑ WALKWAY REQUIREMENTS [Refer to Code C pter 18.7051 Within all ATTACHED HOUSING cept finro-family dwellings) and multi-family developments, each residential dwelling SHALL BE ONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SP AND RECREATION FACILITIES. [�RESIDENTIAL DENSITY CALCUlAT10N [Refer to Code Chapter 18.7151-SEE IXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas includin4: 3d,�3a -�°� ➢ Land within the 100-year floodplain; — rt 56p �0`' �"`��"^�. �`o"St ➢ Slopes exceeding 25%; (g��ay ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. M�X - �... Public right-of-way dedication: rn. _ � ➢ Single-family allocate 20% of gross acres for public facilities; or "^ ' ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. E){AMPLE OF RESIOENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANOS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6.534 sq.ft. (15%�for public right-of-way NET: 34,848 square feet NET: 37,026 square feet - 3.050(minimum lot area) - 3,050(minimum lot area) = nits er cre = . mta er cre *iUe De�elepmeut Code reuuires t�at t�e aet site��ea adst for Ihe aau wliole dwelling enit NO BOOIIDIN6 OP 15 PERMIITEU. �Nfiaimum Prelect Oensidl is BOX�f ine m�mum allewed deasi(y.TO BETEBMINE THIS STANOARO,MtlLT1PLY TNE MIWMUM NUMBES OF UNITS BY.S. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential AppicatioNPlanning Oivision Section �PECIAL SEiBACKS [Refer te Code Secdon 18.7301 ➢ STREETS: feet from the centerline of ➢ FLAG L�T: A TEN (10)-FOOT SIDE YARD SETBACK appiies to ail primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. � ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'seWacK requirements.l [�FlA6 LOT BUILDIN6 NEI6NT PROYISIONS [Refer to Code Chapter 18]301 MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/z stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. �BUFFERIM6 AND SCREENIN6 [Refer to Cod�Chapt�r 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may onlv be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: , Buffer Level -- along north boundary. Buffer Level �' along east boundary. Buffer Level �' along qer#rboundary. Buffer Level — along east boundary. �oG-n IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: �IANUSCAPIN6 [Refer to Code Chapters 18.745,18.765 and 18J051 STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apa�t depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. �CYCLIN6 [Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two {2) driveways within a parking Iot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential AppGca6oNPlannirg Divisan Section [�PARKING [Refcr to Cod�Chapters 18J65 a 18J051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. —�' ➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and One �1; space per unit less than 500 square feet. ➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All paeking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS [Refer to Cod�Secboo 18.7651 BICYCLE RACKS are required F MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks s be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIYE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LAN WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS W IN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, N SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will atte t to preliminary identify sensitive lands areas at the p�e- application conference based on av ' able information. HOWEVER, the responsibility to precisely identif sensitive land areas and eir boundaries is the res onsibili of the a licant. Areas meetin the definitions of sensif e lands must be clearl indicated on lans submitted with the development application. Chapter 18.775 also provid regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL D ELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ? ❑ STEEP SLOPES [Refer to Code Secdon 18.715.O10.C1 • When STEEP SLOPES exist, prior 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 6e based upon field exploration and investigation and shafl include specific recommendations for achieving the requirements of Section 18.775.080.C. �CLEANWAT�R SERYICES[CWSI BUFFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 3l LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall presenre and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential AppficatioNPlanning oivision section TABLE 3.1 VE6ETATED CORRIDOR WIDTHS SOURCE: CWS DES16N AND CONSTRUCTIOM STANDAROS MANUAURESOLUTION a ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE • Streams with intermitte�t flow draining: <25% ► 10 to <50 acres 15 feet � >50 to <100 acres 25 feet ♦ Existing or created wetla�ds <0.5 acre 25 feet ♦ Existing or created wetlands >0.5 acre <25% 50 feet ♦ Rivers, streams, and springs with year-round flow ♦ Streams with intermittent flow draining >100 acres ♦ Natural lakes and onds ♦ Streams with intermittent flow draining: >25% 30 feet 1 10 to <50 acres � >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting ♦ Streams with intermittent flow draining >100 acres point to the top of ravine(break in ♦ Natural lakes and ponds <25%slope), add 35 feet past the top of ravine3 Starting point for measu�ement = edge of the defined channel (bankful flow) for streams/rivers, delineated wedand boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever otfers greatest resource protecGon. Intermittent springs, located a minimum of 15 feet within the rivedsUeam or wetland vegetated cortidor,shall not serve as a starting point for measurement. �l/egetated cortidor averaging or reduc6on is allowed only when the vegetated cortidor is ce�tified to be in a marginal or degraded condition. 3The vegetated comdor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated coRidor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirrtu slope stabifity shall be maintained with the reduced setbadc from the top of ravine. Restrictions in the Veqetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated co�ridor shall be contained in a separate tract, and sha11 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 applications, the applicant must obtain a CWS Service Provide� Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SI6NS [Refer to Code Chapter 18.78 l SIGN PERMITS MUST BE TAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for gn Permits" handout is available upon request. Additional sign area or height beyond Code st dards may be permitted if the sign proposal is reviewed as part of a development review a lication. Alternatively, a Sign Code Exception application may be filed for Directo�'s review. �TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Secbon 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. CITY OF TIGARD Pre-Application Conference Notes . Page 5 of 9 Ftesidenfial Applica�onlPlanning Division 5ection THE TREE PLAN SHALL INCLUDE the foliowing: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: . Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; . Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; . Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; . Retainage of 75% or greater of existing trees over 12 inches in calipe� requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. [�MITI6ATION [Refer to Code Section 18.190.060.E1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or woutd not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: . The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. �CLEAR VISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential AppGcation/Planning Oivisan Section [�FUTtlRE STREET PLAN AND EI(TEMSION OF STREEiS [Refer to Code Secdon 18.i10.030.FJ A FUTURE STREET PLAN sha11: ➢ Be filed by the applican# in conjunction with an application for a subdivision or pa�tition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. �ADDRIONAL LOT DIMENSIONAL REQUIREMENTS [Reter to Code Secbon 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. [�BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHIIPTERS � 18.330�co�amo�►ai u�� $.6ZO(Tgard Triargle Design 5fandards) �18.765(ortstreet Par�ir�oading Require�nents) _ �H.�O(Diredors Interpnetation) �S.63O(Washington Square Regbnal Center) ? �8.775(Sensitive lznds Review) _ 18.350(P�anned oeve�opmenq � 18.705(Access�yress��irou�ation) _ 18.780(sgns) _ 18.360{site�eveb�nent Review) �5.7�O(Accessory Residential UniCs) 18.785{remporary use Pemiits) _ 18.370(variances�Adjustments) �18.715(�ens'�ty Computations) �18.790(7ree Removaq _ 18.380{zonin9 Maarexc Ameridr��s� 'I H.7ZO(Design Compatibi�ity 5tandards) �L 18.795�v��i c��,4►�� 18.385�n��P�� +�18.725(Env�onmeom�Pertorr�rxe standa�ds) 18.798(w�re�ess cornn�n�cation Fadities) �18.390{�easan neakiny Procedu�esnmpact swdy) 18.730(ExoePeons To oeve�nent standards) �')S.H')O(Street 8 UtlGty Improvement Standards) 18.410��oc u�na�m,�,�� 18.740(Hisroric oveday) - �18.420��a Pa�) 18.742�rio�oc«,�a�,Pe�� 18.434�s��a�� _L� 18.745(�andsca�ing�s«een�y standards) �18.510(Residentia�zonirx��istricts) 18.750(Manutactured�r�tob�Home Reyu�ations) _ 18.520(c«�r►�e�al zor,my oisvic�) ✓�18.755(Mixed so6a wascelRecyding storage) - 18.530�i�a�i z«,�,y o�t�� 18.760�N«,o�,ro��srt��«,�y CIN OF TIGARD Pre-Appl'�cation Conferenoe Notes Page 7 of 9 Residential nvqicaioNPlanning oivisan section ADUI110NAL CONCERNS OR COMMENTS: �_ 10EQu;R� m:nna A.�p 1"Cnt;Y�� — E,cp(-` � DEC�c'�lir� C—Cv _� G S A�T .f1 APP ic�,f�;ioaJ �Ar gE� IJ �EFm�� C'r,n,P�F_'TE 'J� Rca��(�CS C(JS SER�IiC�: PRaui�C.2. 1_E'�tER �o'��S'8(a1� l�IE�D� gERG l � ��Tc.E, Si 1t`�jQL., ('P.�3 c»�'P�CJ 'Yf10f1� c� GerT�F'1�{5 A�f�tSR�cT . —T 1 / ^ 1 (�,1 I�QlI�'��u �PG e� d\L°r l D 1(�. (v�. �� PQ"i �,�x� l)1'f `7l� ��T►c4�'�6�f1 S1PG U+^� tOr �r�ecc O�ie;- I� ��._ �) !lg�l �1i'Z��PsS' O(�[�.'��e.+� `�.c'�n " lS•l G�e f` r��nP-� �.� go�:�r�� P�.�:�on� "ro F'��F� l�o-r REGS' � SG��eC��•nc (�Pr3��r�e Qlnr,� �'S��J�� PROCEUURE / rl Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMIiTAI PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: A�plications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8'/z" x 11" map of a proposed project should be submitted for attachment to the staff re�ort or administrative decision. Aaplication with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 ResidenUal AppGca6onlPlanniny Divisia,secfion The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the P�anning staff are issued seven (7) days prior to the public hearing A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard N�e,��s 0�:�� . A basic flow chart which illustrates the review process is avail ble from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prio�to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBOIVISION PLAT NAME RESERYATIOM [COUnty Surveyor's�ffice: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are re uired to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDIN6 PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the Cit 's olic is to a I those s stem development credits to the first building permit issued in the development (UNLE S OTHER ISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). e con erence an no es canno cover a o e requiremen s an aspec s re a e o site planning that should ap ply to the development of your site plan. Failure of the staff to provide information required b the Gode shall not constitute a waiver of the applicable standards or requirements. It is recommended tha�a pros�pective applicant either obtain and read tt�e Community Development Code or ask any questions of Cit staff�relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: �Q�� k.�eu UT1f OF TIGARD PIANNING DIVISION - STAfF PERSON HOLDING PRE-APP. MEETING PHONE: (503) 639-41]I FAX: (503)'684-1291 E-MAII: (safl's 6rxc name)p�ci.tiga�d.o�.us T1TLE18(CITY OF TIGARD'S fOMMUNITY DEYELOPMENT CODE)INTERNETMORESS: WWW.CI.dgBt'd.O�.US H:lpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Resieensal AppficaionlPlanning oivisan sec6a, CITY OF TIGARD LAND USE APPLICATION CHECKLIST Please read this form carefully in conjunction with the notes provided to vou 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 reviewing all of the information provided to you, please contact the staff person named below at the City of Tigard Planning Division, 503-639�4171. Staff: ]>Rao I<L� . Date:��S,�Q�. 1. BASIC INFORMATION Please refer to the"Land use applications basic submittal requirements"checklist for the basic submittal requirements. 2. SPECIAL STUDIES AND REPORTS Because of the nature of your project andlor the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES WILL BE REQUIRED. These studies must be prepared by certified professionals with experience in the appropriate field: � Arborist Report/Tree Assessment ❑ Local St�eets Traffic Study ❑ Wetlands/Stream Corridor�elineation and Report � Habitat Area Evaluation ❑ Geotechnical Repo�t � Geotechnica,l Repo�t must address liquefaction potential and soil bearing capacity ❑ Other 3. PREPARING PLANS AND MAPS P1ans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a north arrow, legend and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that atlows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an architectural scale. One copy of each plan must be submitted in photo-ready 8% x 11 format_ THE FOLLOWING IS A LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the information �equested because you feel it is not applicable, please indicate this and provide a brief explanation). � Vicinity Map � Showi�g the location of the site in relation to: ♦ Adjacent properties ❑ ♦ Surrounding street system including nearby intersections ❑ ♦ Pedestrian ways and bikeways ❑ ♦ Transit stops ❑ • Utitity access ❑ City of Tigard Land Use Application Checklist Page 1 of 4 h_lpattylmasierslchecklist.doc (UPDATED: 26-Ju�-02) ;� Existing Conditions Map � Parcel boundaries,dimensions and gross area ❑ � Contour lines(2'intervals for 0-'!0%slopes or 5'for slopes>10%) ❑ � Drainage pattems and courses on the site and on adjacent lands ❑ � Potential natural hazard areas i�cluding: • Floodplain areas ❑ ♦ Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑ • Slopes"in excess of 25% ❑ • Unstable ground ❑ • Areas with severe soi!erosion potential ❑ ♦ Areas having severely weak foundation soils ❑ ♦ Locations of resource areas including: • Wildlife habitat areas identified in the Comprehensive Plan ❑ • Wetlands ❑ � Othe�site featu�es: ♦ Rock outcroppings ❑ ♦ Trees with >6"caliper measured 4'from ground level ❑ � Location and type of noise sources ❑ � Locations of existing structures and their uses ❑ � Locations of existing utilities and easements ❑ � Locations of existing dedicated right-of-ways ❑ � Locations of driveways on adjacent properties and across the street ❑ Subdivision Preliminary Plat Map � The proposed name of the subdivision ❑ � Vicinity map showing property's relationship to a�terial and collector streets ❑ � Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer(as app�icab�e) ❑ � Scale, north arrow and date ❑ � Boundary lines of tract to be subdivided � Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑ � Contour lines related to a City-established benchmark at 2'intervals for 0-10°/a grades and 5'intervals for grades greater than 10% ❑ � The purpose,location, type and size of all of the following(within and adjacent to the proposed subdivision): ♦ Public and private right-of-ways and easements ❑ ♦ Public and private sanitary and storm sewer lines ❑ ♦ Domestic water mains including fire hydrants ❑ ♦ Major power telephone transmission lines (50,000 volts or greater) ❑ • Watercourses ❑ • Oeed�eservations for parks, open spaces, pathways and other land encumbrances ❑ ♦ The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑ • The location of all structures and the present uses of the structures,and a statement of which structures are to remain after platting ❑ � Supplemental information including: ♦ Proposed deed restrictions (if any) ❑ ♦ A proposed plan for provision of subdivision improvements ❑ � Existing natural features including rock outcroppings,wetlands and marsh areas � The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for purposes other than residential, it shall be indicated upon such tots ❑ � If any of the foregoing info�mation cannot practicably be shown on the preliminary plat,it shall be incorporated into a narrative and submitted with the application materials ❑ City of Tigard Land Use Application Checklist Page 2 of 4 h:lpattylmasterslchecklist.doc (UP�ATEO: 26-Jun-02) � Preliminary Partition/Lot Line Adjustment Plan � The owner of the subject parcel � � The owner's authorized agent � � The map scale, north arrow and date � � Proposed property lines � � Description of parcel location and boundaries ❑ � Contour lines{2'intervals for slopes 0-10%or 5'for slopes>10°/a) ❑ � Location,width and names of streets, easements and other public ways within and adjacent to the pa�cel ❑ � Locatio�of all permanent buildings on and within 25'of all property lines ❑ � tocation and width of all wate�courses (] � Location of any trees with 6°or greater caliper at 4'above ground level � � AI1 slopes greater than 25% � � Location of existing and proposed utilities and utility easements ❑ � Any applicable deed restrictions � � Evidence that land partition will not preclude e�cient futu�e land division where applicable ❑ � Future street extension plan showing existing and potential street connections ❑ Site Development Plan � The proposed site and surrounding properties ❑ � Contour line intervals ❑ � The locations, dimensions and proposed names of the following: ♦ Existing and platted streets and other public ways ❑ ♦ Easements on the site and on adjoining properties ❑ ♦ Proposed streets or other public ways and easements on the site ❑ • Alternative routes of dead-end or p�oposed streets that require future extensions ❑ � The locations and dimensions of the following: ♦ Entrances and exits on the site � • Pa�king and circulation areas ❑ • Loading and service areas ❑ • Pedestrian and bicycle circulation ❑ • Outdoor common areas � • Above ground utilities � ♦ Trash and recyclable material areas ❑ � The locations, dimensions and setback distances of the foHowing: � Existing permanent structures, improvements, utilities and easements which are located on the site and on adjacent property within 25'of the site ❑ ♦ Proposed structures, improvements, utilities and easements on the site ❑ ♦ Sanitary sewer facilities ❑ ♦ Existing or proposed sewer reimbursement agreements ❑ • Storm drainage facilities a�d analysis of downstream conditions ❑ � Locations and type(s)of outdoor lighting considering crime prevention techniques ❑ � The locations of the following: ♦ All a�eas to be landscaped � • Mailboxes ❑ • Structures and their orientation � City of Tigard Land Use Applica6on Checklist Page 3 of 4 h:lpattylmasterslchedclist.doc (UPDATED: 26-Jun-02) �C Landscape Plan � Location of trees to be removed ❑ � Location, size and species of existing plant materials ❑ � General location, size and species of proposed plan materials ❑ � Landscape narrative that addresses: ♦ Soil conditions and how plant selections were derived for them ❑ ♦ Plans fo�soil treatment such as stockpiling the top soil ❑ ♦ Erosion co�trol measures that will be used ❑ � Location and description of the irrigation system where applicable ❑ � Location and size of fences, buffer areas and screening ❑ � Location of tenaces,decks, shelters, play areas, and common open spaces ❑ Public Improvements/Streets Plan � Proposed�ight-of-way locations and widths ❑ � A scaled cross-sectio�of all proposed streets plus any reserve strips ❑ � Approximate centerline profiles showing the finished grade of all streets including street extensions for a reasonable distance beyond the limits of the proposed subdivision ❑ Grading/Erosion Control Plan � The locations and extent to which grading will take place ❑ � Existing and proposed contour lines ❑ � Slope�atios ❑ Utilities Plan � Approximate plan and profiles of proposed sanitary a�d storm sewers with grades and pipe sizes indicated on the plans ❑ � Plan of the proposed water distribution system,showing pipe sizes and the locations of valves and meter sizes ❑ � Fire hydrants(existing and proposed) ❑ � Proposed fire protection system ❑ Preliminary Storm Drainage Plan � The location of all areas subject to inundation or storm water overflow ❑ � Location,width and direction of flow of all water courses and drainageways ❑ � Location and estimated size of proposed storm drainage lines ❑ � Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑ Tree Preservation/Mitigation Plan � Identification of the location, size and species of all existing trees ❑ � Program to save existing trees or mitigate tree removal (Section 18.790.030) ❑ � A protection program defining standards and methods to be used during and after construction ❑ Architectural Drawings � Floor plans indicating the square footage of all structures and their proposed use ❑ � Elevatio�drawings for each elevation of the structure ❑ Sig� Drawings � Specify proposed location, size and height ❑ City of Tigard Land Use Application Checklist Page 4 of 4 h:�pattyUnasters\checklist.doc (UPDATED: 26-.1un-02) PRE-APPLICATION CONFERENCE NOTES : : ➢ EHGINEERING SECTION \ CltyOimmge�Ofeg�tl Development Shaping A Better Communit PUBLIC FACILITIES Tax Map[Sl: 2S103BB Tax loasl: 6600 Use i�lpe: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.} For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: � SW 121 st Avenue to 35 feet from centerline ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: � Partial street improvements will be necessary along SW 121st Avenue, to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk � street trees planted behind the sidewalk, spaced per TDC standards. ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Ilpplicatl�n C�meronce N�tes Page 1 ef 6 EII�III��„p��qttr��tE�etl�� • , � Other: Consolid� �ccess points to one common aqpr :h. Existing driveway aprons will have to be removed and replaced with new curb and sidewairc. ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities CITY OF TI6ARD Pre-Appllcatl�n Canference Motes Page 2 ef 6 EAltaeerl��Y�p�rUn�nt S�cUon � . ❑ -foot concr sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) �2.) Overhead Utility Lines: ❑ Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in 121st Avenue. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to extend new laterals to the new parcels.. Water Supplv: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for CITY OF TI6ARD Pre-Appllcatlon C�Meronce N�tes Page 3�f i �,�i...h.�ur.r�...�a.�n.. • information regarding the quacy of circulation systems, th� eed for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. The applicant must show how they will drain the proposed new parcels. They must show how the rain drains will be piped to an approved drainage system (pipe, ditch, etc). Storm Water Qualitv: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new impervious surFaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. � Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. The applicant asked in their letter about possible access to 122nd Avenue. That roadway is only partially improved and the existing ROW does not reach this property. Un/ess the applicant could obtain the necessary ROW and construct the appropriate street improvements, access to that street wou/d not be permitted.. TRAFFIC IMPACT FEES CITY OF TI6ARD Pre-Applicatlon Ca�erence Notes Page 4 ef 6 Figlneering Daput�eot Sectlon � In:1990, Washington Count �opted a county-wide Traffic Impa 'ee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development basea on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of building permit issuance. In limited circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than $5,000.00. Pay TIF for new homes. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. The Permittee will also be required to post a perFormance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perForm the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Diuision. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. C1i1f OF TI6ARD Pre-Appllcatl�n C�nlerence NKes Page 5�f 6 ��.•.NU�.r�rtw..t seen.. , • . Building Permit (BUf This permit covers only the consti on of the building and is issued after, or concurrently w�th, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: . \� `o e �z- ENGI ING DEPARTM T STAFF ATE Phone: [5031639-4111 Fax: [503I6240152 i\eng\brianr�templates�preap notes-eng.dot Revised: March 21,2002 CITY OF T16ARD Pro-Applica�an Co�erence Notes Page 6 of 6 Englneering Departmeat Sectlos , PRE-APPLICATION ' � CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX.• (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: a r✓v C � l'v u.rrt Address: ��,�� S, kJ, � Phone:so3-590/7,59 Case No.: r ��OZ -2�OcK�f City: � � Zip: 97�� 3 Receipt No.: ��a��-- � �J�'`�7 Application Accepted By: �G Contact Person: �Q rr . � -�yoc�s, Phone:-SV3 590/759 �1�� /�Z Date: ( Property OwnerlDeed Holder(s): ��r rv � � �ro rti,-. _ ' c� � DATE OF PRE-APP.: �6 � O�a � So�II� /�� ro.=��, TIME OF PRE-APP.: 4,�CI� • —� Address: Io?/�S S.W��hn �� Phone:.�0359U/759 PRE-APP. HELD WITH: i� Clty: / '!j� Zlp: j 7��3 Rev.7/1l2002 i:lcurpin\masters\revisedlPre-AppRequest.doc PropertyAddress/Location(s): /�3� Sw /�/� 1 �ga� G� ��0��.3 REQUIRED SUBMITTAL ELEMENTS �—' (Note: applications will not be accepted without the required submittal elements) rax nnaP &rax �ot#(5�: � S 1 0 3 13 r3 D�b a o Zoning: �– 4•5 � Pre-Application Conf. Request Form 2 COPIES EACH OF THE FOLLOWING: Site Size: • �9 /4�res - 30, 0 3o sF [Y Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a � Site Plan. The site plan must show the minimum of one (1) week prior to officially schedulinq a proposed lots and/or building layouts pre-aqplication conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornin4s. Pre-application conferences are 0' The Proposed Uses. one (1) hour lonq and are typically held between the hours of � Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must 8:00-4:OOIMONDAY-FRIDAY. attach a copy of the letter and proof in the form of an affidavit of mailing, that IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code). 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